Edinburgh · Scotland
Sand Mastic in South Portobello
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in South Portobello and across Edinburgh. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Patchy fillers round a sash window
- A silicone bead on a sash window that spoils the look
- Open joints round the window box
About our sand mastic in South Portobello
Fresh sand mastic forms a skin quite soon but full hardening takes longer. Traditionally, sand mastic is left unpainted and we’ll advise if you’re redecorating. If you have silicone on a period window that looks wrong and gaps where the frame meets the masonry, we can help, whatever the surface.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, and plenty still have them. In South Portobello, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
We guarantee the work for a year. If there’s a problem with our work within the year, let us know and we’ll sort it.
- Place
- South Portobello (EH15, EH8, EH7)
- Region
- Edinburgh
- Cover
- 12 months on all our work
- Quote
- A clear price before work begins
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
What we do, step by step
All our tools and materials come with us in the van, so there’s nothing for you to buy. After a quick look at the joints together, we protect the area and start. It normally takes a few hours for a single window, longer for several. In a city area like South Portobello, parking may be by permit or pay-and-display, so tell us what’s nearby. If you are in a flat, let us know how we get in at the street door.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic isn’t too thick.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Mention any sign-in or site rules at work premises
- Let us know about parking restrictions
- Move anything stored near the joints
Ask for a quote
We quote each job on its own, so the first step is telling us about yours. Simply drop us a line at info@mrmastic.co.uk and describe the job, and pictures are welcome.
Related advice
What the job involves on each surface
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. If your home is listed, ask your local planning authority about consent.
Brick reveals
An open joint at a brick reveal lets weather in. New mastic seals the gap.
Should I try it myself first?
Sealing over old silicone is the commonest DIY error. Silicone doesn’t stick to old silicone, so it lifts and traps water and mould underneath. Everything old must be removed first.
A DIY attempt doesn’t rule out a professional job. We remove it and do the joint properly, so just mention it when you contact us.
Towns and villages near South Portobello
Also in South Portobello
Why it’s worth doing now in South Portobello
Cement-based fillers and modern sealants don’t always suit a period surround. Sand mastic matches what was there, which can matter on listed and conservation-area homes. In a tenement flat in South Portobello, a failed seal is rarely just your problem: water can reach the flat below, and gaps in shared walls or fire-stopping affect the whole stair.
Commercial jobs are quoted on the same basis as homes: the amount of work, how we reach it and what it needs, along with when we can work on site. Ask us for a quote and we’ll go through it with you.
Why choose Mr Mastic in South Portobello
- Full insurance on every job
- Neat joints and a tidy finish
- ARBOMaster approved applicator
- Experience in homes, commercial sites and hotels
What affects the quote in South Portobello
Every job gets its own quote. This is what makes a difference:
- How many areas need sealing
- Access and height
- The amount of work
- Whether there’s mould to deal with
There are no prices on our website, because the cost depends so much on the job itself. Call for a quick quote.
What we need to know
There’s no need for technical detail. Just tell us:
- The address or postcode of the job
- The rough size of the job
- Any previous sealing or DIY work
- Whether it’s a home or a business
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints.
What we’re called out for in South Portobello
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:
- Failed mastic on an exposed elevation
- Modern sealant on a period surround
- Crumbling sand mastic round a window
- Draughty sash windows at the surround
If you let a flat or house near Brunstane station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
Questions to ask before booking
- Whether they seal over old material or remove it
- Which colour the sealant will be
- The length of the guarantee
- Who turns up on the day
Your questions about sand mastic in South Portobello
How is work on the outside of a tenement in South Portobello normally arranged?
It usually goes through the owners together, or through the factor if the building has one. The Tenements (Scotland) Act 2004 sets the rules for common parts if the deeds do not.
Can you help a landlord with a rental near Brunstane station?
Yes. We work for letting agents and landlords as well as homeowners, and several properties can go on one quote. You can email us at info@mrmastic.co.uk with the details for a clear quote.
Can you match the sealant colour?
Most of the time, yes. We’ll tell you which colours the right product comes in and agree one before we start.
Can I add another job to the visit?
Yes. Just list everything you need and you will get one quote.
Is sand mastic better than silicone for my windows?
For period timber windows in stone or brick, sand mastic is often the better fit. On modern frames, we’d normally use a flexible sealant.
Which products do you use?
Each joint gets the product that suits it. Movement, water and weather all affect the choice, and we’ll explain our choice.
How long does sand mastic take to go off?
It takes a while. The skin forms first, and the full set comes later and we’ll give you an idea for your job.
Are you fully insured?
Yes. We’re fully insured.
Keeping the joints in good condition
So the new joints stay in good condition:
- Avoid patching sand mastic with silicone
- Find out about consent before window work on a listed home
- Avoid heavy scraping on the mastic joint
- Do not paint over the new mastic
Keep paint scrapers and sanders off the mastic when redecorating. It can be damaged by heavy scraping.
Once mastic starts to crumble, rain gets in. That water can reach the timber frame and the wall so early renewal protects both.
What sand mastic looks like in South Portobello
South Portobello is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That is hard on the mastic around older windows and doors, especially on the side facing the sea. Sash and case windows are common in older Scottish homes, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
Managing a site like Portobello High School? Then larger buildings have plenty of frames, and the mastic around each one ages. In the older streets around St John the Evangelist RC Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
South Portobello is about 3 miles east of Edinburgh, in Edinburgh. From the centre of South Portobello to the outskirts, we cover sand mastic for every kind of property, from flats and houses to offices and hotels. South Portobello is one of 175 places in Edinburgh we cover for sand mastic.
Our applicators cover all of EH15, EH8 and EH7 for sand mastic and the streets around it. If you need sand mastic at a property on Hope Lane, Pipe Lane and Beach Lane or a nearby road, our applicators can take on the job. If you are just outside South Portobello, we cover Magdalene (1 mile south), Mountcastle (1 mile west), Brunstane (1 mile east), Northfield (1 mile west) and Bingham (1 mile south). Further out, we also cover Edinburgh (3 miles west), Leith (3 miles north-west), Bonnington (3 miles north-west), Greenside (3 miles west), Broughton (3 miles west) and Bellevue (3 miles west).
Around South Portobello
Typical jobs here are in homes near Abercorn Park, Portobello Library and 47 Figgate Lane pub. For rail, the closest station is Brunstane station, roughly 0.8 miles south-east. A little further out are Craigmillar Castle (1.8 miles south-west) and Cameron Toll Shopping Centre (2.3 miles south-west). Not far away are Whinny Hill and Duddingston Loch.