Greater London · England
Maida Vale Sand Mastic
Our applicators work in Maida Vale on traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old sealant removed completely, joints prepared properly and a one-year guarantee.
- Old sand mastic that has cracked, crumbled or fallen out
- Modern sealant on a period surround
- Mastic worn away on windows facing the weather
About our sand mastic in Maida Vale
Across Maida Vale, we renew sand mastic around sash and case windows. Each joint is raked out, prepared and pointed by hand for a neat, traditional finish. We work on timber door frames, sash and case windows and brick reveals, and people most often call us about weathered mastic on the most exposed windows and cracked mastic round a front door frame.
London has a lot of flats and conversions, where windows are often on upper floors. In a converted house or block, the lease normally says who is responsible for the windows, so it’s worth checking before booking.
We stand behind the work with a 12-month guarantee.
- Place
- Maida Vale (W9, NW8, NW6)
- Region
- Greater London
- Guarantee
- One year on every job
- Quote
- Quoted before any work starts
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
How we quote for sand mastic
Your quote is based on your job. We look at:
- How easy the joints are to reach
- Whether old sealant or filler has to be cut out
- How many rooms, windows or areas are involved
- Which sealant suits the joint
What it costs depends on how much there is to do, how hard the old material is to remove and how easy the joints are to reach. You will have a clear quote before any work starts, so you know where you stand.
What we need to know
The more you tell us, the more accurate the quote. When you ask for a quote, tell us:
- Where the job is, and your postcode
- What the problem is, such as mould, gaps, leaks or cracking
- A few pictures by email, if you can
- Roughly how big the job is
To get a quote, call 0345 464 0079 or email us with the location and a short description of the problem. We’ll give you a clear quote before any work starts.
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The process
Most of a good job is in the preparation, so that’s where we spend the time. Joints are cleaned back and dried before anything new goes in. In total, it usually takes a few hours for a single window, longer for several. In Maida Vale, as in most of London, parking needs a little planning. A visitor permit or a nearby bay makes the visit run more smoothly.
- We check the window surrounds and agree which joints need renewing.
- Old, loose mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic isn’t too thick.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The mastic is finished to sit tidily against the stone or brick.
Preparing for the visit
- Tell us about any previous sealing or DIY attempts
- Plan for the work area to be out of bounds to pets and children
- Try not to wet indoor joints just before the visit
Getting a quote
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints, and email pictures if that’s easy.
Read more
Different surfaces, different methods
Timber door frames
Door frames get knocked and soaked and the mastic can crack early. We rake it out and renew it.
Period and listed homes
Period homes look their best with traditional materials.
Why it’s worth doing now in Maida Vale
Silicone might seem the quicker option, but it can look wrong on a period surround. Sand mastic suits the building and finishes neatly against the masonry. Converted houses in London often have a bathroom above someone else’s living room, so a small leak from tired sealant can mean a neighbour’s ceiling and a lot of disruption. Dealing with it early is far simpler.
Leaving a failed joint usually makes the job bigger, not smaller, as water and mould keep getting in. If you’re not sure whether it needs doing, ring 0345 464 0079 or drop us an email and we’ll give you an honest view and a quote.
Why book with us
- Trusted Arbo and Everbuild sealants
- 180+ five-star Google reviews
- We leave the area clean and tidy
- One-year guarantee on every job
Take a look at how sealant jobs are priced and what customers say.
Work for landlords, hotels and businesses
Housing providers, facilities teams and property managers book us too. Several sites can go on one quote, and we’re fully insured for the work.
Letting agents often deal with us directly. Tell us the address, the job and how access works.
Honest limits
We will not take on work that won’t last, so here’s what sealant cannot put right:
- Whether work needs listed building consent
- Rotten sashes, sills or window boxes (a joiner’s job)
- Sashes that rattle, stick or won’t open
If in doubt, ring 0345 464 0079 or drop us an email and we’ll say what we think.
Joints and surfaces we work on
- Sash and case windows
- Period & listed homes
- Stone surrounds
- Timber door frames
- Tenement windows
- Brick reveals
Aftercare tips
How long the joints last depends on use and care. Here’s what we suggest:
- Leave the new mastic unpainted
- Ask a joiner to look at soft timber first
- Plan mastic work ahead of painting
- Ask the planning authority about consent for listed or conservation-area homes
Leave the new mastic alone while it firms up. It skins over quickly, but takes longer to harden fully.
Renewing mastic before redecorating saves doing it twice. Paint over cracked mastic only covers it up.
Your questions about sand mastic in Maida Vale
I let a flat near Kilburn High Road station. Can you help?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. Just ring 0345 464 0079 or drop us an email with the address and what needs doing, and we’ll give you a clear price.
Is parking a problem for a job in Maida Vale?
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.
Does someone need to be in?
It depends on the job. For work indoors, someone needs to let us in, while outside work can sometimes be arranged differently.
What should I tell you?
Only a few details: where it is, what you’ve noticed and how we reach it. Then ring 0345 464 0079 or drop us an email.
What’s sand mastic made of?
Sand plus a binder based on linseed oil. It’s applied by hand and finished to sit neatly against the masonry.
Do the sealants smell?
Sometimes, a little. It fades as the sealant cures, and ventilation helps.
Can I choose the sealant colour?
Yes. White, clear and grey are common, and other colours are available for many products, and we agree the colour with you before any work starts.
Is sand mastic better than silicone for my windows?
That depends on your windows. On many period windows, sand mastic looks right and suits the building, while modern frames normally get a flexible sealant.
Frames and glazing around Maida Vale
In London conversions and blocks, the lease decides who is responsible for the frames, so check that before you book. 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.
For site and facilities teams at buildings such as Essendine Primary School, 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 Peter Elgin Avenue, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. As a London address, Maida Vale can be tricky for parking: let us know about parking bays, permits or a driveway.
Maida Vale is about 2 miles south of Hampstead, in Greater London. For sand mastic in and around Maida Vale, please ring 0345 464 0079 or send us an email for a quick quote. We cover Greater London from our Crawley base, Maida Vale included. Our Greater London coverage runs to 764 places, Maida Vale among them.
Our applicators cover all of W9, NW8 and NW6 for sand mastic. Whether your property is on The Lane, Hall Road and Hill Road or anywhere close by, our applicators can take on the job. With the A404 close by, Maida Vale is simple for us to get to. Close by, we work in Westbourne Green (1 mile south), Little Venice (1 mile south-east), Paddington Green (1 mile south-east), Westbourne (1 mile south) and St John's Wood (1 mile north-east). Larger places within reach include London (5 miles south-east), St Pancras (3 miles east), Shoreditch (5 miles east), Walthamstow (8 miles north-east), Hoxton (5 miles east) and Whitechapel (5 miles east).
Local landmarks in Maida Vale
Around Maida Vale, our work takes us to homes and buildings near Emslie Horniman's Pleasance, Paddington Academy and The Warrington pub and the streets around them. Other local landmarks include Cecil Sharp House (1.9 miles north-east) and Maida Vale School (within half a mile west). For rail, the closest station is Kilburn High Road station, about 0.7 miles north of the centre. Nearby you’ll also find Montfichet's Tower (3.9 miles east) and O2 Centre (1.5 miles north). Open spaces near Maida Vale include Greville Place nature reserve and The Long Water.