East Lothian · Scotland
Sand mastic for sash & case windows in Musselburgh, East Lothian
Sand mastic across Musselburgh and nearby, with old sealant always removed completely and a one-year guarantee.
- Window mastic to renew ahead of painting
- Silicone on a period window that looks wrong
- Draughty sash windows at the surround
How we handle sand mastic in Musselburgh
Sand mastic has long been used to fill the joint between timber frames and masonry. It’s made from sand and a linseed-oil-based binder and built up by hand. On older homes, it suits the building far better than silicone. We work on timber door frames, stone surrounds and sash and case windows, and common reasons people get in touch are draughty sash windows at the surround and gaps round a timber door in stone or brick.
In a town like Musselburgh, stone-built older streets usually sit alongside harled houses and newer estates, so windows range from sash and case in older buildings to uPVC on newer homes. The sealant has to suit both the frame and the wall it sits in.
We stand behind the work with a one-year guarantee, so you are covered after we’ve gone.
- Place
- Musselburgh (EH21)
- Wider area
- East Lothian
- Guarantee
- A year, on every job
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What affects the cost of sand mastic
Call for a quick quote. What matters most is:
- The number of rooms or windows
- Whether there’s mould to deal with
- The old material and how stubborn it is
- Access and height
A failed joint rarely gets cheaper to fix by waiting, as water and mould keep getting in. If you are unsure, email us at info@mrmastic.co.uk and we’ll give you an honest view and a quote.
What we need to know
You don’t need to know the technical terms. It helps if you can tell us:
- Whether it’s a home or a business
- How we’d reach the joints
- What’s wrong with the joints now
- How many joints, rooms or windows are involved
If you’re in Musselburgh and need sand mastic, email us at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and you’ll get a clear quote before any work starts.
Keeping the joints in good condition
Simple care keeps the joints in good condition. Our advice:
- Get any rot dealt with first
- Leave the new mastic unpainted
- Inspect the joints round the windows every year or so
- Don’t run silicone over sand mastic
Leave the new mastic alone while it firms up. It forms a skin fairly soon, but takes longer to harden fully.
Small cracks are a sign the mastic is ageing. It’s easier to renew it before it drops out.
Why deal with it now?
A silicone bead can be quicker, but on period stone or brick it often looks out of place. Sand mastic suits the building and blends with the stone or brick. For landlords in Musselburgh, damp and leaks can fall under the Repairing Standard. Sorting failed joints early is easier than dealing with a tenant’s complaint.
Homes and businesses are quoted the same way: the amount of work, the access and the products needed, along with when we can work on site. Call for a quick quote and we will explain what it covers.
What you get with us
- Rated 4.9 stars on Google
- Quality sealants from Arbo and Everbuild
- Every job guaranteed for a year
- 20+ years of sealant experience
Read what affects the cost and customer reviews.
What we cannot put right
New sealant cannot fix everything, and we’d rather say so up front. Sealant won’t put right:
- Rotten sashes, sills or window boxes (a joiner’s job)
- Planning or listed building consent (your local planning authority decides)
- Broken panes
Not sure which it is? You can email us at info@mrmastic.co.uk and we will tell you honestly before you book.
What we seal
- Stone surrounds
- Timber door frames
- Period & listed homes
- Sash and case windows
- Brick reveals
- Tenement windows
Frames and glazing around Musselburgh
Musselburgh is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and sound outside sealant is part of that.
Hamilton House, about 3.1 miles east, is one of the historic houses in the wider area around Musselburgh. Letting a property close to Musselburgh station? Then older sash windows in a rental need their mastic kept sound to keep the weather out.
Musselburgh is about 6 miles east of Edinburgh, in East Lothian. Wherever you are in the EH21 postcode area, we cover sand mastic for homes and businesses. Musselburgh is one of 48 places in East Lothian we cover for sand mastic. There’s also a page for Edinburgh, about 6 miles away.
We cover every part of EH21 for sand mastic. Sand mastic is available to properties on Station Road, High Street and North High Street and the roads around them. Musselburgh sits on or near the A199 and A6095. If you are just outside Musselburgh, we cover Inveresk (1 mile south-east), Eastfield (1 mile north-west), Old Craighall (1 mile south), Newcraighall (1 mile west) and Whitecraig (2 miles south-east). Further out, we also cover Haddington (10 miles east), Tranent (4 miles east), North Berwick (15 miles north-east), Prestonpans (3 miles east), Cockenzie and Port Seton (4 miles north-east) and Longniddry (7 miles east). Being one of East Lothian’s larger places, Musselburgh has every kind of property, from flats to offices.
Landmarks near Musselburgh
We work in homes and buildings around The David Macbeth Moir pub and the streets around them. The nearest railway station is Musselburgh station, roughly 0.8 miles south-west. Other landmarks nearby include Carberry Tower (2.2 miles south-east) and Musselburgh Doll Museum (less than half a mile north-east). The countryside around Musselburgh includes The New Leaf Co-op and Whinny Hill.
Musselburgh: your questions answered
Can you help a landlord with a rental near Musselburgh station?
Yes, we work for landlords and agents. Just send an email to info@mrmastic.co.uk and tell us about the property, and we will send you a clear quote.
Does the coastal weather in Musselburgh affect outside sealant?
Coastal weather is harder on outside sealant: there’s more wind-driven rain and, closer to the shore, salt in the air. Choosing the right sealant for the frame and wall, laid at the right depth, helps it last.
What is sand mastic?
Sand plus a binder based on linseed oil. It’s applied by hand and shaped to suit the surround.
Can old silicone round a sash window be swapped for sand mastic?
Yes, it’s a common request. The old silicone has to come out completely so the mastic can sit properly.
Will there be a smell?
Some sealants have a smell while they cure, but it fades. Ventilation helps.
How long does sand mastic take?
Most jobs take a few hours for a single window, longer for several. We will confirm how long when we quote.
Do I need to be at home?
Access is agreed with you when the job is booked. For inside work, that normally means someone being in.
What do you put in the joint?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We explain the product when we quote.
What we do, step by step
Good joint work is mostly preparation, so that’s where we spend the time. Every joint is cleaned and dried before new material goes in. In total, it generally takes a few hours per window, depending on the condition of the joints. In a Scottish town like Musselburgh, parking is normally straightforward, though older centres can be tighter. For flats, mention the shared stair or door entry system.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- Large voids are packed out.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
Getting ready for the visit
- Plan for the work area to be out of bounds to pets and children
- Tell us about access, such as stairs, a lift or high-level joints
- Mention any parking rules near the property
Getting a quote
Need a quote? Please drop us a line at info@mrmastic.co.uk with a few details. You will know what we plan to do, and what it will cost, before any work begins.
Related advice
Nearby places to Musselburgh
Other services in Musselburgh
Landlord and commercial work in Musselburgh
If you manage several properties in or around Musselburgh, jobs at different addresses can go on one quote. Just tell us the addresses and what each one needs.
We regularly work with letting and managing agents. Tell us the address, the job and how access works and we will give you a quote.
Signs you need sand mastic in Musselburgh
Some old mastic was never deep enough. Mastic that is too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
The problems people generally mention when they call include:
- Modern sealant on a period surround
- Crumbling sand mastic round a window
- Weathered mastic on the most exposed windows
- Cracked mastic round a front door frame
Schools such as Loretto School are buildings too, and its window and door frames need their mastic kept sound, just like a home’s.
What your quote should include
- How the surfaces are prepared before sealing
- Is VAT in the price?
- What the cure time is
- Whether they’re fully insured