Greater London · England
Sand Mastic in Shortlands
Problem with your window and door surrounds in Shortlands? We remove the old material, prepare the joints and seal them properly, with a 12-month guarantee.
- Crumbling sand mastic round a window
- Gaps between timber frames and stone or brick
- Mastic that needs renewing before redecorating
Signs you need sand mastic in Shortlands
Shallow joints are a common cause. A thin layer doesn’t hold well so we make sure the new mastic is the right thickness.
Keep an eye out for any of the following:
- Gaps where the frame meets the masonry
- Weathered mastic on the most exposed windows
- Patchy fillers round a sash window
- Tired mastic found when preparing windows for paint
Rented homes near Shortlands station change hands often, and older sash windows in a rental need their mastic kept sound to keep the weather out.
What your quote should include
- Which sealant they’ll use, and why
- Is the old sealant removed completely?
- What insurance they hold
- What happens if they find a problem under the old sealant
Sand mastic in Shortlands, done properly
Sand mastic suits most period window surrounds. On modern frames we’d normally use a flexible sealant, and we’ll talk through which suits your home. We work on stone surrounds, tenement windows and period & listed homes, and people most often call us about tired mastic found when preparing windows for paint and cracked mastic round a front door frame.
London has a lot of flats and conversions, where windows are often on upper floors. In a converted house or block, the lease usually says who is responsible for the windows, so it’s worth checking before booking, and access in Shortlands is something to talk through when you book.
Every job comes with our 12-month guarantee.
- Where
- Shortlands (BR2, BR1, BR3)
- Region
- Greater London
- Guarantee
- 12 months on all our work
- Quotes
- A clear price before any work starts
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
FAQs for Shortlands
Can you help a landlord with a rental near Shortlands station?
Yes, rental work is part of what we do. Just call 0345 464 0079 or email us and tell us about the property, and we will give you a clear price.
Do you cover Shortlands for sand mastic?
Yes. We work across London and the South East, and Shortlands is part of that. You can phone 0345 464 0079 or send us an email and tell us what needs doing, and we’ll send you a clear quote.
What exactly is sand mastic?
It’s the traditional filler for the joint round timber windows and doors. It combines sand with a linseed-oil-based binder.
Will there be a smell?
That depends on the sealant. Some products have a noticeable smell, others very little.
Can sand mastic be painted?
The usual advice is to leave sand mastic unpainted. If you are redecorating the window, ask us first and we will advise.
What do you need from me for a quote?
A short description and the location. We’ll ask anything else we need to know.
Is sand mastic better than silicone for my windows?
Sand mastic generally suits period timber windows best. Modern frames normally suit a flexible sealant.
How do I get a quote for sand mastic in Shortlands?
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.
What affects the cost of sand mastic
You will get a clear quote before work begins. It takes into account:
- How many rooms, windows or areas are involved
- The type of sealant required
- Mould in or behind the old joints
- How easy the joints are to reach
We don’t show prices on the website, because the cost depends so much on the job itself. Call for a quick quote.
What we need to know
A few details help us give you an accurate quote. When you ask for a quote, tell us:
- What the problem is, such as mould, gaps, leaks or cracking
- Access, such as stairs, a lift or height
- How many joints, rooms or windows are involved
- If it’s domestic, commercial or a hotel
Call for a quick quote, or send an email if you’d rather. Describe what needs sealing and we’ll explain what’s involved.
Nearby places to Shortlands
What else we do in Shortlands
When it isn’t the sealant
In fairness, there are a few things sealant will not fix:
- Crumbling stone or brickwork round the window
- Sashes that need overhauling
- Decisions on consent for listed homes
If in doubt, call 0345 464 0079 or send us an email and we’ll say what we think before you book.
What we seal
- Brick reveals
- Sash and case windows
- Stone surrounds
- Timber door frames
- Period & listed homes
- Tenement windows
How the visit works
Every visit runs the same way: we look at the joints together, protect the area around them, do the work and tidy away. It normally takes a few hours per window, depending on the condition of the joints. Many London jobs are in flats, so we come ready for stairs, narrow hallways and shared entrances. Mention any building rules, key holders or managing agents when you book.
- 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.
Before we arrive
- Try not to wet indoor joints just before the visit
- Tell us about any previous sealing or DIY attempts
- Clear the area around the work
Ask for a quote
Want a quote for sand mastic? Please phone 0345 464 0079 or email us with a few details. We will explain what we’d do and give you a clear price before any work starts.
Read more
Why it’s worth doing now in Shortlands
Not every filler suits an old window surround. Sand mastic is the like-for-like choice, which can matter on listed and conservation-area homes. In London conversions, one flat’s bathroom is often above another flat’s ceiling, so a small leak from tired sealant can mean a neighbour’s ceiling and a lot of disruption. Dealing with it early is far simpler.
Doing several joints on one visit is normally more efficient than separate visits, so tell us about everything that needs sealing. You will get one clear quote for the whole job.
Why book with us
- We leave the area clean and tidy
- We never seal over old sealant
- Anti-fungal silicone where joints get wet
- Over 20 years’ experience
Take a look at how sealant jobs are priced and customer reviews.
Surface by surface
Sash and case windows
A sash window’s box frame sits in the masonry opening. Sand mastic seals the joint round it.
Stone surrounds
Sand mastic sits naturally against stone. The finish blends with the masonry.
Shortlands homes and the weather
Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind. Historic houses like Bromley Palace (about 0.8 miles north-east) are a reminder that the area around Shortlands has older buildings as well as new. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
Shortlands is in London, so parking needs planning: let us know about parking bays, permits or a driveway. Managing a site like Highfield Infants' School? Then larger buildings have plenty of frames, and the mastic around each one ages.
Shortlands is about 1 mile south-west of Bromley, in Greater London. Across the BR2 area, we can carry out sand mastic at your property. Our area takes in 764 places across Greater London. For nearby work, see our London page, about 8 miles away.
Jobs for sand mastic in BR2, BR1 and BR3 is quoted and booked the same way as anywhere else. Local streets include Hayes Lane, Stone Road and Hayes Road. Other places close to Shortlands include Eden Park (1 mile south-west), Hayes (2 miles south), Bromley Common (2 miles south-east), West Wickham (2 miles south-west) and Southborough (2 miles east). Further out, we also cover London (8 miles north-west), City of Westminster (10 miles north-west), Marylebone (11 miles north-west), Kensington (11 miles north-west), St Pancras (10 miles north-west) and Shoreditch (10 miles north).
Local landmarks in Shortlands
We work in homes and buildings around The Richmal Crompton pub, Church House Gardens and Langley Park School for Girls, among other places. The nearest railway station is Shortlands station, roughly 0.5 miles north. Nearby you’ll also find Bromley Hospital (0.7 miles east) and Bethlem Museum of the Mind (1.6 miles south-east). Green spaces nearby include Summer Hill and Downham Woodland Walk.
Should I try it myself first?
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is chosen for how the joint moves and where it is.
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it doesn’t work out, we can still put it right.