West Lothian · Scotland
Sand mastic for sash & case windows in Livingston, West Lothian
Sand mastic for Livingston and the surrounding area: the right sealant, proper preparation and a neat finish. Ask us for a quick quote.
- Open joints round the window box
- Draughts and rain around sash boxes
- Old cement repairs round a window that have failed
About our sand mastic in Livingston
Burnt sand mastic is a traditional material blends with stone and brick surrounds. It’s a good fit for period properties where a modern sealant bead would stand out. If you have crumbling sand mastic round a window and mastic round period door frames that has failed, we can put it right, whatever the surface.
In a town like Livingston, plenty of homes have harled (roughcast) walls, and sealing a frame against rough harling takes a sealant that grips and moves. A thin bead that hasn’t been worked into the surface soon lets water behind it.
All of our work is guaranteed for twelve months.
- Location
- Livingston (EH54, EH53)
- Wider area
- West Lothian
- Cover
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
When something else is needed
In fairness, there are a few things sealant will not fix:
- Rotten sashes, sills or window boxes (a joiner’s job)
- Masonry that needs repairing
- Decisions on consent for listed homes
If you’re not sure, just email us at info@mrmastic.co.uk and we’ll give you a straight answer before you book.
Joints and surfaces we work on
- Tenement windows
- Brick reveals
- Stone surrounds
- Period & listed homes
- Timber door frames
- Sash and case windows
What affects the cost of sand mastic
Your quote is based on your job. We look at:
- Any working-time requirements on site
- Mould in or behind the old joints
- How easy the joints are to reach
- The size of the job
Instead of a standard rate, we price the job in front of us: the amount of work, the old material and the access. The price is agreed before we begin.
Asking for a quote
There’s no need for technical detail. It helps if you can tell us:
- How many joints, rooms or windows are involved
- Where the job is, and your postcode
- If it’s domestic, commercial or a hotel
- A few photos by email, if you can
We do not publish a price list, because every job is different. Instead, your job gets its own clear quote. To get started, email us at info@mrmastic.co.uk.
The process
Good joint work is mostly preparation, so that is where we spend the time. Joints are cleaned back and dried before anything new goes in. All told, the work takes anything from a few hours to a full day, depending on how many windows. Parking around Livingston is rarely difficult, though older streets in the centre can be tight. If you are in a flat with a shared stair or a door entry system, let us know when you book.
- Each surround is checked first.
- The joint is raked out and cleaned.
- Large voids are packed out.
- We point the joint with sand mastic by hand.
- The finish is dressed neatly.
Before we arrive
- Try not to wet indoor joints just before the visit
- For business premises, tell us about site rules or sign-in
- Mention any leaks or damp you’ve noticed
How to get a quote
For sand mastic in Livingston, drop us a line at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and you will get a clear quote before we start.
Related advice
Windows and doors in Livingston
Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and failed outside joints work against that. With historic houses such as Howden House (about 0.1 miles south) nearby, there’s older building stock in the area around Livingston as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
Managing a site like Inveralmond Community High School? Then the mastic around its windows and doors needs looking after like any other building’s. For an older house near a landmark such as St Andrew's Church, the joint between an old wall and a newer frame is usually the first place rain gets in.
Livingston is about 13 miles west of Edinburgh, in West Lothian. Homes, rented property, offices and hotels in Livingston can book us for sand mastic, old or new, large or small. The work is guaranteed for a year. Livingston is one of 58 places in West Lothian where we work for sand mastic. For nearby work, see our Edinburgh page (13 miles or so).
We work across EH54 and EH53 for sand mastic. Streets in the area include Main Street, Owen Square and Beveridge Square. You’ll find Livingston on the A71 and A89, so it’s easy for us to get to with everything needed for sand mastic. If you are just outside Livingston, we cover Howden (1 mile south), Ladywell (1 mile north-west), Livingston Village (1 mile south-west), Eliburn (1 mile west) and Dedridge (1 mile south). Within a short drive, we also cover Bathgate (5 miles west), Linlithgow (7 miles north-west), Whitburn (7 miles west), East Calder (3 miles east), Broxburn (3 miles north-east) and Armadale (7 miles west). Being one of West Lothian’s larger places, Livingston has every kind of property, from flats to offices.
What’s near Livingston
Typical jobs here are in homes near St. Margaret's Academy and The NewYearField pub and the streets around them. The closest station to Livingston is Livingston North station, roughly 1.1 miles north-west of the centre. Nearby you’ll also find Almond Valley Heritage Centre (1.3 miles south-west) and St John's Hospital (less than half a mile south-west). Open spaces near Livingston include Dechmont Law.
Should I try it myself first?
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.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.
Why it’s worth doing now in Livingston
If you are redecorating, renew the mastic first. Paint over cracked mastic will not stop the gaps, and the new mastic is traditionally left unpainted. Private landlords in a town like Livingston must keep homes wind and watertight under the Repairing Standard. Sorting failed joints early is easier than dealing with a tenant’s complaint.
We do not show prices on the website, because the cost depends so much on the job itself. Call for a quick quote.
Why choose Mr Mastic in Livingston
- One-year guarantee on every job
- Neat joints and a tidy finish
- Over 20 years’ experience
- Fully insured
See what affects the cost or our reviews.
Your questions about sand mastic in Livingston
Do you work for landlords with property near Livingston North station?
Yes. We work for landlords and letting agents as well as householders, and several properties can be quoted together. Just send an email to info@mrmastic.co.uk with the address and what needs doing, and we will send you a clear quote.
Can you do sand mastic in Livingston?
Yes. We work across all of Scotland, and Livingston is part of that. Just send an email to info@mrmastic.co.uk with a few details of the job.
Do you remove the old sealant?
Yes. We cut out all the old sealant and clean the joint before applying anything new.
Is it possible to paint over sand mastic?
The usual advice is to leave sand mastic unpainted. If you’re redecorating the window, ask us first and we’ll advise.
What exactly is sand mastic?
Sand mastic is a traditional material for pointing round windows and doors. It’s made with sand and a linseed-oil-based binder.
What do you put in the joint?
Products from Arbo and Everbuild, among others, picked for each joint. We explain the product when we quote.
Can new sealant go over the old?
No. New silicone will not bond to old silicone, and anything trapped underneath, including mould and water, stays there. We remove it all first.
Is consent needed for window work on a listed home?
Checking first is sensible. Your local planning authority can say if consent is needed for listed or conservation-area properties.
What else we do in Livingston
Landlord and commercial work in Livingston
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
What we’re called out for in Livingston
Sand mastic slowly weathers. It hardens, cracks and starts to come away on the stone or timber.
If you can see any of these, it’s time to have the joints looked at:
- Crumbling sand mastic round a window
- Weathered mastic on the most exposed windows
- Modern sealant on a period surround
- Gaps between timber frames and stone or brick
Letting a property close to Livingston North station? Then any sash windows need sound mastic to keep draughts and rain out.
Questions to ask before booking
- What the cure time is
- How the colour is chosen
- Is VAT in the price?
- What happens if they find a problem under the old sealant