Scottish Borders · Scotland
Sand mastic for sash & case windows in Peebles, Scottish Borders
Window and door surrounds in Peebles need attention? We cut out the old, prepare the joints and apply the right sealant.
- Old cement repairs round a window that have failed
- Modern sealant on a period surround
- Gaps where the frame meets the masonry
Frames and glazing around Peebles
Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
If you look after a building such as Peebles High School, larger buildings have plenty of frames, and the mastic around each one ages.
Peebles is about 20 miles south of Edinburgh, in the Scottish Borders. Peebles gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. Across the Scottish Borders, we cover 89 places, and Peebles is one of them. You can also see our page for Edinburgh, roughly 20 miles from Peebles.
All of EH45 is within our area for sand mastic, from the main roads to the quietest streets. We cover properties on High Street, Kingsland Square and St Michael's Wynd and the roads around them. Peebles sits on or near the A72 and A703. Nearby, we also carry out sand mastic in Cardrona (3 miles east), Cardrona Village (3 miles east), Eddleston (4 miles north), Innerleithen (6 miles south-east) and Walkerburn (7 miles east). We also work in nearby towns such as Galashiels (15 miles east), Selkirk (15 miles south-east), West Linton (9 miles north-west) and Clovenfords (13 miles east). As one of the bigger places in the Scottish Borders, Peebles has every kind of property, from flats to offices.
Landmarks near Peebles
In Peebles, that means homes and buildings near County Hotel, among other places. A little further out are Peebles Castle (within half a mile west) and Hay Lodge Hospital (less than half a mile west). For a walk, there’s Ven Law.
Sand mastic for homes and businesses in Peebles
Burnt sand mastic is a traditional material that sits naturally against stone and brick. It suits period and listed homes where a modern sealant bead would stand out. If you have wind and rain getting in round a sash window and crumbling sand mastic round a window, we can help.
Older stone-built homes in Scotland often have sash and case or timber windows set in stone. The sealant has to suit the stone, which rules out acetoxy silicones that can mark or attack it.
We stand behind the work with a 12-month guarantee.
- Location
- Peebles (EH45)
- Region
- Scottish Borders
- Cover
- One year on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
How the job changes by surface
Stone surrounds
Old stone surrounds are often uneven, so the joint varies in width. Sand mastic is shaped by hand to suit.
Brick reveals
Gaps between frame and brick let in rain and draughts. New mastic seals the gap.
When to call us in Peebles
Age is the main cause. Even well-laid mastic needs renewing in time, depending on exposure and upkeep.
Look out for these signs:
- Open joints round the window box
- Patchy fillers round a sash window
- Mastic dropping out of the joint
- Mastic worn away on windows facing the weather
If you live in an older home near Peebles Old Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame.
What to look for in a quote
- Who does the work, and how experienced they are
- Whether you can choose the colour
- The length of the guarantee
- Is VAT in the price?
DIY sealant or a professional job?
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
The biggest DIY mistake is sealing over old sealant. New silicone will not bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
Why act early in Peebles
Draughts round a sash window are not always the sashes. Open mastic joints round the box can let air in and new mastic seals them. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water behind a failed seal does the most damage when nobody’s watching.
There are no prices on our website, because each job is priced on what it involves. For a quick quote, please email us at info@mrmastic.co.uk.
Why choose Mr Mastic in Peebles
- We’re fully insured
- 180+ five-star Google reviews
- A 12-month guarantee on all work
- More than 20 years in sealant work
See our cost guide or customer reviews.
Peebles: your questions answered
Can you do sand mastic in Peebles?
Yes. We work across all of Scotland, and Peebles is part of that. You can drop us a line at info@mrmastic.co.uk and let us know what needs doing.
Is Peebles within the area you cover?
Yes, Peebles is covered. We work across all of Scotland, from towns to the smallest places. Longer journeys are simply planned in advance.
Does someone need to be in?
If the work is inside, we need someone to let us in. After that, you can carry on with your day.
How long does sand mastic take to harden?
Not straight away. It skins first and hardens fully later, and we’ll tell you what to expect.
Can you seal over the old sealant?
No. New silicone won’t bond to old silicone, and it traps any mould or water underneath. It all has to come out first.
How long does the job take?
As a guide, most jobs take a few hours for a single window, longer for several. Larger jobs naturally take longer, and we will say how long yours will take.
Do you remove the old sealant?
Always. Sealing over old sealant is the main reason resealing fails early, so we never do it.
What do you need from me for a quote?
A short description and the location, with pictures by email if possible. If we need more, we will ask.
What we do, step by step
When we arrive, we look over the joints with you first, so you know exactly what we are doing. Surfaces next to the work are protected before work begins. The work generally takes a few hours for a single window, longer for several. Outdoor work around Peebles depends on the weather, as sealant needs a dry surface, 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.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic isn’t too thick.
- We point the joint with sand mastic by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Move anything stored near the joints
- Let us know about stairs, lifts or work at height
- Mention any leaks or damp you’ve noticed
Get a quote
Call for a quick quote, or send an email if you’d rather. Describe what needs sealing and we’ll talk you through the work before giving you a price.
Read more
Aftercare tips
After the cure time, these simple habits help:
- Leave the new mastic unpainted
- Keep modern sealant off the mastic
- Get any rot dealt with first
- Clear gutters so water doesn’t pour onto the windows
Make sure water drains away from the window surround. Constant wetting wears the mastic faster.
Once mastic starts to crumble, rain gets in. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.
Landlord and commercial work in Peebles
Mouldy or split sealant often shows up at the end of a tenancy. We can quote for more than one property at once.
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.