Greater London · England
Sand Mastic in Mitcham
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Mitcham and across Greater London. Fully insured, ARBOMaster approved and guaranteed for a year.
- Old sand mastic that has cracked, crumbled or fallen out
- Draughts and rain around sash boxes
- Window mastic to renew ahead of painting
Mitcham: your questions answered
Is parking a problem for a job in Mitcham?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. The visit is then planned around what’s available.
I let a flat near Mitcham Eastfields station. Can you help?
Yes, landlords and agents are among the people we work for. Just call 0345 464 0079 or drop us an email with the address and what needs doing, and we’ll send you a clear quote.
Is there any odour?
Possibly a little. Any smell clears as the sealant cures, and ventilation helps.
Are you insured?
Yes. We are fully insured for every job we do.
Do you guarantee sand mastic work?
Our 12-month guarantee applies on every job.
Can you match the sealant colour?
Most of the time, yes. We will tell you which colours the right product comes in.
Will the old sealant be removed?
Yes. Sealing over the old bead is the commonest cause of early failure, so we never do it.
Should I use sand mastic or silicone?
We’ll help you decide. Sand mastic suits many period homes and newer frames suit modern sealant.
How we handle sand mastic in Mitcham
Traditional burnt sand mastic that sits naturally against stone and brick. It’s a good fit for period properties where a modern sealant bead would stand out. If you have silicone on a period window that looks wrong and failed mastic on an exposed elevation, we can help, whatever the surface.
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 Mitcham is something to talk through when you book.
Big or small, you get the same one-year guarantee in Mitcham and across Greater London.
- Location
- Mitcham (CR4, SW16, SM4)
- Region
- Greater London
- Cover
- A year, on every job
- Price
- A clear quote up front
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
What happens on the day
We bring everything the job needs with us. After a quick look at the joints together, we protect the area and start. Most jobs take a few hours per window, depending on the condition of the joints. In a London area like Mitcham, the main things to plan are parking and access: let us know about parking, the floor we will be working on and any lift or shared entrance.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic is not too thick.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Tell us about access, such as stairs, a lift or high-level joints
- Try not to wet indoor joints just before the visit
- Mention if the joints have been sealed before
Getting a quote
To get a quote, ring 0345 464 0079 or send us an email with the location and a short description of the problem. We will give you a clear price before any work starts.
Related advice
What sand mastic looks like in Mitcham
London and the South East are among the drier parts of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day. With historic houses such as Southside House (about 3.6 miles west) nearby, there’s older building stock in the area around Mitcham as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
If you live in an older home near St. Mark's Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. As a London address, Mitcham can be tricky for parking: tell us about permits, visitor bays or off-street space when you book.
Mitcham is about 2 miles west of Thornton Heath, in Greater London. Whether you’re in the middle of Mitcham or further out, sand mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Mitcham is one of 764 towns and villages in Greater London where we work for sand mastic. There’s also a page for London, about 7 miles away.
Every address in CR4, SW16 and SM4 is within our area for sand mastic. You’ll find streets such as Kings Road, Baker Lane and Manor Road. We also cover Hackbridge (1 mile north), Eastfields (1 mile north), Colliers Wood (1 mile north-west), Merton Abbey (2 miles north-west) and Furzedown (2 miles north). We also work in nearby towns such as London (7 miles north), City of Westminster (8 miles north), Marylebone (8 miles north), Kensington (7 miles north), St Pancras (9 miles north) and Shoreditch (9 miles north).
Local landmarks in Mitcham
In Mitcham, that means homes and buildings near The Archbishop Lanfranc School, St Mark's Church of England Academy and The White Lion of Mortimer pub. The nearest railway station is Mitcham Eastfields station, about 0.5 miles north. A little further out are Wandle Industrial Museum (0.7 miles west) and Centrale Croydon (2.7 miles south-east). For a walk, there’s Duppas Hill and Cranmer Green.
Do you need sand mastic in Mitcham?
Previous repairs in cement or silicone often trap water or crack away. They do not suit the joint and we normally remove them.
Most people get in touch when they notice something like this:
- Mastic worn away on windows facing the weather
- Cracked mastic round a front door frame
- Cement or filler used on old window joints that has cracked
- Mastic dropping out of the joint
Schools such as St Thomas of Canterbury Catholic Primary School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
What your quote should include
- How the colour is chosen
- Are they insured?
- Is the old sealant removed completely?
- The length of the guarantee
When something else is needed
To be straight with you, some problems need a different trade:
- Masonry that needs repairing
- Sashes that need overhauling
- Whether work needs listed building consent
If you’re not sure, just ring 0345 464 0079 or drop us an email and we’ll give you a straight answer.
Joints and surfaces we work on
- Brick reveals
- Timber door frames
- Stone surrounds
- Tenement windows
- Sash and case windows
- Period & listed homes
Looking after it afterwards
How long the joints last depends on use and care. Here’s what we suggest:
- Find out about consent before window work on a listed home
- Inspect the joints round the windows every year or so
- Sort the mastic before the decorators arrive
- Clear gutters so water does not pour onto the windows
Do not run silicone over the new mastic. If you see a crack, ask us to take a look rather than patching it.
Small cracks are a sign the mastic is ageing. It’s easier to renew it before it drops out.
What happens if it’s left?
New sash windows are a major, costly change and on a listed home, consent may be needed. Where the frames are in good order, new mastic seals the surround. 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.
Commercial jobs are quoted on the same basis as homes: the amount of work, how we reach it and what it needs, plus any working-time requirements on site. Call for a quick quote and we’ll go through it with you.
Why choose Mr Mastic in Mitcham
- We never seal over old sealant
- A 12-month guarantee on all work
- An ARBOMaster approved applicator
- Arbo and Everbuild products
Read how sealant jobs are priced and customer reviews.
For landlords and businesses
If you manage several properties in or around Mitcham, several properties can be quoted together. Just tell us the addresses and what each one needs, and photos by email help.
We regularly work with letting and managing agents. Tell us the address, the job and how access works and we’ll give you a quote.
DIY sealant or a professional job?
A DIY attempt doesn’t rule out a professional job. We cut it out and start again, so tell us about it when you ask for a quote.
If you’re 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 fails, we can still redo it.