East Lothian · Scotland
Sand mastic for sash & case windows in Phantassie, East Lothian
Sand mastic for Phantassie and the surrounding area: the right sealant, proper preparation and a neat finish. Call for a quick quote.
- Weathered mastic on the most exposed windows
- Crumbling sand mastic round a window
- Modern sealant on a period surround
About our sand mastic in Phantassie
Sand mastic doesn’t last for ever and gaps open up round the frame. Renewing it closes the gap and tidies the surround. We work on timber door frames, stone surrounds and tenement windows, and people most often call us about wind and rain getting in round a sash window and a silicone bead on a sash window that spoils the look.
Many older Scottish homes still have timber windows set into stone walls. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
All our work comes with a one-year guarantee.
- Where
- Phantassie (EH40)
- Region
- East Lothian
- Guarantee
- A year, on every job
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Your questions about sand mastic in Phantassie
Do you work for landlords with property near East Linton station?
Yes. We work for letting agents and landlords as well as homeowners. Just send an email to info@mrmastic.co.uk with the address and what needs doing, and we will give you a clear quote.
Do you cover smaller places like Phantassie?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Do you remove the old sealant?
Yes. All of the old material is cut out and the joint cleaned before resealing.
Should I try DIY first?
That depends on the joint. High-level, external movement and fire-rated joints are professional jobs, while a short indoor joint may be within reach.
Will you leave a mess?
Very little: the area around the joints is protected first, and we clear up the old sealant and our materials before we leave.
What does sand mastic cost?
There’s no set price, as it depends on the job: how much there is, what’s there now, how we reach it and what it needs. We agree the price before any work begins.
How long does the job take?
Typically it takes a few hours per window, depending on the condition of the joints. Larger jobs naturally take longer, and we’ll tell you how long to expect.
When will the new mastic be hard?
A skin forms quite soon, but full hardening takes longer. We’ll explain what to expect before we leave.
What happens if it’s left?
An open joint round the frame lets weather in. Left, water can reach the timber and the wall so renewing it early protects the window. Around Phantassie, water from a failed joint in an older stone home can soak into timber and plaster, which is a far bigger job than the sealant.
What it costs depends on the size of the job, how hard the old material is to remove and access to the work. You’ll have a clear quote before any work starts, so you know where you stand.
Why Phantassie clients choose us
- 4.9 on Google from 180+ five-star reviews
- Any old sealant cut out fully, not covered over
- Tidy, careful work
- 12-month guarantee on every job
More services for Phantassie
DIY versus a professional finish
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
If you’ve already had a go yourself, that’s fine. We remove it and do the joint properly, so just mention it when you contact us.
How the job changes by surface
Brick reveals
Brick reveals round timber windows are often pointed with sand mastic. It suits older brickwork.
Timber door frames
Doors face weather and wear and the mastic can crack early. It’s renewed by hand.
Looking after it afterwards
No joint lasts for ever, but care makes a real difference. Our tips:
- Don’t paint over the new mastic
- Keep sills and gutters clear so water drains away
- Keep modern sealant off the mastic
- Ask the planning authority about consent for listed or conservation-area homes
Do not run silicone over the new mastic. If anything cracks, get it looked at rather than patching it.
Renewing mastic before redecorating saves doing it twice. Painting over failed mastic hides the problem for a while.
How the visit works
We keep the work tidy and contained to the joints we are treating, so you can carry on as normal. Expect the work to take anything from a few hours to a full day, depending on how many windows, and we tell you how long to leave it before we go. Outdoor work around Phantassie 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 look at the surrounds with you and agree the joints to renew.
- We remove the old, loose mastic.
- We pack any deep voids first.
- The sand mastic is mixed and pressed into the joint by hand.
- We dress the finish so it sits neatly against the masonry.
Before we arrive
- Keep pets and children clear of the area while we work
- Tell us if parking is tricky
- Mention any tricky access
How to get a quote
For sand mastic in Phantassie, 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 we start.
Related advice
Phantassie homes and the weather
Phantassie 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 is hard on the mastic around older windows and doors, especially on the side facing the sea. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and sound outside sealant is part of that.
Rented homes near East Linton station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out. In the older streets around Prestonkirk Parish Church, the joint between an old wall and a newer frame is normally the first place rain gets in.
Phantassie is about 5 miles west of Dunbar, in East Lothian. If you need sand mastic in Phantassie, it’s easy to get a quote: please send an email to info@mrmastic.co.uk. We’re based in Crawley and cover East Lothian, Phantassie included. Phantassie is one of 48 towns and villages in East Lothian where we work for sand mastic. For nearby work, see our Edinburgh page, about 22 miles away.
All of EH40 is covered for sand mastic. Local streets include Stories Park and Prestonkirk Gardens, and we cover them all. Other places close to Phantassie include East Linton (1 mile west), Preston (1 mile north), Smeaton (1 mile north), Stenton (3 miles south-east) and Garvald (4 miles south). Within a short drive, we also cover Haddington (6 miles south-west), Dunbar (5 miles east), Tranent (12 miles west), North Berwick (5 miles north-west), Prestonpans (13 miles west) and Cockenzie and Port Seton (12 miles west).
Landmarks near Phantassie
We work in homes and buildings around The Crown & Kitchen pub, among other places. For rail, the closest station is East Linton station, roughly 0.5 miles west of the centre. A little further out are Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). The countryside around Phantassie includes Traprain Law.
How we quote for sand mastic
The quote reflects the job in front of us. We take into account:
- Any working-time requirements on site
- The number of rooms or windows
- Access and height
- The amount of work
Rather than a set price list, we look at what your job involves: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
What we need to know
You do not need to know the technical terms. It helps if you can tell us:
- The problem you’ve noticed
- Any previous sealing or DIY work
- Access, such as stairs, a lift or height
- Pictures of the joints, sent by email
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we will explain how we’d tackle it. Whenever you are ready, send an email to info@mrmastic.co.uk.
Work for landlords, hotels and businesses
For anyone letting property in or around Phantassie, jobs at different addresses can be quoted together. Send us the addresses and the work at each, and pictures by email help.
Hotels need rooms back in use, so we plan the work room by room. Hotel work is part of what we do, alongside homes and businesses.