Edinburgh · Scotland
Sand Mastic in Kirkliston
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Kirkliston. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Mastic round period door frames that has failed
- Wind and rain getting in round a sash window
- Mastic worn away on windows facing the weather
How we handle sand mastic in Kirkliston
For a listed home or one in a conservation area, ask your local planning authority if consent is needed before window work. Sand mastic is often favoured as a like-for-like material. We work on brick reveals, stone surrounds and timber door frames, and people most often call us about mastic dropping out of the joint and modern sealant on a period surround.
Across smaller places in Scotland, homes range from stone and harled cottages to newer houses, many standing in the open. Wind-driven rain finds any gap around a frame or sill, so the mastic there works hard.
Each job carries a 12-month guarantee, large or small.
- Where
- Kirkliston (EH29)
- Region
- Edinburgh
- Cover
- A year, on every job
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
For landlords and businesses
Businesses can book us for washrooms, kitchens, offices and more. For commercial premises, we can talk through working times when we quote.
Whether it’s one flat or a portfolio, the work is the same standard: the old material taken out, careful preparation and a 12-month guarantee.
How it works
On the day, we look over the joints with you first. We protect the surfaces around the joints before any work begins. Most jobs take a few hours per window, depending on the condition of the joints. For a place like Kirkliston, longer drives are planned in advance. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- We check the window surrounds and agree which joints need renewing.
- We rake out the old mastic and clean the joint.
- Large voids are packed out first, so the mastic isn’t too thick.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- We dress the surface so it sits neatly against the masonry.
How to prepare
- Tell us if parking is tricky
- Mention any tricky access
- Clear the area around the work
How to get a quote
Quotes start with a quick conversation. Describe the problem, the location and the size of the job. Whenever you’re ready, send an email to info@mrmastic.co.uk.
Related advice
Sand mastic in Kirkliston: local notes
Kirkliston is close to the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Edinburgh’s Old and New Towns are a UNESCO World Heritage Site, and the Georgian New Town is known for its sash windows. If a home is listed or in a conservation area, it’s worth checking with the council before changing the look of windows or walls.
If you live in an older home near Kirkliston Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame. For landlords with property near Dalmeny station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
Kirkliston is about 6 miles north-east of Livingston, in Edinburgh. Whether you’re in the middle of Kirkliston or further out, sand mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Across Edinburgh, we cover 175 places, Kirkliston among them. Our Edinburgh page covers work nearby, about 8 miles away.
Work in EH29 works the same way as everywhere else we cover. Sand mastic is available to properties on Main Street, Station Road and High Street and the roads around them. If you’re just outside Kirkliston, we cover Newbridge (1 mile south), Winchburgh (2 miles west), Newton (3 miles north-west), Auldcathie (3 miles west) and Woodend (3 miles north-west). Larger places within reach include Edinburgh (8 miles east), Leith (9 miles east), Bonnington (9 miles east), Greenside (9 miles east), Broughton (8 miles east) and Bellevue (8 miles east).
Landmarks near Kirkliston
Kirkliston’s nearest station is Dalmeny station, about 2.3 miles north-east. Well-known places in the area include The Gyle Shopping Centre (3.7 miles east) and Illieston Castle (3.1 miles south-west). For a walk, there’s Dundas Loch.
DIY sealant or a professional job?
What a professional job adds is preparation and the right product. Joints are cleaned back to sound surfaces and dried, and the sealant is chosen for how the joint moves and where it is, then guaranteed for a year.
Sealing over old silicone is the commonest DIY error. New silicone won’t bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
Aftercare tips
How long the joints last depends on use and care. We suggest:
- Ask the planning authority about consent for listed or conservation-area homes
- Don’t paint over the new mastic
- Keep sills and gutters clear so water drains away
- Avoid patching sand mastic with silicone
Make sure water drains away from the window surround. Constant wetting wears the mastic faster.
Renewing mastic before redecorating saves doing it twice. Paint over cracked mastic only covers it up.
Nearby places to Kirkliston
What else we do in Kirkliston
Different surfaces, different methods
Period and listed homes
Many older homes were built with sand mastic round the windows. If your home is listed, ask your local planning authority about consent.
Stone surrounds
Old stone surrounds are often uneven, so the joint varies in width. Sand mastic is shaped by hand to suit.
Kirkliston: your questions answered
I let a flat near Dalmeny station. Can you help?
Yes, rental work is part of what we do. You can email us at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before we start.
Is Kirkliston within the area you cover?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Is it possible to take out silicone and use sand mastic instead?
Yes, it’s a common request. The old silicone has to come out completely so the mastic beds in well.
Do you remove the old sealant?
Yes. Sealing over old sealant is the main reason resealing fails early, and it’s something we never do.
Should I check with the council before work on a listed or conservation-area home?
Yes, it’s worth checking. Your local planning authority can say if consent is needed for listed or conservation-area properties.
Do you hold any approvals?
Yes. Mr Mastic is an ARBOMaster approved applicator and we’re fully insured too.
Where do you work from?
We work from Crawley. Our applicators cover Kirkliston, along with the rest of our area.
Are you insured?
Yes. We’re fully insured, and we can confirm the details when we quote.
What we are called out for in Kirkliston
Paint, silicone or cement used over old mastic causes problems. They do not move with the timber, and they usually need raking out.
The problems people generally mention when they call are:
- Cement or filler used on old window joints that has cracked
- Failed mastic on an exposed elevation
- Wind and rain getting in round a sash window
- Open joints round the window box
For site and facilities teams at buildings such as Queensferry High School, the mastic around its windows and doors needs looking after like any other building’s.
Questions to ask before booking
- How hidden problems are handled
- Who does the work, and how experienced they are
- What product goes in the joint
- The length of the guarantee
Leave it or put it right?
Cement-based fillers and modern sealants do not always suit a period surround. Sand mastic matches what was there, which can matter on listed and conservation-area homes. Out of town in Scotland, exposed walls take a lot of weather, and once water gets behind a failed joint, damp in stone or harled walls is slow to dry out.
Every job is a little different, so each one gets its own quote. The number of joints, how easy they are to reach and the sealant needed all make a difference, and we will explain the quote if you ask.
Why us?
- Neat joints and a tidy finish
- Arbo and Everbuild products
- We are fully insured
- Anti-fungal sanitary silicone in wet areas
Read what affects the cost and what customers say.