Edinburgh · Scotland
Sand mastic for sash & case windows in Leith, Edinburgh
Professional sand mastic in and around Leith, with old sealant always removed completely.
- Gaps between timber frames and stone or brick
- Mastic dropping out of the joint
- Silicone on a period window that looks wrong
What happens on the day
There is not much for you to do on the day. Show us the job and we will take it from there. The work itself takes a few hours per window, depending on the condition of the joints from start to finish. For a tenement in Leith, work inside your flat is between us and you, while shared parts may need the factor or neighbours to agree. Tell us which applies when you book.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic isn’t too thick.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
Before we arrive
- Let us know if you’ve seen damp or leaks
- Let us know about stairs, lifts or work at height
- Keep pets and children clear of the area while we work
Get a quote
If you are in Leith and need sand mastic, email us at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and we’ll agree the price before any work begins.
Related advice
How we handle sand mastic in Leith
A silicone bead around a sash window can look out of place and is not always the right material. Sand mastic is the traditional choice and we can swap the silicone for it. We work on sash and case windows, tenement windows and stone surrounds, and the jobs we see most are open joints round the window box and mastic that needs renewing before redecorating.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, though many have since been replaced. In Leith, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
We stand behind the work with a one-year guarantee, so you’re not left on your own once the job is done.
- Location
- Leith (EH6, EH5, EH1)
- Wider area
- Edinburgh
- Cover
- 12 months on all our work
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Why act early in Leith
New mastic over crumbling mastic will not hold. Raking out and preparing the joint gives it a sound base so the new work lasts. In a tenement flat in Leith, a failed seal is rarely just your problem: a leak can come through the ceiling below, and gaps in shared walls or fire-rated joints matter to every flat.
What you pay reflects the work, not guesswork. That’s why we ask a few questions first and give you a clear quote before any work starts.
Why Leith clients choose us
- Experience in homes, commercial sites and hotels
- Sanitary silicone with an anti-fungal additive in wet areas
- Fully insured
- 180+ five-star Google reviews
Read what affects the cost or our reviews.
Landlords, agents and businesses in Leith
Water getting past a failed joint can damage the building, which matters even more when someone else lives there. Resealing at the right time is simple maintenance that we can handle for you.
Landlords and letting agents in Leith can book us as well as householders. Sealant work between tenants keeps a property looking cared for before the next move-in.
What affects the quote in Leith
For a quick quote, just ask. The main things that affect it are:
- How much there is to do
- Which sealant suits the joint
- How many rooms, windows or areas are involved
- How much old sealant there is and how hard it is to remove
Every job is a little different, so we quote each one individually. The number of joints, how easy they are to reach and the sealant needed all play a part.
Asking for a quote
Photos by email are helpful but not essential. Please mention:
- Pictures of the joints, sent by email
- The address or postcode of the job
- How many joints, rooms or windows are involved
- If it’s domestic, commercial or a hotel
Asking for a quote is easy: let us know what needs doing and where. A few pictures by email make the job easier to understand, and we will take it from there.
Leith homes and the weather
Leith is within about 1 mile of 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. Under the Tenements (Scotland) Act 2004, shared parts of a tenement, such as the roof and outside walls, are looked after by the owners together, and many buildings use a factor to arrange it. Who owns the windows depends on the title deeds.
Managing a site like Leith School of Art? Then larger buildings have plenty of frames, and the mastic around each one ages. Homes close to St Ninians Church include some older properties, and the joint between an old wall and a newer frame is generally the first place rain gets in. Rented homes near Edinburgh Waverley station change hands often, and cracked sand mastic around sash windows lets in the draughts tenants complain about.
Leith is about 3 miles north-east of Edinburgh, in Edinburgh. For sand mastic in and around Leith, please send an email to info@mrmastic.co.uk for a quick quote. We cover Edinburgh from our Crawley base, Leith included. 175 places in Edinburgh are on our list, large and small.
Here we cover the EH6, EH5 and EH1 postcode area for sand mastic. If you need sand mastic at a property on Fyfe Lane, Haig Lane and Mill Lane or anywhere close by, we can help. Neighbouring places we cover for sand mastic include Timber Bush (1 mile south), North Leith (1 mile south-west), Bonnington (1 mile south-west), Newhaven (1 mile west) and Victoria Park (1 mile west). Larger places within reach include Edinburgh (3 miles south-west), West End (3 miles south-west), West Coates (3 miles south-west), Sciennes (3 miles south), Merchiston (3 miles south-west) and Newington (3 miles south). Leith is one of the larger places we cover in Edinburgh.
Near you in Leith
We work in homes and buildings around Leith Academy, McDonald Road Library and Taylor Gardens, among other places. The nearest railway station is Edinburgh Waverley station, about 2.1 miles south. A little further out are Ocean Terminal (less than half a mile west) and Edinburgh Castle (2.5 miles south-west). For a walk, there’s The New Leaf Co-op and Whinny Hill.
Places near Leith
Other services in Leith
Keeping the joints in good condition
Aftercare is simple:
- Take care around the mastic when scraping paint
- Find out about consent before window work on a listed home
- Ask us before painting near the mastic
- Have rotten timber repaired before new mastic goes in
Leave the new mastic alone while it firms up. It skins over quickly, but takes longer to harden fully.
Good mastic helps keep the frame dry. Once it fails, water can sit against the timber and timber that stays wet can rot.
What the job involves on each surface
Sash and case windows
The box of a sash and case window sits in the stone or brick opening. Sand mastic seals the joint round it.
Brick reveals
Gaps between frame and brick let in rain and draughts. Renewing the mastic closes it.
Your questions about sand mastic in Leith
I let a flat near Edinburgh Waverley station. Can you help?
Yes, we work for letting agents and landlords. Just email us at info@mrmastic.co.uk and tell us about the property, and we will give you a clear quote.
Does the coastal weather in Leith affect outside sealant?
Near the sea, outside joints face more wind, rain and salt than they would inland, so the choice of sealant and the preparation matter even more. It’s worth checking the walls that face the sea first.
What guarantee comes with the work?
There’s a 12-month guarantee on every job, sand mastic included.
What’s sand mastic made of?
It’s a mix of sand and a linseed-oil-based binder. It’s applied by hand and finished to sit neatly against the masonry.
Can sand mastic be painted?
The usual advice is to leave sand mastic unpainted. Ask us before you decorate around it and we’ll advise.
Do you hold any approvals?
Yes. We are ARBOMaster approved, the scheme for applicators of Arbo sealants.
Do you work in Leith?
Yes. We work in Leith and the rest of Edinburgh. For a quote, email us at info@mrmastic.co.uk.
Can you work on commercial sites?
Yes. Commercial and hotel work is a large part of what we do. We can talk about working times when we quote.
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.
The difference is mostly in the preparation and the product. Joints are cleaned back to sound surfaces and dried, and the sealant is chosen for how the joint moves and where it is, and the work is guaranteed for a year.