Brighton and Hove · England
Patcham Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Patcham, with a 12-month guarantee on every job. Ask us for a quote.
- Gaps where the frame meets the masonry
- Draughts and rain around sash boxes
- Mastic that needs renewing before redecorating
How the job changes by surface
Timber door frames
A neat sand mastic joint round a front door suits a period home.
Period and listed homes
Materials matter on listed and conservation-area homes. Like-for-like sand mastic is generally favoured.
How we handle sand mastic in Patcham
Sand mastic skins over fairly quickly, but it takes longer to harden fully. Traditional guidance is not to paint over it, so ask us before you decorate. We work on timber door frames, tenement windows and sash and case windows, and the jobs we see most are old sand mastic that has cracked, crumbled or fallen out and weathered mastic on the most exposed windows.
In smaller places like Patcham, homes range from older cottages to newer houses, with windows to match: timber, uPVC and aluminium. Each frame material needs the right sealant against the right wall.
All our work is covered by a 12-month guarantee.
- Where
- Patcham (BN1)
- Region
- Brighton and Hove
- Guarantee
- One year on every job
- Quotes
- A clear price before any work starts
- Call
- 0345 464 0079
- Last updated
- 26 October 2026
Towns and villages near Patcham
Also in Patcham
Frames and glazing around Patcham
Patcham is close to the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Rainfall in the South East is lower than in much of the UK, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
For site and facilities teams at buildings such as Patcham Infant School, the mastic around its windows and doors needs looking after like any other building’s. Letting a property close to Preston Park station? Then any sash windows need sound mastic to keep draughts and rain out. For an older house near a landmark such as All Saints Church, the joint between an old wall and a newer frame is generally the first place rain gets in.
Patcham is about 2 miles north of Brighton, in Brighton and Hove. Whether you are in the middle of Patcham or further out, sand mastic is available for homes and businesses alike. Our Brighton and Hove coverage runs to 30 places, and Patcham is one of them.
All of BN1 is covered for sand mastic. Whether your property is on London Road, Vale Avenue and Eldred Avenue or a nearby road, our applicators can take on the job. We also cover the places around Patcham: Waterhall (1 mile north-west), Westdene (1 mile south-west), Hollingbury (1 mile east), Withdean (1 mile south) and Preston (1 mile south). Larger places within reach include Carlton Hill (3 miles south), Hanover (3 miles south), Brunswick (3 miles south), Kemptown (4 miles south-east), Whitehawk (3 miles south-east) and Aldrington (3 miles south-west).
Around Patcham
Locally, jobs take us to homes and businesses close to Withdean Park, Patcham High School and The Dharma Primary School. For rail, the closest station is Preston Park station, about 1.3 miles south. A little further out are Clayton Castle (3.1 miles north) and Brighton Transport Museum (1.8 miles south). Not far away are Ditchling Beacon and Ladies Mile.
How we quote for sand mastic
We do not publish a price list. What we look at:
- The number of rooms or windows
- The old material and how stubborn it is
- Which sealant suits the joint
- When we can work, for business premises
The cost reflects the work involved, not guesswork. That’s why we ask a few questions first and agree the price before starting.
What we need to know
To help us quote quickly, let us know:
- What’s wrong with the joints now
- Pictures of the joints, sent by email
- Where the job is, and your postcode
- Access, such as stairs, a lift or height
Getting a quote is simple: let us know what needs doing and where. A few pictures by email make the job easier to understand, and we will take it from there.
DIY versus a professional finish
Sealing over old silicone is the commonest DIY error. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and does not move well, and getting the depth right matters as much as the look.
Leave it or put it right?
New sash windows are a major, costly change and on a listed home, consent may be needed. If the frames are sound, renewing the mastic deals with gaps and draughts at the surround. Around Patcham, water from a failed joint in an older home can soak into timber and plaster, and that’s a much bigger job than renewing the sealant.
No two jobs are quite the same, so we quote each one individually. Size, access and the product the joint needs all play a part.
Why book with us
- Neat joints and a tidy finish
- 180+ five-star Google reviews
- 12-month guarantee on every job
- Over 20 years’ experience
Take a look at how sealant jobs are priced and our reviews.
How the visit works
When we arrive, we start by going over the job with you, so you know exactly what we are doing. Surfaces next to the work are protected before any work begins. The work generally takes anything from a few hours to a full day, depending on how many windows. For a job in Patcham, we agree the time, the access and parking before the day. If the work is outside, the weather plays a part, as sealant needs a dry surface.
- 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.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
How to prepare
- Try not to wet indoor joints just before the visit
- Mention any tricky access
- Mention if the joints have been sealed before
Getting a quote
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we’ll explain how we’d tackle it. Whenever you are ready, ring 0345 464 0079 or email us.
Advice
When it is not the sealant
Honest advice matters more to us than a booking, so here’s what sealant cannot fix:
- Decisions on consent for listed homes
- Decayed frames that need repair
- Masonry that needs repairing
If in doubt, call 0345 464 0079 or send us an email and we’ll say what we think before booking.
Surfaces we seal
- Brick reveals
- Timber door frames
- Period & listed homes
- Sash and case windows
- Tenement windows
- Stone surrounds
Common questions in Patcham
Do you cover smaller places like Patcham?
Yes, Patcham is covered. We work across London and the South East, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Does living near the coast affect sand mastic in Patcham?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. Choosing the right sealant for the frame and wall, laid at the right depth, helps it last.
Can tenants book the work?
Yes. Check with your landlord; we can send the quote to them too.
What is sand mastic?
Sand mastic is a traditional material for pointing round windows and doors. It’s made with sand and a linseed-oil-based binder.
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 messy?
Tidy work is part of the job. We protect what’s around the joints, and we clear up when we’re done.
Do you take out the old sealant first?
Yes. We cut out all the old sealant and clean the joint before resealing.
Do you offer different sealant colours?
Yes. White, clear and grey are common, and other colours are available, and we agree the colour with you before any work starts.
For landlords and businesses
We also work for businesses, from offices to washrooms and kitchens. For commercial premises, we can talk through working times when we quote.
If you manage several properties in or around Patcham, jobs at different addresses can be quoted together. Just tell us the addresses and what each one needs.