Greater London · England
Loxford Sand Mastic
Problem with your window and door surrounds in Loxford? We remove the old material, prepare the joints and seal them properly, with a one-year guarantee.
- Modern sealant on a period surround
- Window mastic to renew ahead of painting
- Draughts and rain around sash boxes
Sand mastic for homes and businesses in Loxford
Old sand mastic cracks, crumbles and falls out over time, leaving gaps round the window. Renewing it closes the gap so the surround looks right again. If you are dealing with silicone on a period window that looks wrong and gaps between timber frames and stone or brick, we can put it right.
London has a lot of flats and conversions, where windows are often on upper floors. Who looks after the outside of the frames can depend on the lease, so check that first, and access in Loxford is something to talk through when you book.
All our work is covered by a one-year guarantee, wherever you are in Greater London.
- Place
- Loxford (IG1, IG11, IG3)
- Wider area
- Greater London
- Cover
- 12 months on all our work
- Price
- A clear price before work begins
- Call
- 0345 464 0079
- Last updated
- 26 October 2026
What sealant work can’t fix
Some problems need a builder, plumber or other trade rather than us:
- Crumbling stone or brickwork round the window
- Planning or listed building consent (your local planning authority decides)
- Sashes that rattle, stick or will not open
Not sure which it is? You can phone 0345 464 0079 or send us an email and we’ll tell you honestly.
Surfaces we seal
- Brick reveals
- Sash and case windows
- Timber door frames
- Stone surrounds
- Tenement windows
- Period & listed homes
Loxford: your questions answered
Is Loxford in your area for sand mastic?
Yes. We work across London and the South East, and Loxford is part of that. Just ring 0345 464 0079 or drop us an email with a few details of the job.
Is parking an issue for sand mastic in Loxford?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. That way the visit can be planned around it.
Are you ARBOMaster approved?
Yes. We hold ARBOMaster approved applicator status.
When will the new mastic be hard?
It forms a skin fairly soon and it hardens fully over a longer time. The weather and joint depth both affect it.
Do you take out the old sealant first?
Yes. All of the old material is cut out and the joint cleaned before applying anything new.
Is it messy?
No. We work neatly, protect the area around the joints and tidy up afterwards.
Can sand mastic be painted?
Traditional guidance is not to paint over sand mastic. If you’re redecorating the window, ask us first and we’ll talk you through it.
Will there be a smell?
Some sealants have a smell while they cure, but it fades. Ventilation helps.
Why deal with it now?
Gaps round a sash window let in rain and draughts. Left, water can reach the timber and the wall, so dealing with it now protects both. Damp from a failed joint spreads quietly in older London brickwork and timber, and once it shows in Loxford, the repair is bigger than a sealant job.
The cost depends on the amount of work, how hard the old material is to remove and access to the work. We give a clear quote before any work starts.
What you get with us
- Tidy, careful work
- Over 20 years’ experience
- Quality sealants from Arbo and Everbuild
- 12-month guarantee on every job
Read our cost guide and what customers say.
Different surfaces, different methods
Stone surrounds
The stone is treated with care while raking out the old mastic.
Brick reveals
We rake out the old mastic and pack deep voids before the new mastic goes in.
What we do, step by step
Once we’re on site, we compare the joints with what we discussed. If anything is different, we explain it before carrying on. After that, the work takes a few hours for a single window, longer for several. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in Loxford. A visitor permit or a nearby bay makes the visit run more smoothly.
- 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.
- We finish the mastic to a tidy line.
Getting ready for the visit
- Keep pets and children clear of the area while we work
- Tell us if parking is tricky
- Tell us about any previous sealing or DIY attempts
How to get a quote
We don’t publish a price list, as no two jobs are quite the same. Instead, your job gets its own clear quote. To arrange one, phone 0345 464 0079 or drop us an email.
Read more
How we quote for sand mastic
Call for a quick quote. The main things that affect it are:
- Whether old sealant or filler has to be cut out
- Which sealant suits the joint
- When we can work, for business premises
- Mould in or behind the old joints
What you pay reflects the work, not guesswork. That’s why we ask about the job first and agree the price before starting.
Helping us quote
When you call or email, these details help:
- Where the job is, and your postcode
- Whether it’s a home or a business
- Roughly how big the job is
- Any previous sealing or DIY work
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints, and add pictures by email if you can.
What sand mastic looks like in Loxford
In a converted house or block, who looks after the windows depends on the lease, so it’s worth checking before booking. Historic houses like Eastbury Manor House (about 1.2 miles south-east) are a reminder that the area around Loxford 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.
If you look after a building such as Woodlands Primary School, its window and door frames need their mastic kept sound, just like a home’s. As a London address, Loxford can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
Loxford is about 3 miles north-east of Plaistow, in Greater London. If you need sand mastic in Loxford, it’s easy to get a quote: please call 0345 464 0079 or send us an email. We’re based in Crawley and cover Greater London. Our area takes in 764 places across Greater London. For nearby work, see our London page (8 miles or so).
Here we cover the IG1, IG11 and IG3 postcode area for sand mastic. If you need sand mastic at a property on Dane Road, Eton Road and Natal Road or anywhere close by, we can help. Other places close to Loxford include Ilford (1 mile north), Manor Park (1 mile west), Barking (1 mile south-east), Little Ilford (1 mile west) and Wallend (1 mile south-west). Larger places within reach include London (8 miles south-west), City of Westminster (10 miles west), Marylebone (10 miles west), Kensington (13 miles west), St Pancras (9 miles west) and Shoreditch (7 miles west).
Around Loxford
We work in homes and buildings around The Barking Dog pub, Loxford School and Loxford Park. For rail, the closest station is Barking station, about 0.6 miles south of the centre. Nearby you will also find Gallions Reach Shopping Park (2.6 miles south) and Redbridge Museum (0.8 miles north-west). The countryside around Loxford includes Hollow Pond and Ripple Nature Reserve.
Nearby places to Loxford
Also in Loxford
How to look after the new joints
After the cure time, these simple habits help:
- Avoid patching sand mastic with silicone
- Avoid heavy scraping on the mastic joint
- Find out about consent before window work on a listed home
- Get any rot dealt with first
Avoid sealing over the mastic with silicone. If you see a crack, ask us to take a look before trying a quick fix.
Gaps round a sash box let in draughts and rain. Left, the gap tends to get bigger as more mastic falls out.
What we’re called out for in Loxford
Paint, silicone or cement used over old mastic causes problems. They do not suit the joint and we normally remove them.
Most people get in touch after spotting one of these:
- Silicone on a period window that looks wrong
- Old cement repairs round a window that have failed
- Gaps between timber frames and stone or brick
- Draughts and rain around sash boxes
If you let a flat or house near Barking station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Questions to ask before booking
- How the joint is cleaned and prepared
- Who does the work, and how experienced they are
- What happens if they find a problem under the old sealant
- How long the guarantee is