Kent · England
Sand mastic for sash & case windows in Shadoxhurst, Kent
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Shadoxhurst, with a 12-month guarantee on every job. Ask us for a quote.
- Old sand mastic that has cracked, crumbled or fallen out
- Failed mastic on an exposed elevation
- Silicone on a period window that looks wrong
What sand mastic looks like in Shadoxhurst
Rainfall in the South East is lower than in much of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day. With historic houses such as Godinton House (about 3.7 miles north) nearby, there’s older building stock in the area around Shadoxhurst as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
In the older streets around Church of St Peter and St Paul, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Schools such as John Wallis Academy are buildings too, and its window and door frames need their mastic kept sound, just like a home’s.
Shadoxhurst is about 3 miles south-west of Ashford, in Kent. Homes, rented property, offices and hotels in Shadoxhurst is covered for sand mastic. Every job comes with our 12-month guarantee. Across Kent, we cover 922 places, and Shadoxhurst is one of them. You can also see our page for Crawley, roughly 44 miles from Shadoxhurst.
We cover every part of TN26 for sand mastic and the streets around it. Sand mastic is available to properties on The Street, Park Farm Close and Woodchurch Road and the roads around them. Other places close to Shadoxhurst include Stubb's Cross (1 mile north-east), Chilmington Green (2 miles north), Kingsnorth (2 miles east), Fleeden (2 miles north) and Stanhope (2 miles north-east). We also work in nearby towns such as Ashford (3 miles north-east), Folkestone (15 miles east), Faversham (15 miles north), Hythe (12 miles east), Davington (15 miles north) and Preston (14 miles north).
Around Shadoxhurst
Typical jobs here are in homes near Stone Wood. The closest station to Shadoxhurst is Ham Street station, about 3.1 miles south-east of the centre. Other landmarks nearby include Woodchurch Village Life Museum (2.9 miles south-west) and William Harvey Hospital (4.8 miles north-east). Green spaces nearby include Orlestone Forest.
Sand mastic in Shadoxhurst, done properly
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. If you’re dealing with a silicone bead on a sash window that spoils the look and weathered mastic on the most exposed windows, we can help, whatever the surface.
Homes in small places like Shadoxhurst often stand in the open, with little to shelter their windows from wind and rain. Exposed frames and sills lose their mastic sooner than sheltered ones.
Our work is backed for twelve months, in Shadoxhurst and everywhere else we cover.
- Where
- Shadoxhurst (TN26)
- Region
- Kent
- Guarantee
- One year on every job
- Price
- A clear price before work begins
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
Common problems we fix in Shadoxhurst
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows.
It’s worth asking for a quote if you see:
- Tired mastic found when preparing windows for paint
- Draughty sash windows at the surround
- Mastic round period door frames that has failed
- Mastic dropping out of the joint
For landlords with property near Ham Street station, any sash windows need sound mastic to keep draughts and rain out.
What your quote should include
- What the quote includes, VAT included or not
- How much experience the applicator has
- How the colour is chosen
- Is the old sealant removed completely?
What affects the cost of sand mastic
Some jobs are bigger than they look, and some smaller. The main factors:
- How easy the joints are to reach
- How much old sealant there is and how hard it is to remove
- Any working-time requirements on site
- The number and length of the joints
Rather than a set price list, we price the job in front of us: the amount of work, the old material and the access. You will know the price before we begin.
Helping us quote
To help us quote quickly, please include:
- Whether it has been sealed before
- Access, such as stairs, a lift or height
- The address or postcode of the job
- If it’s domestic, commercial or a hotel
Asking for a quote is easy: let us know the job and the location and its rough size. A few photos by email make the job easier to understand, and we will come back to you with a quote.
DIY sealant or a professional job?
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and getting the depth right matters as much as the look.
The biggest DIY mistake is sealing over old sealant. Silicone does not stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
Different surfaces, different methods
Tenement and terrace windows
Upper-floor windows need access planning. Let us know the floor and we’ll confirm access.
Period and listed homes
On a listed home or in a conservation area, the right material matters. Sand mastic is often the preferred finish.
What we do, step by step
Before we leave, we go over the finished joints with you and explain the cure time. The work normally takes a few hours per window, depending on the condition of the joints, depending on the size of the job. For a village or hamlet like Shadoxhurst, the journey is planned in advance: tell us about narrow lanes, gates, long drives and where we can park. We bring what the job needs, so it can be finished in one trip where possible.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- 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
- Mention any sign-in or site rules at work premises
- Mention any parking rules near the property
- Let us know about stairs, lifts or work at height
How to get a quote
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is, and email pictures if that’s easy.
Read more
How to look after the new joints
Good habits help new joints last longer. Our tips:
- Inspect the joints round the windows every year or so
- Don’t paint over the new mastic
- Avoid patching sand mastic with silicone
- Renew mastic before redecorating the windows
Avoid painting over the new mastic, which is the traditional advice. If you’re redecorating, ask us first.
Once mastic starts to crumble, rain gets in. That water can reach the timber frame and the wall so early renewal protects both.
Towns and villages near Shadoxhurst
Other services in Shadoxhurst
Questions from Shadoxhurst
Can you help a landlord with a rental near Ham Street station?
Yes, we work for landlords and letting agents. Just ring 0345 464 0079 or email us and tell us about the property, and we’ll give you a clear quote.
Will you come out to Shadoxhurst?
Yes, smaller places are covered as well as towns. Our work covers London and the South East. Let us know about access, parking and anything unusual about getting there when you book.
Do you work for hotels and businesses?
Yes. Commercial and hotel work is a large part of what we do. We can talk about working times when we quote.
Is consent needed for window work on a listed home?
Speak to your local planning authority before work starts. Like-for-like sand mastic is often the preferred finish, but they decide.
Is the work guaranteed?
Our 12-month guarantee applies to all our work.
Is sand mastic better than silicone for my windows?
We’ll help you decide. Period homes often look best with sand mastic and newer frames suit modern sealant.
Can I add another job to the visit?
Yes. Several rooms, windows or areas can go on one quote.
Is it possible to take out silicone and use sand mastic instead?
Yes, it’s a common request. The old silicone has to come out completely so the mastic beds in well.
Leave it or put it right?
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. Older cottages and farmhouses around Shadoxhurst can have timber floors and frames, and water through a failed joint can rot timber if it’s left.
Homes and businesses are quoted the same way: the amount of work, the access and the products needed, plus any working-time requirements on site. Call for a quick quote and we’ll explain what it covers.
Why book with us
- A 12-month guarantee on all work
- Rated 4.9 stars on Google
- Experience in homes, commercial sites and hotels
- Trusted Arbo and Everbuild sealants
Take a look at our cost guide or what customers say.