Kent · England
Sand mastic for sash & case windows in Southborough, Kent
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for householders, landlords and businesses in Southborough. Fully insured, ARBOMaster approved and guaranteed for a year.
- Gaps where the frame meets the masonry
- Mastic dropping out of the joint
- Patchy fillers round a sash window
Landlord and commercial work in Southborough
Water getting past a failed joint can damage the building, which matters even more when someone else lives there. Resealing at the right time is simple maintenance.
Hotels need rooms back in use, so the work can be planned room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
Sand mastic for homes and businesses in Southborough
Sand mastic skins over fairly quickly, but it takes longer to harden fully. Traditionally, sand mastic is left unpainted and we will advise if you’re redecorating. If you have open joints round the window box and mastic worn away on windows facing the weather, we can put it right, on brick reveals, stone surrounds and tenement windows alike.
Around Southborough, conservatories, garden rooms and patio doors are often part of the house. Those joints need the same attention as the main windows, and any older timber or sash windows need a sealant that suits them.
Each job carries a 12-month guarantee, whatever its size.
- Place
- Southborough (TN4, TN2)
- Region
- Kent
- Guarantee
- 12 months on all our work
- Quote
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
Common problems we fix in Southborough
Water gets into small cracks in the mastic and pushes it out. Exposed elevations generally fail first.
People generally contact us after spotting something like this:
- Mastic round period door frames that has failed
- Wind and rain getting in round a sash window
- Crumbling sand mastic round a window
- Modern sealant on a period surround
Letting a property close to High Brooms station? Then cracked sand mastic around sash windows lets in the draughts tenants complain about.
Before booking anyone
- What guarantee comes with the work
- What happens if they find a problem under the old sealant
- Who does the work, and how experienced they are
- How the colour is chosen
How to look after the new joints
So the new joints stay in good condition:
- Don’t run silicone over sand mastic
- Inspect the joints round the windows every year or so
- Check with your local planning authority if your home is listed
- Avoid heavy scraping on the mastic joint
Keep gutters and sills clear so water runs away from the surround. Water sitting against the mastic shortens its life.
Renewing mastic before redecorating saves doing it twice. Paint over cracked mastic only covers it up.
Quotes for sand mastic in Southborough
Some jobs are bigger than they look, and some smaller. What affects the quote:
- How many rooms, windows or areas are involved
- The product the joint needs
- Access and height
- The number and length of the joints
Every job is a little different, so each one gets its own quote. The number of joints, how easy they are to reach and the sealant needed all play a part.
What to tell us for a quote
You don’t need to know the technical terms. It helps if you can tell us:
- Any access issues, like height or stairs
- Where the job is, and your postcode
- Pictures of the joints, sent by email
- The rough size of the job
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is.
How the job changes by surface
Timber door frames
Round a period front door, sand mastic gives the right look.
Period and listed homes
A traditional finish suits a period property.
How it works
Most of a good job is in the preparation, and we don’t rush it. Joints are cleaned back and dried before anything new goes in. In total, it usually takes a few hours for a single window, longer for several. A visit to Southborough is planned like any other: the time, the access and where to park are agreed in advance. Outdoor jobs depend on a dry day, since sealant needs a dry surface.
- Each surround is checked first.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic isn’t too thick.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
How to prepare
- Let us know if you’ve seen damp or leaks
- Plan for the work area to be out of bounds to pets and children
- For indoor joints, keep the area dry beforehand if you can
Ask for a quote
Every job is quoted individually. Simply phone 0345 464 0079 or email us and describe the job, and pictures are welcome.
Related advice
Nearby places to Southborough
Also in Southborough
Frames and glazing around Southborough
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. Historic houses like Penshurst Place (about 3.5 miles west) are a reminder that the area around Southborough 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.
If you look after a building such as Southborough CofE Primary School, the mastic around its windows and doors needs looking after like any other building’s. Homes close to Christ Church include some older properties, and replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint.
Southborough is about 1 mile north of Royal Tunbridge Wells, in Kent. Jobs in Southborough get the same care as everywhere else we work: the old material taken out, joints prepared properly and a 12-month guarantee. Our area takes in 922 places across Kent, from the larger towns to small villages. We also work in Crawley, around 20 miles away.
Jobs for sand mastic in TN4 and TN2 is quoted and booked the same way as anywhere else. Streets in the area include London Road, Church Road and Norton Road, all of which we cover. Southborough is on the A26, so it’s easy for us to get to. We also cover High Brooms (1 mile south-east), Stockland Green (1 mile west), Bidborough (1 mile north-west), Royal Tunbridge Wells (1 mile south) and Speldhurst (2 miles west). We also work in nearby towns such as Maidstone (14 miles north-east), Sevenoaks (9 miles north), Tonbridge (3 miles north), Kings Hill (10 miles north-east), Foley Park (15 miles north-east) and Paddock Wood (6 miles east).
Landmarks near Southborough
Typical jobs here are in homes near Barnett's Wood, St Gregory's Catholic School and Flying Dutchman pub, among other places. The closest station to Southborough is High Brooms station, roughly 1 mile south-east. Other landmarks nearby include Kent and Sussex Hospital (1.4 miles south) and Tonbridge Castle (2.8 miles north). Open spaces near Southborough include Tudeley Woods RSPB reserve and Barden Lake.
Questions from Southborough
Is Southborough in your area for sand mastic?
Yes, Southborough is within the area we cover. Our work covers London and the South East. You can phone 0345 464 0079 or send us an email and let us know what needs doing, and we will give you a clear quote.
Do you work for landlords with property near High Brooms station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. You can call 0345 464 0079 or drop us an email with the details for a clear quote.
Do you guarantee sand mastic work?
There’s a 12-month guarantee on every job, sand mastic included.
How long will you be here?
It depends on the size of the job, but most jobs take anything from a few hours to a full day, depending on how many windows. We’ll give you a better idea when we quote.
Should I check with the council before work on a listed or conservation-area home?
It’s best to ask your local planning authority first. Sand mastic is often favoured as like for like but the decision is theirs.
Will you leave a mess?
We keep the work tidy. We protect what’s around the joints, and the area is left clean when we finish.
Can you replace silicone on a period window with sand mastic?
Often, yes. With the silicone removed and the joint cleaned, sand mastic is applied by hand.
Do you take out the old sealant first?
Yes, every time. New silicone does not stick to old silicone, so any old material comes out before anything new goes in.
Should I try it myself first?
What a professional job adds is preparation and the right product. Joints are cleaned back to sound surfaces and dried, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
A DIY attempt does not rule out a professional job. We cut it out and start again, so just mention it when you contact us.