Brighton and Hove · England
Sand mastic for sash & case windows in Rottingdean, Brighton and Hove
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for Rottingdean, backed by a 12-month guarantee. Call for a quick quote.
- Draughty sash windows at the surround
- Mastic dropping out of the joint
- Gaps round a timber door in stone or brick
About our sand mastic in Rottingdean
Sand mastic suits most period window surrounds. Newer frames normally get a flexible sealant instead, and we’ll talk through which suits your home. If you’re dealing with a silicone bead on a sash window that spoils the look and cement or filler used on old window joints that has cracked, we can help.
Somewhere as small as Rottingdean, older homes often have timber frames set in stone or brickwork. Not every older frame suits a modern silicone bead, so the sealant has to be chosen to suit the building.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Place
- Rottingdean (BN2)
- Region
- Brighton and Hove
- Cover
- One year on every job
- Quotes
- Quoted before any work starts
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
When something else is needed
In fairness, some problems need a different trade:
- Putty and glazing repairs
- Planning or listed building consent (your local planning authority decides)
- Crumbling stone or brickwork round the window
Not sure which it is? You can ring 0345 464 0079 or drop us an email and we’ll tell you honestly before you book.
Joints and surfaces we work on
- Period & listed homes
- Stone surrounds
- Brick reveals
- Tenement windows
- Sash and case windows
- Timber door frames
Looking after it afterwards
How long the joints last depends on use and care. We suggest:
- Ask the planning authority about consent for listed or conservation-area homes
- Avoid patching sand mastic with silicone
- Clear gutters so water doesn’t pour onto the windows
- Ask us before painting near the mastic
Avoid sealing over the mastic with silicone. If you see a crack, ask us to take a look rather than patching it.
An open joint round the box lets weather through. Left, the gap tends to get bigger.
How we quote for sand mastic
Some jobs are bigger than they look, and some smaller. What affects the quote:
- Which sealant suits the joint
- Mould in or behind the old joints
- The amount of work
- How easy the joints are to reach
The cost reflects the work involved, not guesswork. That’s why we ask about the job first and agree the price before starting.
What we need to know
To make quoting easier, let us know:
- Access, such as stairs, a lift or height
- Whether it’s a home or a business
- Photos by email, if that is easy
- Whether it has been sealed before
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is.
When to call us in Rottingdean
Scraping and sanding before painting can loosen old mastic. It’s often found when windows are being prepared for paint.
Signs it’s time to call us include:
- Cracked mastic round a front door frame
- Window mastic to renew ahead of painting
- A silicone bead on a sash window that spoils the look
- Old cement repairs round a window that have failed
If you let a flat or house near Moulsecoomb station, any sash windows need sound mastic to keep draughts and rain out.
What to look for in a quote
- What happens if they find a problem under the old sealant
- Whether they’re fully insured
- Is the old sealant removed completely?
- When the joint can take water or movement
Windows and doors in Rottingdean
Rottingdean is within about 1 mile of 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. 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.
In the older streets around St Wulfran's Church, the joint between an old wall and a newer frame is usually the first place rain gets in. If you look after a building such as Longhill High School, the mastic around its windows and doors needs looking after like any other building’s.
Rottingdean is about 3 miles west of Telscombe, in Brighton and Hove. We provide sand mastic to householders, landlords and businesses in Rottingdean, as part of our work across Brighton and Hove. Rottingdean is one of 30 places in Brighton and Hove we cover for sand mastic.
Every address in BN2 is covered for sand mastic. Whether your property is on Longhill Road, New Barn Road and Court Ord Road or a nearby road, we can help. Neighbouring places we cover for sand mastic include Ovingdean (1 mile west), Roedean (1 mile west), Saltdean (1 mile south-east), East Saltdean (2 miles south-east) and Telscombe (3 miles east). Larger places within reach include Brighton (3 miles north-west), Brighton and Hove (6 miles west), Hove (5 miles west), Carlton Hill (3 miles west), Hanover (3 miles west) and West Hill (4 miles west).
Around Rottingdean
Around Rottingdean, our work takes us to homes and buildings near Ovingdean Hall School, Our Lady of Lourdes RC School and Beacon Hill, among other places. The nearest railway station is Moulsecoomb station, roughly 3.2 miles north-west. Well-known places in the area include Churchill Square (3.6 miles west) and French Convalescent Home (1.9 miles west). Not far away are Beacon Hill Local Nature Reserve and Newmarket Hill.
What else we do in Rottingdean
How the visit works
Every visit runs the same way: we check the joints, mask and protect the surrounding surfaces, do the work and clear up. Most jobs take anything from a few hours to a full day, depending on how many windows. For a village or hamlet like Rottingdean, the journey is planned in advance: let us know about lanes, gates and parking. Everything for the job comes with us, so a second trip is avoided where possible.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- Large voids are packed out.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
Getting ready for the visit
- For indoor joints, keep the area dry beforehand if you can
- Mention any parking rules near the property
- Mention any tricky access
How to get a quote
Every job is quoted individually. Simply call 0345 464 0079 or email us and describe the job.
Read more
Leave it or put it right?
Replacing sash windows is a big decision for a period home, and in listed buildings it may need consent. If the frames are sound, renewing the mastic deals with gaps and draughts at the surround. Where a wall is exposed, as many are in small places like Rottingdean, wind-driven rain gets into any failed joint, and older walls, once damp, take a long time to dry.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, whether mould needs treating, and whether the work is at height. Your quote takes all of that into account.
Why Rottingdean customers choose us
- 180+ five-star Google reviews
- Quality sealants from Arbo and Everbuild
- Domestic, commercial and hotel work
- Over 20 years’ experience
Take a look at how sealant jobs are priced and customer reviews.
Questions from Rottingdean
Is Rottingdean within the area you cover?
Yes, smaller places are covered as well as towns. Our work covers London and the South East. Just mention lanes, gates or anything else about the route when you book.
Do you work for landlords with property near Moulsecoomb station?
Yes, landlords and agents are among the people we work for. Just call 0345 464 0079 or email us with the address and what needs doing, and we will give you a clear quote.
What sealant do you use?
The product depends on the job: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. We use products from Arbo and Everbuild.
How long will you be here?
It depends on the size of the job, but as a guide it takes a few hours per window, depending on the condition of the joints. We will give you a better idea when we quote.
Is there any odour?
Some sealants have a smell while they cure, but it fades. Ventilation helps.
Can you seal over the old sealant?
No. The old sealant always comes out first, so the new sealant bonds properly.
Should I use sand mastic or silicone?
That depends on your windows. On many period windows, sand mastic looks right and suits the building, while modern frames normally get a flexible sealant.
Can you quote for more than one area?
Yes. Tell us about everything you’d like done.
How the job changes by surface
Stone surrounds
We take care not to mark the stone while raking out the old mastic.
Period and listed homes
Period homes look their best with traditional materials.