Kent · England
London Beach Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in London Beach and across Kent. Fully insured, ARBOMaster approved and guaranteed for a year.
- Silicone on a period window that looks wrong
- Gaps between timber frames and stone or brick
- Mastic dropping out of the joint
London Beach questions
Is London Beach within the area you cover?
Yes, we do. We work across London and the South East, from towns to the smallest places. Longer journeys are simply planned in advance.
Do you cover London Beach for sand mastic?
Yes. Our work covers London and the South East, and London Beach is part of that. You can ring 0345 464 0079 or email us and tell us what needs doing.
What’s sand mastic made of?
Sand mastic is a traditional material for pointing round windows and doors. It’s made with sand and a linseed-oil-based binder.
Can I add another job to the visit?
Yes. Tell us about everything you’d like done and you will get one quote.
Where are you based?
We are a Crawley-based firm. Our area covers South East England, London and Scotland.
Do you work for landlords and businesses?
Yes, we do. Domestic, commercial and hotel work are all part of what we do, and we are fully insured.
What information do you need?
A short description and the location, with photos by email if possible. If we need more, we’ll ask.
Can I do it myself?
For a simple, easy-to-reach joint, a careful DIYer can do a reasonable job. The usual mistakes are sealing over old sealant, sealing a damp joint and using too much.
How we handle sand mastic in London Beach
For a listed home or one in a conservation area, ask your local planning authority whether consent is needed for work to windows. Like-for-like sand mastic is often the preferred finish. Common call-outs are for a silicone bead on a sash window that spoils the look and wind and rain getting in round a sash window, on timber door frames, period & listed homes and sash and case windows.
Homes in small places like London Beach often stand in the open, with little to shelter their windows from wind and rain. That exposure dries out and cracks the mastic around frames and sills faster.
We guarantee the work for a year. If there’s a problem with our work within the year, let us know and we will sort it.
- Place
- London Beach (TN30)
- Wider area
- Kent
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
What sand mastic looks like in London Beach
London and the South East are among the drier parts of the UK, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind. With historic houses such as Smallhythe Place (about 4.2 miles south) nearby, there’s older building stock in the area around London Beach as well as newer homes. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
Schools such as St Michael's Church of England Primary School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s. If you live in an older home near Church of St Michael, the joint between an old wall and a newer frame is generally the first place rain gets in.
London Beach is about 8 miles west of Ashford, in Kent. We carry out sand mastic for homeowners, landlords and businesses in London Beach and nearby. London Beach is one of 922 towns and villages in Kent we cover. Our Crawley page covers work nearby (38 miles or so).
Every address in TN30 is covered for sand mastic, from the main roads to the quietest streets. You’ll find streets such as Biddenden Road and Ashford Road, and we cover them all. Nearby, we also carry out sand mastic in St Michaels (1 mile south), Tenterden (2 miles south), Parkgate (2 miles south-west), Clapper Hill (2 miles west) and Broad Tenterden (3 miles south). We also work in nearby towns such as Maidstone (14 miles north-west), Ashford (8 miles east), Foley Park (14 miles north-west), Paddock Wood (14 miles north-west), Bearsted (13 miles north-west) and Park Wood (11 miles north-west).
Around London Beach
Around London Beach, our work takes us to homes and buildings near Wattle Wood and Homewood School and the streets around them. The nearest railway station is Pluckley station, roughly 4.8 miles north-east. Well-known places in the area include Benenden Hospital (3.2 miles west) and Tenterden and District Museum (2 miles south).
Towns and villages near London Beach
Other services in London Beach
Should I try it myself first?
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
When something else is needed
We’d rather tell you now than do work that will not last, so these are the limits:
- Whether work needs listed building consent
- Masonry that needs repairing
- Timber that has rotted
If in doubt, ring 0345 464 0079 or send us an email and we will say what we think.
Surfaces we seal
- Period & listed homes
- Stone surrounds
- Brick reveals
- Timber door frames
- Sash and case windows
- Tenement windows
How we quote for sand mastic
We don’t publish a price list, because jobs vary so much. What we look at:
- Working hours on commercial sites
- The product the joint needs
- Whether old sealant or filler has to be cut out
- Whether the work is at height
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all make a difference.
Asking for a quote
What to tell us when you ask for a quote:
- What the problem is, such as mould, gaps, leaks or cracking
- Access, such as stairs, a lift or height
- Where the property is
- Pictures of the joints, sent by email
Need a quote? Please phone 0345 464 0079 or email us with a few details. You’ll know what we plan to do, and what it will cost, before any work begins.
What happens on the day
Most of a good job is in the preparation, so that’s where we spend the time. Every joint is cleaned and dried before new material goes in. All told, the work takes anything from a few hours to a full day, depending on how many windows. For a village or hamlet like London Beach, the journey is planned in advance: tell us about narrow lanes, gates, long drives and where we can park. Everything for the job comes with us, so a second trip is avoided where possible.
- Each surround is checked first.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic isn’t too thick.
- We point the joint with sand mastic by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Move anything stored near the joints
- Keep pets and children clear of the area while we work
- Mention any parking rules near the property
Ask for a quote
For a quote, ring 0345 464 0079 or send us an email and tell us where the job is and what the problem looks like. You will have a clear quote before we start.
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Landlords, agents and businesses in London Beach
A neglected joint can let water reach the structure, which matters even more when someone else lives there. Resealing at the right time is simple maintenance that we can handle for you.
We regularly work with letting and managing agents. Tell us the address, the job and how access works and we will quote.
Signs you need sand mastic in London Beach
Decorating can disturb tired mastic. Many people find it crumbling when they prepare the windows, which is a good time to renew it.
If you can see any of these, it’s time to have the joints looked at:
- Tired mastic found when preparing windows for paint
- Draughts and rain around sash boxes
- Mastic round period door frames that has failed
- Patchy fillers round a sash window
Rented homes near Pluckley station change hands often, and any sash windows need sound mastic to keep draughts and rain out.
What to look for in a quote
- How long the guarantee is
- When the joint can take water or movement
- How much experience the applicator has
- Is the old sealant removed completely?
Looking after it afterwards
No joint lasts for ever, but care makes a real difference. Our tips:
- Ask us before painting near the mastic
- Avoid heavy scraping on the mastic joint
- Keep modern sealant off the mastic
- Make sure water runs off the sill
Make sure water drains away from the window surround. Water sitting against the mastic shortens its life.
Crumbling mastic lets rain into the joint. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.