West Lothian · Scotland
Sand mastic for sash & case windows in Kirkton, West Lothian
Our applicators work in Kirkton on traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old sealant removed completely, joints prepared properly.
- Draughty sash windows at the surround
- Gaps round a timber door in stone or brick
- Mastic dropping out of the joint
What the job involves on each surface
Sash and case windows
On a sash window, the mastic joint shows on the outside, so a neat, even finish matters.
Timber door frames
Period doors in stone or brick openings are often pointed with sand mastic. The method is the same as for windows.
Sand mastic in Kirkton
Silicone on a period window often looks wrong and isn’t always the right material. Sand mastic gives a finish that matches the age of the house, and we can replace one with the other. We work on brick reveals, tenement windows and timber door frames, and the jobs we see most are gaps round a timber door in stone or brick and mastic that needs renewing before redecorating.
Older stone-built homes in Scotland often have sash and case or timber windows set in stone. The sealant has to suit the stone, which rules out acetoxy silicones that can mark or attack it.
Every job is covered by a 12-month guarantee.
- Where
- Kirkton (EH54)
- Region
- West Lothian
- Guarantee
- A year, on every job
- Price
- A clear price before we start
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Keeping the joints in good condition
Simple care keeps the joints in good condition. Our advice:
- Ask the planning authority about consent for listed or conservation-area homes
- Check the mastic when you check the paintwork
- Get any rot dealt with first
- Leave the new mastic unpainted
Look at the mastic when you look over the windows. Catching cracks early keeps repairs small.
Small cracks are a sign the mastic is ageing. It’s easier to renew it before it drops out.
What happens if it’s left?
New sash windows are a major, costly change and on a listed home, consent may be needed. Where the frames are in good order, new mastic seals the surround. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water behind a failed seal does the most damage when nobody’s watching.
Combining jobs into one visit generally makes better use of the time than several visits, so it’s worth mentioning everything you’d like done. We will give you a clear price for the lot.
What you get with us
- ARBOMaster approved applicator
- More than 20 years in sealant work
- We never seal over old sealant
- Domestic, commercial and hotel work
Take a look at our cost guide or customer reviews.
Nearby places to Kirkton
What else we do in Kirkton
Landlords, agents and businesses in Kirkton
We also work for property managers and facilities teams in Kirkton and across West Lothian. We can quote a run of properties together.
Landlords and letting agents in Kirkton can book us as well as homeowners. Resealing between tenancies keeps a property looking cared for.
Frames and glazing around Kirkton
Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic. Historic houses like Howden House (about 0.8 miles south-east) are a reminder that the area around Kirkton has older buildings as well as new. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
In the older streets around St Andrew's Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. Schools such as Inveralmond Community High School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s. Letting a property close to Livingston North station? Then any sash windows need sound mastic to keep draughts and rain out.
Kirkton is about 1 mile north-west of Livingston, in West Lothian. Across the EH54 area, we can carry out sand mastic at your property. Our West Lothian coverage runs to 58 places, and Kirkton is one of them. There’s also a page for Edinburgh, about 13 miles away.
All of EH54 is within our area for sand mastic, from the main roads to the quietest streets. You’ll find streets such as Houstoun Road, Ladywell West Road and Ladywell East Road, all of which we cover. Neighbouring places we cover for sand mastic include Knightsridge (1 mile north), Deans (1 mile west), Uphall Station (1 mile north-east), Dechmont (1 mile north) and Uphall (2 miles north-east). Further out, we also cover Bathgate (4 miles west), Linlithgow (6 miles north-west), Whitburn (7 miles south-west), East Calder (3 miles east), Broxburn (3 miles north-east) and Armadale (7 miles west). Kirkton is one of the larger places we cover in West Lothian.
Local landmarks in Kirkton
In Kirkton, that means homes and buildings near St. Margaret's Academy, among other places. The nearest railway station is Livingston North station, roughly 0.7 miles west of the centre. A little further out are St John's Hospital (0.8 miles south) and Illieston Castle (3.4 miles east). Green spaces nearby include Dechmont Law.
What happens on the day
A visit follows a simple pattern: we look at the joints together, protect the area around them, do the work and clear up. It usually takes anything from a few hours to a full day, depending on how many windows. For a place like Kirkton, longer drives are planned in advance. Mention tracks, gates, ferries or anything else about the route.
- 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.
- The surface is finished to suit the stone or brick.
Before we arrive
- Mention any tricky access
- Keep pets and children clear of the area while we work
- Try not to wet indoor joints just before the visit
Getting a quote
For sand mastic in Kirkton, email us at info@mrmastic.co.uk. Tell us what the problem is and where, and you will get a clear quote before we start.
Read more
Common questions in Kirkton
Do you cover smaller places like Kirkton?
Yes, we do. Our work covers the whole of Scotland, and smaller places are part of that. Longer journeys are simply planned in advance.
Can you help a landlord with a rental near Livingston North station?
Yes. We work for landlords and agents as well as householders. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we’ll give you a clear quote.
Can I add another job to the visit?
Yes. Tell us about everything you’d like done and we will quote it together.
Are you insured?
Yes. Full insurance covers our work, and we can confirm the details when we quote.
Can I do it myself?
That depends on the joint. Work at height, movement joints, fire-rated gaps and large areas are best left to a professional.
Is the work guaranteed?
There’s a 12-month guarantee on every job.
Which is right for my windows, sand mastic or modern sealant?
That depends on your windows. Period windows in stone or brick usually suit sand mastic and newer frames normally get a flexible sealant.
Can you replace silicone on a period window with sand mastic?
Generally, yes. With the silicone removed and the joint cleaned we point it with sand mastic.
What sealant work can’t fix
We’ll always be straight with you, so here’s what new sealant will not do:
- Broken panes
- Timber that has rotted
- Decisions on consent for listed homes
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think before you book.
Joints and surfaces we work on
- Brick reveals
- Tenement windows
- Stone surrounds
- Timber door frames
- Period & listed homes
- Sash and case windows
What affects the quote in Kirkton
There’s no set price list. What we look at:
- The product the joint needs
- The number and length of the joints
- Whether there’s mould to deal with
- How much old sealant there is and how hard it is to remove
The cost reflects the work involved, not a rough estimate. That is why we ask a few questions first and agree the price before starting.
Asking for a quote
When you contact us, it’s useful to know:
- Whether it’s a home or a business
- A few photos by email, if you can
- How many joints, rooms or windows are involved
- How we’d reach the joints
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is, and email photos if that’s easy.