Kent · England
Sand Mastic in Lenham
We cover Lenham for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old sealant removed completely, joints prepared properly and every job guaranteed for a year.
- Cement or filler used on old window joints that has cracked
- Draughty sash windows at the surround
- Old sand mastic that has cracked, crumbled or fallen out
About our sand mastic in Lenham
If your home is listed or in a conservation area, check with your local planning authority whether consent is needed for work to windows. Like-for-like sand mastic is often the preferred finish. If you have tired mastic found when preparing windows for paint and mastic round period door frames that has failed, we can help, whatever the surface.
Around Lenham, conservatories, garden rooms and patio doors are often part of the house. Those joints need the same attention as the main windows.
There’s a 12-month guarantee on every job, large or small.
- Where
- Lenham (ME17)
- Region
- Kent
- Guarantee
- 12 months on all our work
- Quote
- A clear quote up front
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
Can I do it myself?
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.
If you are set on DIY, put the effort into preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it doesn’t work out, we can still put it right.
What sand mastic looks like in Lenham
Compared with the north and west, the South East gets less rain, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast. Historic houses like Leeds Castle (about 3.6 miles west) are a reminder that the area around Lenham has older buildings as well as new. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
Homes close to St Mary's Church include some older properties, and replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. Rented homes near Lenham station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out. If you look after a building such as Lenham Primary School, the mastic around its windows and doors needs looking after like any other building’s.
Lenham is about 7 miles south of Sittingbourne, in Kent. Homes, rented property, offices and hotels in Lenham can book us for sand mastic, old or new, large or small. Every job comes with our one-year guarantee. Lenham is one of 922 places in Kent where we work. Chelmsford is on our list too, about 36 miles from Lenham.
Every address in ME17 is covered for sand mastic. If you need sand mastic at a property on High Street, Mitchell Close and Hatch Road or anywhere close by, we can help. Neighbouring places we cover for sand mastic include Leadingcross Green (1 mile south), Woodside Green (1 mile north-east), West Street (1 mile north-east), Lenham Forstal (2 miles south-east) and Lenham Heath (2 miles south-east). Further out, we also cover Maidstone (8 miles west), Ashford (9 miles south-east), Sittingbourne (7 miles north), Faversham (9 miles north-east), Minster (13 miles north) and Kings Hill (13 miles west).
Around Lenham
In Lenham, that means homes and buildings near Kiln Wood, The Red Lion pub and The Lenham School, among other places. Lenham has its own railway station: Lenham station. A little further out are Coldbridge Castle (2.7 miles south) and The Dog Collar Museum (3.6 miles west).
Towns and villages near Lenham
Also in Lenham
Looking after it afterwards
Looking after new joints is easy, and it makes a real difference:
- Avoid heavy scraping on the mastic joint
- Ask us before painting near the mastic
- Have rotten timber repaired before new mastic goes in
- Clear gutters so water doesn’t pour onto the windows
Do not touch or press the mastic while it hardens. It forms a skin fairly soon, but takes longer to harden fully.
Small cracks are a sign the mastic is ageing. Renewing it then is simpler than waiting until it falls out.
Common questions in Lenham
Is Lenham in your area for sand mastic?
Yes, Lenham is within the area we cover. Our work covers London and the South East. Just phone 0345 464 0079 or email us with a few details of the job, and we’ll send you a clear quote.
I let a flat near Lenham station. Can you help?
Yes. We work for landlords and letting agents as well as homeowners, and several properties can go on one quote. Just call 0345 464 0079 or send us an email with the address and what needs doing, and we’ll give you a clear quote.
Does someone need to be in?
That depends on where the joints are. For work indoors, someone needs to let us in.
Is sand mastic better than silicone for my windows?
It depends on the window. Period windows in stone or brick normally suit sand mastic, while modern frames normally get a flexible sealant.
Are you an approved applicator?
Yes. Mr Mastic is an ARBOMaster approved applicator and we’re fully insured too.
Can new sealant go over the old?
No, it will not last. It can look neat for a few weeks, but the new bead soon lifts. Removing the old sealant completely is the only lasting way.
Do I need permission for sand mastic on a listed building?
Speak to your local planning authority before work starts. Like-for-like sand mastic is often the preferred finish, but they decide.
Where do you work from?
We work from Crawley. We cover Lenham and the rest of Kent.
What affects the cost of sand mastic
We do not publish a price list. What we look at:
- Whether there’s mould to deal with
- The size of the job
- Any working-time requirements on site
- The old material and how stubborn it is
A failed joint rarely gets cheaper to fix by waiting, because water and mould keep working on it. If you are not sure whether it needs doing, ring 0345 464 0079 or email us and we’ll give you an honest view and a quote.
Helping us quote
A few details help us give you an accurate quote. When you ask for a quote, tell us:
- Photos by email, if that’s easy
- Any access issues, like height or stairs
- Roughly how big the job is
- If it’s domestic, commercial or a hotel
For a quick quote, get us on the phone, or send an email if you’d rather. Tell us about the joints that need doing and we’ll explain what’s involved.
Work for landlords, hotels and businesses
For anyone letting property in or around Lenham, several properties can be quoted together. Send us the addresses and the work at each.
Hotels need rooms back in use, so we plan the work room by room around your bookings where we can. We’ve worked in hotels as well as homes and businesses.
Surface by surface
Timber door frames
Sand mastic is used round timber door frames too. The method is the same as for windows.
Tenement and terrace windows
Tenements and terraces often have many sash windows with ageing mastic. We work on single windows or whole elevations.
What happens on the day
All our tools and materials come with us in the van, so you don’t need to buy or prepare anything. After a quick look at the joints together, we protect the area and start. It normally takes anything from a few hours to a full day, depending on how many windows. In a smaller place like Lenham, parking is seldom the issue; lanes, gates and long drives are worth mentioning. For outside work, side access and the height of the joints help us plan.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- 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
- Mention any leaks or damp you’ve noticed
- Keep pets and children clear of the area while we work
- Move anything stored near the joints
How to get a quote
For a quote, call 0345 464 0079 or drop us an email and tell us where the job is and what the problem looks like. You’ll have a clear quote before any work starts.
Read more
Leave it or put it right?
Not every filler suits an old window surround. Sand mastic is the like-for-like choice, which can matter on listed and conservation-area homes. Around Lenham, water from a failed joint in an older home can soak into timber and plaster, and that’s a much bigger job than renewing the sealant.
Rather than a set price list, we look at what your job involves: the amount of work, the old material and the access. You’ll know the price before we begin.
Why book with us
- Sanitary silicone with an anti-fungal additive in wet areas
- 20+ years of sealant experience
- Domestic, commercial and hotel work
- Rated 4.9 stars on Google
Read what affects the cost and customer reviews.