Greater London · England
Sand Mastic in Kevington
We cover Kevington for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old material cut out, joints cleaned and sealed neatly.
- Failed mastic on an exposed elevation
- Open joints round the window box
- Mastic round period door frames that has failed
Sand mastic in Kevington, done properly
If your home is listed or in a conservation area, check with your local planning authority if consent is needed before window work. Sand mastic is often favoured as a like-for-like material. Common call-outs are for old sand mastic that has cracked, crumbled or fallen out and cement or filler used on old window joints that has cracked, on timber door frames, stone surrounds and brick reveals.
From mansion-block windows to modern glazing in new flats, London has every kind of frame. The mastic around them dries out and cracks with age, letting in draughts and water.
The work is covered for a year after we finish. If there’s a problem with it, please ring 0345 464 0079 or email us.
- Location
- Kevington (BR5)
- Wider area
- Greater London
- Guarantee
- A year, on every job
- Price
- A clear quote up front
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
Why it’s worth doing now in Kevington
Silicone might seem the quicker option, but it can look wrong on a period surround. Sand mastic is the traditional material and blends with the stone or brick. Converted houses in London often have a bathroom above someone else’s living room, and a slow leak from a failed seal can end up in the flat below. Dealing with it early is far simpler for homes in Kevington.
The cost reflects the work involved, not guesswork. That is why we ask a few questions first and agree the price before starting.
What you get with us
- Any old sealant cut out fully, not covered over
- ARBOMaster approved applicator
- Over 20 years’ experience
- 180+ five-star Google reviews
Read our cost guide and what customers say.
How the visit works
On the day, we look over the joints with you first, so you know exactly what we’re doing. We protect the surfaces around the joints before any work begins. The work generally takes anything from a few hours to a full day, depending on how many windows. Many London jobs are in flats, so we come ready for stairs, narrow hallways and shared entrances. Mention any building rules, key holders or managing agents when you book.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- Deep gaps are packed so the mastic sits at the right depth.
- The sand mastic is mixed and pressed into the joint by hand.
- We dress the finish so it sits neatly against the masonry.
Getting ready for the visit
- On commercial sites, let us know about site rules
- Clear items away from the joints we are working on
- Let us know about earlier repairs to the joints
Get a quote
We quote each job on its own, so the first step is telling us about yours. Simply call 0345 464 0079 or email us and describe the job and send pictures if you have them.
Advice
Landlords, agents and businesses in Kevington
If you manage several properties in or around Kevington, jobs at different addresses can be quoted together. Just tell us the addresses and what each one needs.
Housing providers, facilities teams and property managers book us too. Several sites can be quoted together, and we are fully insured for the work.
Kevington: your questions answered
Is Kevington in your area for sand mastic?
Yes. We work across London and the South East, and Kevington is part of that. Just ring 0345 464 0079 or email us with a few details of the job, and we will give you a clear price.
Do you work for landlords with property near St Mary Cray station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. Just ring 0345 464 0079 or send us an email with the address and what needs doing, and we’ll give you a clear price.
Which is right for my windows, sand mastic or modern sealant?
We’ll talk it through with you. Sand mastic suits many period homes, and modern sealants suit newer frames.
Can I choose the sealant colour?
We help you choose a colour that suits. The choice depends on the product the joint needs.
What should I tell you?
Only a few details: where it is, what you’ve noticed and how we reach it. Then ring 0345 464 0079 or drop us an email.
Do you work for hotels and businesses?
Yes, regularly. Larger jobs can be planned room by room or area by area to suit the site.
Should I try DIY first?
It depends on the job. Work at height, movement joints, fire-rated gaps and large areas are best left to a professional.
Is it possible to paint over sand mastic?
Traditional guidance is not to paint over sand mastic. If you’re redecorating the window, ask us first and we will talk you through it.
Can I do it myself?
If you’re set on DIY, put the effort into preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it does not work out, we can still put it right.
A careful DIYer can reseal a simple joint, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
What affects the cost of sand mastic
The price is agreed before any work begins. It’s based on:
- Whether old sealant or filler has to be cut out
- How much there is to do
- The product the joint needs
- Working hours on commercial sites
There are no prices on our website, because each job is priced on what it involves. Call for a quick quote.
Helping us quote
To help us quote quickly, please include:
- The address or postcode of the job
- The problem you’ve noticed
- The type of property
- Access, such as stairs, a lift or height
It all starts with a short chat. Describe the problem, the location and the size of the job, and we will explain how we’d tackle it. Whenever you are ready, call 0345 464 0079 or drop us an email.
Keeping the joints in good condition
A little care helps the new joints last. We recommend:
- Do not run silicone over sand mastic
- Take care around the mastic when scraping paint
- Renew mastic before redecorating the windows
- Look over the window mastic once a year
Don’t run silicone over the new mastic. If anything cracks, get it looked at before trying a quick fix.
Sound mastic protects the frame. Once it fails, water can sit against the timber, which can lead to rot.
Frames and glazing around Kevington
Historic houses like Lullingstone Castle (about 3.2 miles south-east) are a reminder that the area around Kevington has older buildings as well as new. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic. In London conversions and blocks, the lease decides who is responsible for the frames, so it’s worth checking before booking.
For landlords with property near St Mary Cray station, cracked sand mastic around sash windows lets in the draughts tenants complain about. Managing a site like Manor Oak Primary School? Then its window and door frames need their mastic kept sound, just like a home’s. Kevington is in London, so parking needs planning: tell us about permits, visitor bays or off-street space when you book.
Kevington is about 1 mile east of Orpington, in Greater London. For sand mastic in and around Kevington, it’s easy to get a quote: please ring 0345 464 0079 or email us. We are based in Crawley and cover Greater London. We cover 764 towns and villages across Greater London, large and small. For nearby work, see our London page (13 miles or so).
Postcode districts we cover here for sand mastic: BR5. We cover properties on Crockenhill Road and Sheepcote Lane. If you’re just outside Kevington, we cover Derry Downs (1 mile west), Crockenhill (1 mile east), St Mary Cray (1 mile west), Orpington (1 mile west) and Poverest (2 miles west). We also work in nearby towns such as London (13 miles north-west), City of Westminster (15 miles north-west), Marylebone (15 miles north-west), St Pancras (15 miles north-west), Shoreditch (13 miles north-west) and Walthamstow (15 miles north-west).
Near you in Kevington
Typical jobs here are in homes near The Priory School and Harris Academy Orpington and the streets around them. The closest station to Kevington is St Mary Cray station, about 1.4 miles north-west of the centre. Nearby you will also find Lullingstone Castle (3.2 miles south-east) and London Borough of Bromley Museum (1.5 miles west). Open spaces near Kevington include Summer Hill and The Warren.
Also near Kevington
What else we do in Kevington
When it isn’t the sealant
We will always be straight with you, so here’s what new sealant won’t do:
- Crumbling stone or brickwork round the window
- Cracked or broken glass
- Sashes that need overhauling
If you’re not sure, just ring 0345 464 0079 or email us and we’ll give you a straight answer before booking.
Surfaces we seal
- Tenement windows
- Sash and case windows
- Brick reveals
- Period & listed homes
- Timber door frames
- Stone surrounds