East Lothian · Scotland
Pencaitland Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Pencaitland, with a one-year guarantee on every job. Call for a quick quote.
- Silicone on a period window that looks wrong
- Draughty sash windows at the surround
- Crumbling sand mastic round a window
DIY sealant or a professional job?
The biggest DIY mistake is sealing over old sealant. New silicone will not bond to old, so it lifts and traps water and mould underneath. Everything old must be removed first.
The difference is mostly in the preparation and the product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
Sand mastic for homes and businesses in Pencaitland
Sand mastic suits most period window surrounds. On modern frames we’d normally use a flexible sealant and we will explain which is best for yours. We work on timber door frames, sash and case windows and tenement windows, and people most often call us about window mastic to renew ahead of painting and cracked mastic round a front door frame.
Outdoor sealant needs a dry surface, so window work around Pencaitland is planned around the weather. Tell us about access to all the windows and doors, upstairs included.
Your job is guaranteed for a year, as with all our work.
- Place
- Pencaitland (EH34)
- Wider area
- East Lothian
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Leave it or put it right?
If you’re redecorating, renew the mastic first. Painting over failed mastic doesn’t seal it, and the new mastic is traditionally left unpainted. 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.
What you pay reflects the work, not guesswork. That is why we ask about the job first and agree the price before starting.
Why book with us
- Neat joints and a tidy finish
- We never seal over old sealant
- 20+ years of sealant experience
- Homes, businesses and hotels
Read our cost guide or what customers say.
When something else is needed
A few problems are outside what sealant work can do:
- Broken panes
- Sashes that need overhauling
- Timber that has rotted
Not sure which it is? You can email us at info@mrmastic.co.uk and we’ll tell you honestly.
Where we work in Pencaitland
- Period & listed homes
- Brick reveals
- Timber door frames
- Stone surrounds
- Tenement windows
- Sash and case windows
Different surfaces, different methods
Brick reveals
Loose mastic comes out and deep gaps are packed before the new mastic goes in.
Sash and case windows
Sash windows are where we do most sand mastic work. Each joint round the box is raked out and renewed.
What affects the quote in Pencaitland
You will get a clear quote before any work starts. It takes into account:
- Mould in or behind the old joints
- Working hours on commercial sites
- The number and length of the joints
- How many rooms, windows or areas are involved
Homes and businesses are quoted the same way: how much there is to do, how we reach it and what it needs, along with when we can work on site. Call for a quick quote and we’ll go through it with you.
What we need to know
Photos help, but a description is a good start. Please mention:
- Access, such as stairs, a lift or height
- What the problem is, such as mould, gaps, leaks or cracking
- Where the job is, and your postcode
- If someone has resealed it before
We quote each job on its own. Simply email us at info@mrmastic.co.uk and describe the job.
What happens on the day
Before we leave, we go over the finished joints with you and tell you how long to leave it. The visit itself generally takes anything from a few hours to a full day, depending on how many windows, depending on how much there is to do. Somewhere like Pencaitland may be a longer drive, and the journey is planned ahead. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- First, we look at the surrounds with you and agree what needs doing.
- The loose and crumbling mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic isn’t too thick.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- We dress the surface so it sits neatly against the masonry.
Preparing for the visit
- Keep children and pets away from the work area
- Where the joints are inside, avoid wetting them before we arrive
- Let us know about stairs, lifts or work at height
Get a quote
Getting a quote is simple: let us know the job and the location. A few pictures by email make the job easier to understand.
Advice
Aftercare tips
Once the sealant has cured, a few habits help it last:
- Check the mastic when you check the paintwork
- Do not paint over the new mastic
- Keep modern sealant off the mastic
- Have rotten timber repaired before new mastic goes in
Look at the mastic when you look over the windows. Catching cracks early keeps repairs small.
Crumbling mastic lets rain into the joint. That water can reach the timber frame and the wall so early renewal protects both.
Places near Pencaitland
Also in Pencaitland
Pencaitland homes and the weather
With historic houses such as Hamilton House (about 4.6 miles north-west) nearby, there’s older building stock in the area around Pencaitland as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and failed outside joints work against that.
Hamilton House, about 4.6 miles north-west, is one of the historic houses in the wider area around Pencaitland, and older homes nearby need a sealant that suits their walls. Rented homes near Prestonpans station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out.
Pencaitland is about 3 miles south-east of Tranent, in East Lothian. Pencaitland gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a one-year guarantee. Our East Lothian coverage runs to 48 places, Pencaitland among them. You can also see our page for Edinburgh, roughly 12 miles from Pencaitland.
All of EH34 is within our area for sand mastic. Whether your property is on Huntlaw Road, Woodhall Road and Lempockwells Road or anywhere close by, our applicators can take on the job. Neighbouring places we cover for sand mastic include Wester Pencaitland (1 mile south-west), Easter Pencaitland (1 mile east), New Winton (2 miles north-west), East Saltoun (2 miles east) and Ormiston (2 miles west). We also work in nearby towns such as Musselburgh (7 miles west), Haddington (5 miles north-east), Tranent (3 miles north-west), North Berwick (12 miles north-east), Prestonpans (5 miles north-west) and Cockenzie and Port Seton (5 miles north-west).
What’s near Pencaitland
The closest station to Pencaitland is Prestonpans station, roughly 4.4 miles north-west of the centre. Nearby you’ll also find Roodlands General Hospital (4.9 miles north-east) and Saltoun Hall (1.1 miles east).
Pencaitland: your questions answered
Do you work for landlords with property near Prestonpans station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. You can email us at info@mrmastic.co.uk with the details for a clear quote.
Will you come out to Pencaitland?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
Do I need permission for sand mastic on a listed building?
Your local planning authority is the one to ask. They’ll tell you if consent is needed for work to your windows.
Do you hold any approvals?
Yes. Mr Mastic is an ARBOMaster approved applicator and we are fully insured too.
Where are you based?
Our base is in Crawley, and we work across South East England, London and Scotland.
Can you do several jobs on one visit?
Yes. More than one area can go on one quote.
Should I use sand mastic or silicone?
Sand mastic normally suits period timber windows best. Modern frames normally suit a flexible sealant.
Does someone need to be in?
For indoor joints, yes, someone needs to let us in. Once we’ve agreed the job, you do not need to watch us work.