Edinburgh · Scotland
Oxgangs Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Oxgangs. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Weathered mastic on the most exposed windows
- Crumbling sand mastic round a window
- Cracked mastic round a front door frame
What sealant work cannot fix
We will always be straight with you, so here’s what sealant cannot fix:
- Planning or listed building consent (your local planning authority decides)
- Cracked or broken glass
- Masonry that needs repairing
If you are not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer.
What we seal
- Timber door frames
- Period & listed homes
- Brick reveals
- Stone surrounds
- Sash and case windows
- Tenement windows
Sand mastic in Oxgangs, done properly
We renew sand mastic around sash windows and doors set in stone or brick. The old mastic is raked out, the joint is prepared and new mastic is shaped by hand. Common call-outs are for gaps round a timber door in stone or brick and old sand mastic that has cracked, crumbled or fallen out, across stone surrounds, period & listed homes and sash and case windows.
Oxgangs is in one of Scotland’s four big cities, where many older buildings are sandstone or granite. Stone needs a sealant that suits it, so acetoxy silicones, which can attack some stone, are best avoided.
Your job is guaranteed for a year, as with all our work.
- Location
- Oxgangs (EH10, EH13, EH14)
- Wider area
- Edinburgh
- Cover
- 12 months on all our work
- Quotes
- A clear price before work begins
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Other services in Oxgangs
What affects the quote in Oxgangs
You will get a clear quote before we start. It’s based on:
- How much old sealant there is and how hard it is to remove
- The type of sealant required
- How many rooms, windows or areas are involved
- Whether the work is at height
There are no prices on our website, because each job is priced on what it involves. Call for a quick quote and we’ll talk you through it.
What to tell us for a quote
Photos help, but a description is a good start. Try to tell us:
- If someone has resealed it before
- The rough size of the job
- The type of property
- Pictures of the joints, sent by email
For sand mastic in Oxgangs, drop us a line at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and you will get a clear quote before work begins.
Windows and doors in Oxgangs
The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, often through a property factor. Who owns the windows depends on the title deeds. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and sound outside sealant is part of that.
Letting a property close to Slateford station? Then cracked sand mastic around sash windows lets in the draughts tenants complain about. Whitefoord House, about 3.5 miles north-east, is one of the historic houses in the wider area around Oxgangs, and older homes nearby need a sealant that suits their walls.
Oxgangs is about 3 miles south of Edinburgh, in Edinburgh. Wherever you are in the EH10 postcode area, we cover sand mastic for homes and businesses. Oxgangs is one of 175 towns and villages in Edinburgh where we work for sand mastic.
Work in EH10, EH13 and EH14 works the same way as everywhere else we cover. Local streets include Oxgangs Road, Camus Avenue and Comiston Road. We also cover the places around Oxgangs: Colinton Mains (1 mile west), Comiston (1 mile north-east), Caiystane (1 mile south-east), Greenbank (1 mile north) and Firrhill (1 mile north-west). Further out, we also cover Edinburgh (3 miles north), Leith (5 miles north), Bonnington (5 miles north), Greenside (4 miles north), Broughton (4 miles north) and Bellevue (4 miles north).
Around Oxgangs
In Oxgangs, that means homes and buildings near Army School of Bagpipe Music and Highland Drumming and Harrison Park and the streets around them. The closest station to Oxgangs is Slateford station, roughly 1.6 miles north-west. Other landmarks nearby include Cockburn Geological Museum (2.1 miles north-east) and Edinburgh City Hospital (0.6 miles north-west). Not far away are Duddingston Loch and Craiglockhart Hill.
Oxgangs: your questions answered
Can you help a landlord with a rental near Slateford station?
Yes. We work for letting agents and landlords as well as householders, and several properties can be quoted together. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we will give you a clear quote.
Do you cover Oxgangs for sand mastic?
Yes. Our work covers the whole of Scotland, and Oxgangs is part of that. You can drop us a line at info@mrmastic.co.uk and let us know what needs doing, and we’ll give you a clear quote.
Is sand mastic better than silicone for my windows?
It depends on the window. On many period windows, sand mastic looks right and suits the building and newer frames normally get a flexible sealant.
What do you put in the joint?
It depends on the joint: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. Brands we use include Arbo and Everbuild.
Is it possible to paint over sand mastic?
It’s traditionally left unpainted, as guidance on traditional windows advises. Ask us before decorating.
What is sand mastic?
It’s sand mixed with a linseed-oil-based binder for the joint between timber frames and masonry.
Can I add another job to the visit?
Of course. Combining jobs makes good use of the visit, so mention them when you ask for a quote.
What should I tell you?
The location, the problem and the rough size of the job. If you can, email a few photos.
How the job changes by surface
Timber door frames
Door frames get knocked and soaked and the mastic can crack early. It’s renewed by hand.
Sash and case windows
On a sash window, the mastic joint shows on the outside so we finish it carefully.
How it works
When we arrive, we look over the joints with you first, so there are no surprises. Surfaces next to the work are protected before any work starts. The work generally takes anything from a few hours to a full day, depending on how many windows. In a city area like Oxgangs, parking may be by permit or pay-and-display, so tell us what’s nearby. For flats, mention the door entry system and any shared-stair arrangements.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- We pack any deep voids first.
- We apply the mastic by hand and shape it.
- The surface is finished to suit the stone or brick.
Before we arrive
- Clear the area around the work
- For indoor joints, keep the area dry beforehand if you can
- Let us know about parking restrictions
Ask for a quote
Need a quote? Please email us at info@mrmastic.co.uk with a few details. We will explain what we’d do and give you a clear price before work begins.
Related advice
Looking after it afterwards
After the cure time, these simple habits help:
- Avoid heavy scraping on the mastic joint
- Inspect the joints round the windows every year or so
- Sort the mastic before the decorators arrive
- Leave the new mastic unpainted
Look at the mastic when you look over the windows. Small cracks are easier to deal with early.
Fine cracks show the mastic is starting to fail. It’s easier to renew it before it drops out.
Work for landlords, hotels and businesses
Whether it’s one flat or a portfolio, you get the same standard of work: the old material taken out, careful preparation and a 12-month guarantee.
We work for landlords and agents as well as householders. Resealing between tenancies keeps a property looking cared for before the next move-in.
Signs you need sand mastic in Oxgangs
Shallow joints are a common cause. Mastic that’s too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
Common reasons people contact us are:
- Cement or filler used on old window joints that has cracked
- A silicone bead on a sash window that spoils the look
- Mastic worn away on windows facing the weather
- Cracked mastic round a front door frame
If you look after a building such as Firrhill High School, larger buildings have plenty of frames, and the mastic around each one ages.
Questions to ask before booking
- How the surfaces are prepared before sealing
- Who turns up on the day
- Whether VAT is included
- Are they insured?