Brighton and Hove · England
Sand Mastic in Kemptown
Sand mastic in Kemptown from a team with over 20 years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- A silicone bead on a sash window that spoils the look
- Mastic round period door frames that has failed
- Open joints round the window box
What affects the cost of sand mastic
Some jobs are bigger than they look, and some smaller. The main factors:
- The number and length of the joints
- When we can work, for business premises
- How many rooms, windows or areas are involved
- Access and height
A failed joint rarely gets cheaper to fix by waiting, because water and mould keep working on it. If you’re unsure, ring 0345 464 0079 or drop us an email for an honest opinion and a quote.
What to tell us for a quote
To make quoting easier, let us know:
- If someone has resealed it before
- The address or postcode of the job
- Access, such as stairs, a lift or height
- Whether it’s a home or a business
The more we know about the job, the more useful the quote. Let us know the location, the problem and roughly how many joints, and add photos by email if you can.
Sand mastic in Kemptown, done properly
Fresh sand mastic forms a skin quite soon but full hardening takes longer. Traditionally, sand mastic is left unpainted, so ask us before you decorate. We work on stone surrounds, tenement windows and timber door frames, and common reasons people get in touch are wind and rain getting in round a sash window and gaps round a timber door in stone or brick.
Around Kemptown, conservatories, garden rooms and patio doors are often part of the house. Those joints need the same attention as the main windows, and any older timber or sash windows need a sealant that suits them.
All of our work is guaranteed for twelve months, in Kemptown and everywhere else we cover.
- Location
- Kemptown (BN2)
- Region
- Brighton and Hove
- Guarantee
- A year, on every job
- Quote
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Frames and glazing around Kemptown
Kemptown is close to the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. The South East is one of the drier parts of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
Homes close to St George's Church include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Kemptown is about 1 mile south-east of Brighton, in Brighton and Hove. Whether you’re in the middle of Kemptown or further out, sand mastic is available for homes and businesses alike. We cover 30 towns and villages across Brighton and Hove, from the larger towns to small villages.
All of BN2 is within our area for sand mastic, from the main roads to the quietest streets. Local streets include Abbey Road, Manor Road and Eastern Road. If you’re just outside Kemptown, we cover Whitehawk (1 mile north-east), Carlton Hill (1 mile north-west), Hanover (1 mile north-west), Brighton (1 mile north-west) and West Hill (2 miles north-west). We also work in nearby towns such as Brighton and Hove (3 miles north-west), Hove (3 miles west), Aldrington (3 miles west), Withdean (3 miles north-west), Hangleton (4 miles north-west) and Patcham (4 miles north-west). As one of the bigger places in Brighton and Hove, Kemptown has every kind of property, from flats to offices.
What’s near Kemptown
Typical jobs here are in homes near St John the Baptist Catholic Primary School, Queen's Park and Saint George's Inn. Kemptown’s nearest station is Brighton station, roughly 1.3 miles north-west. Well-known places in the area include Brighton Motor Museum (less than half a mile south-west) and Churchill Square (1.4 miles west). Green spaces nearby include Newmarket Hill and Whitehawk Hill.
How it works
At the end, we look at the finished work together and explain the cure time. The visit itself generally takes a few hours for a single window, longer for several, depending on the size of the job. A visit to Kemptown is planned like any other: the time, the access and where to park are agreed in advance. Outdoor jobs depend on a dry day, since sealant needs a dry surface.
- First, we look at the surrounds with you and agree what needs doing.
- The loose and crumbling mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic is not too thick.
- The mastic is mixed, pressed into the joint by hand and shaped.
- The mastic is finished to sit tidily against the stone or brick.
Getting ready for the visit
- Try not to wet indoor joints just before the visit
- Mention if the joints have been sealed before
- Keep pets and children clear of the area while we work
Getting a quote
It all starts with a short chat. Tell us what’s wrong, where it is and how much there is. Whenever you’re ready, phone 0345 464 0079 or drop us an email.
Advice
FAQs for Kemptown
Can you help a landlord with a rental near Brighton station?
Yes, we work for letting agents and landlords. You can ring 0345 464 0079 or email us with the address and a few details, and we will give you a fixed price before any work starts.
Will you come out to Kemptown?
Yes. Kemptown is within the area we cover, which takes in towns, villages and rural addresses. We work across London and the South East. Let us know about access, parking and anything unusual about getting there when you book.
Should I check with the council before work on a listed or conservation-area home?
Check with your local planning authority. They’ll tell you if consent is needed.
How much does sand mastic cost in Kemptown?
Every job is different, so each one gets its own quote. To get one, ring 0345 464 0079 or send us an email and tell us what needs doing and where.
Where are you based?
Our base is Crawley. Our area covers South East England, London and Scotland.
Is it possible to paint over sand mastic?
The usual advice is to leave sand mastic unpainted. If you’re redecorating the window, ask us first and we will talk you through it.
Can you match the sealant colour?
Yes. White, clear and grey are common, and other colours are available, and we’ll agree it with you first.
Is there any odour?
There can be a smell while the sealant cures, which fades as it sets. Ventilation helps.
For landlords and businesses
For anyone letting property in or around Kemptown, jobs at different addresses can go on one quote. Just tell us the addresses and what each one needs, and pictures by email help.
In hotels, rooms out of use cost money, so the work can be planned room by room around your bookings where we can. We’ve worked in hotels as well as homes and businesses.
Common problems we fix in Kemptown
Some old mastic was never deep enough. A thin layer doesn’t hold well so we make sure the new mastic is the right thickness.
Keep an eye out for these signs:
- Tired mastic found when preparing windows for paint
- Mastic dropping out of the joint
- Patchy fillers round a sash window
- Mastic worn away on windows facing the weather
Rented homes near Brighton station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out.
Before you book anyone
- Whether they’re fully insured
- The length of the guarantee
- Who turns up on the day
- How the joint is cleaned and prepared
When it isn’t the sealant
New sealant can’t fix everything, and we’d rather say so up front. Sealant won’t put right:
- Crumbling stone or brickwork round the window
- Planning or listed building consent (your local planning authority decides)
- Sashes that need overhauling
Not sure which it is? You can ring 0345 464 0079 or send us an email and we’ll tell you honestly before booking.
What we seal
- Timber door frames
- Tenement windows
- Sash and case windows
- Stone surrounds
- Brick reveals
- Period & listed homes
How to look after the new joints
So the new joints stay in good condition:
- Avoid patching sand mastic with silicone
- Plan mastic work ahead of painting
- Take care around the mastic when scraping paint
- Ask us before painting near the mastic
Keep paint scrapers and sanders off the mastic when redecorating. Hard scraping can loosen it.
It’s best to renew mastic before painting the windows. Painting over failed mastic hides the problem for a while.
DIY sealant or a professional job?
The biggest DIY mistake is sealing over old sealant. New silicone will not bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.