West Lothian · Scotland
Sand mastic for sash & case windows in Oakbank, West Lothian
Problem with your window and door surrounds in Oakbank? We cut out the old, prepare the joints and apply the right sealant, with a one-year guarantee.
- Cement or filler used on old window joints that has cracked
- Silicone on a period window that looks wrong
- Failed mastic on an exposed elevation
Honest limits
New sealant can’t fix everything, and we’d rather say so up front. Sealant won’t put right:
- Sash cords, weights and draught-proofing of the sashes
- Timber that has rotted
- Decisions on consent for listed homes
If you are not sure, just send an email to info@mrmastic.co.uk and we’ll give you a straight answer before booking.
Where we work in Oakbank
- Tenement windows
- Timber door frames
- Brick reveals
- Sash and case windows
- Period & listed homes
- Stone surrounds
How we handle sand mastic in Oakbank
A silicone bead around a sash window can look out of place and does not suit the building. Sand mastic is the traditional choice and we can swap the silicone for it. Typical jobs include failed mastic on an exposed elevation and draughts and rain around sash boxes, on sash and case windows, brick reveals and period & listed homes.
Across smaller places in Scotland, homes range from stone and harled cottages to newer houses, many standing in the open. Exposed frames and sills take the full force of wind-driven rain, so the mastic there works hard.
There’s a 12-month guarantee on every job, large or small.
- Where
- Oakbank (EH53)
- Region
- West Lothian
- Cover
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Also near Oakbank
Other services in Oakbank
Frames and glazing around Oakbank
Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic. With historic houses such as Howden House (about 1.8 miles west) nearby, there’s older building stock in the area around Oakbank as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
Letting a property close to Livingston South station? Then older sash windows in a rental need their mastic kept sound to keep the weather out. For site and facilities teams at buildings such as Inveralmond Community High School, the mastic around its windows and doors needs looking after like any other building’s.
Oakbank is about 2 miles south-east of Livingston, in West Lothian. For sand mastic in and around Oakbank, please drop us a line at info@mrmastic.co.uk for a quick quote. We’re based in Crawley and cover West Lothian. Oakbank is one of 58 towns and villages in West Lothian where we work. There’s also a page for Edinburgh, about 11 miles away.
Work in EH53 is quoted and booked the same way as anywhere else. We also cover the places around Oakbank: Mid Calder (1 mile north-west), East Calder (1 mile north-east), Murieston (2 miles south-west), Calderwood (2 miles north-east) and Dedridge (2 miles west). We also work in nearby towns such as Bathgate (7 miles west), Linlithgow (8 miles north-west), Whitburn (8 miles west), Broxburn (4 miles north), Armadale (9 miles west) and Winchburgh (5 miles north).
Local landmarks in Oakbank
In Oakbank, that means homes and buildings near East Calder Parish Church and Black Bull Inn and the streets around them. For rail, the closest station is Livingston South station, roughly 1.4 miles south-west of the centre. A little further out are Almond Valley Heritage Centre (2.9 miles west) and St John's Hospital (2 miles west). Not far away are Dechmont Law.
What happens on the day
Once we are on site, we check the joints match what you told us. If we find something unexpected, we talk it through with you first. After that, the work takes a few hours for a single window, longer for several. Outside jobs in Oakbank need a dry day, because sealant will not bond to a wet joint, so an outdoor job can move if the forecast changes. Indoor work goes ahead whatever the weather.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- Large voids are packed out.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
How to prepare
- Tell us about any previous sealing or DIY attempts
- Mention any sign-in or site rules at work premises
- Let us know about stairs, lifts or work at height
How to get a quote
We do not publish a price list, because every job is different. Instead, your job gets its own clear quote. To get started, email us at info@mrmastic.co.uk.
Advice
How we quote for sand mastic
Jobs vary more than people expect. The main factors:
- Mould in or behind the old joints
- Which sealant suits the joint
- The amount of work
- How many rooms, windows or areas are involved
Instead of a standard rate, we price the job in front of us: how many joints, what’s in them now and how we reach them. You’ll know the price before we begin.
Helping us quote
You do not need to know the technical terms. Just tell us:
- The problem you’ve noticed
- How we’d reach the joints
- Where the property is
- A few pictures by email, if you can
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints.
Looking after it afterwards
How long the joints last depends on use and care. Here’s what we suggest:
- Take care around the mastic when scraping paint
- Clear gutters so water doesn’t pour onto the windows
- Inspect the joints round the windows every year or so
- Do not run silicone over sand mastic
When preparing windows for paint, take care around the mastic. It can be damaged by heavy scraping.
An open joint round the box lets weather through. Left, the gap tends to get bigger as more mastic falls out.
Questions from Oakbank
I let a flat near Livingston South station. Can you help?
Yes. We work for landlords and agents as well as homeowners, and several properties can go on one quote. Just drop us a line at info@mrmastic.co.uk with the address and what needs doing, and we’ll give you a clear quote.
Do you cover smaller places like Oakbank?
Yes. Oakbank is within the area we cover, which takes in towns, villages and rural addresses. We work across all of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
How long does sand mastic take to go off?
The surface skins quite quickly and it hardens fully over a longer time. The weather and joint depth both affect it.
Is it possible to take out silicone and use sand mastic instead?
Yes. The silicone is cut out and the joint cleaned, then point it with sand mastic.
Is it OK to seal over old sealant?
No. We remove every bit of old sealant first.
Do you hold any approvals?
Yes. We’re an ARBOMaster approved applicator, the approved applicator scheme for Arbo sealants.
Should I use sand mastic or silicone?
It depends on the window. Period windows in stone or brick generally suit sand mastic and newer frames usually get a flexible sealant.
How long does the job take?
It depends on the size of the job, but as a guide it takes a few hours per window, depending on the condition of the joints. We will give you a better idea when we quote.
How the job changes by surface
Period and listed homes
Many older homes were built with sand mastic round the windows. On listed buildings, check with your planning authority first.
Stone surrounds
We take care not to mark the stone while raking out the old mastic.
When to call us in Oakbank
Scraping and sanding before painting can loosen old mastic. It’s often found when windows are being prepared for paint, which is a good time to renew it.
People generally contact us when they notice something like this:
- Mastic dropping out of the joint
- Window mastic to renew ahead of painting
- Silicone on a period window that looks wrong
- Gaps where the frame meets the masonry
In the older streets around Mid Calder Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Questions to ask before you book
- How hidden problems are handled
- What guarantee comes with the work
- Which colour the sealant will be
- Who does the work, and how experienced they are
Why act early in Oakbank
New mastic over crumbling mastic won’t hold. We remove the loose material first so the new work lasts. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water through a failed joint keeps working away until it’s fixed.
The cost reflects the work involved, not a rough estimate. That’s why we ask a few questions first.
What you get with us
- Every job guaranteed for a year
- Experience in homes, commercial sites and hotels
- Anti-fungal silicone where joints get wet
- An ARBOMaster approved applicator
Read our cost guide and what customers say.