Greater London · England
St Ann's Sand Mastic
Professional sand mastic in and around St Ann's, with old sealant always removed completely and a 12-month guarantee.
- Failed mastic on an exposed elevation
- Modern sealant on a period surround
- Mastic that needs renewing before redecorating
How it works
A visit follows a simple pattern: we check the joints, protect the area around them, carry out the job and clear up. Most jobs take a few hours per window, depending on the condition of the joints. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in St Ann's. A visitor permit or a nearby bay makes the visit run more smoothly.
- We start by checking each surround and agreeing the joints to renew.
- We rake out the old mastic and clean the joint.
- We pack any deep gaps so the mastic sits at the right depth.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The mastic is finished to sit tidily against the stone or brick.
Before we arrive
- Tell us about any water getting in
- Try not to wet indoor joints just before the visit
- Clear items away from the joints we’re working on
Getting a quote
We do not publish a price list, as no two jobs are quite the same. Instead, we send you a clear quote for your job. To arrange one, call 0345 464 0079 or drop us an email.
Related advice
Sand mastic in St Ann's, done properly
A silicone bead around a sash window can look out of place and is not always the right material. Sand mastic is the traditional choice, and we can replace one with the other. We work on brick reveals, timber door frames and stone surrounds, and people most often call us about gaps between timber frames and stone or brick and draughty sash windows at the surround.
London homes have every kind of window, from timber sashes in period terraces to aluminium and uPVC in newer blocks. The mastic around them dries out and cracks with age, which is when draughts and damp patches appear in homes in St Ann's.
You are covered for a year from the day we finish. If anything is not right with it, call 0345 464 0079 or email us.
- Where
- St Ann's (N15, N4, N16)
- Wider area
- Greater London
- Cover
- 12 months on all our work
- Quotes
- A clear price before any work starts
- Phone
- 0345 464 0079
- Updated
- 26 October 2026
What sealant work cannot fix
In fairness, there are a few things sealant will not fix:
- Decisions on consent for listed homes
- Damaged stone surrounds
- Sashes that rattle, stick or won’t open
If you are not sure, just ring 0345 464 0079 or drop us an email and we’ll give you a straight answer.
Joints and surfaces we work on
- Timber door frames
- Sash and case windows
- Brick reveals
- Tenement windows
- Period & listed homes
- Stone surrounds
Landlord and commercial work in St Ann's
Water getting past a failed joint can damage the building, which is a bigger problem in a rented property. Resealing at the right time is simple maintenance that we can handle for you.
Letting agents and landlords in St Ann's can book us as well as homeowners. Resealing between tenancies is a simple way to keep a property in good order.
Aftercare tips
Looking after new joints is easy, and it makes a real difference:
- Make sure water runs off the sill
- Do not run silicone over sand mastic
- Take care around the mastic when scraping paint
- Ask the planning authority about consent for listed or conservation-area homes
When preparing windows for paint, take care around the mastic. Hard scraping can loosen it.
Renewing mastic before redecorating saves doing it twice. Painting over failed mastic hides the problem for a while.
Surface by surface
Stone surrounds
The stone is treated with care while raking out the old mastic.
Brick reveals
Brick reveals round timber windows are often pointed with sand mastic. It gives a traditional finish.
Places near St Ann's
Other services in St Ann's
Questions from St Ann's
Do you work for landlords with property near Seven Sisters station?
Yes, we work for landlords and agents. You can call 0345 464 0079 or send us an email with the address and a few details, and we will give you a fixed price before work begins.
Do you cover St Ann's for sand mastic?
Yes, St Ann's is within the area we cover. Our work covers London and the South East. You can phone 0345 464 0079 or drop us an email and tell us what needs doing, and we’ll give you a clear quote.
Will there be a smell?
It depends on the product. Some products have a noticeable smell, others very little.
Can you do several jobs on one visit?
Yes. More than one area can go on one quote.
Which products do you use?
We choose the sealant for the joint, not the other way round. Where it moves, gets wet or faces the weather makes a difference.
Do you do commercial work?
Yes. We have worked for hotels, offices and other businesses and we’re fully insured.
Do you guarantee sand mastic work?
Our 12-month guarantee covers every job.
Are you fully insured?
Yes. Full insurance covers our work.
When to call us in St Ann's
Age is the main cause. Sand mastic is a maintenance item like any pointing, depending on exposure and upkeep.
Keep an eye out for any of the following:
- Mastic dropping out of the joint
- Mastic round period door frames that has failed
- Modern sealant on a period surround
- Patchy fillers round a sash window
As a London address, St Ann's can be tricky for parking: let us know about parking bays, permits or a driveway.
Questions to ask before you book
- How hidden problems are handled
- What insurance they hold
- Whether all the old sealant comes out first
- The length of the guarantee
Frames and glazing around St Ann's
With historic houses such as Bruce Castle (about 1.3 miles north) nearby, there’s older building stock in the area around St Ann's 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 a converted house or block, who looks after the windows depends on the lease, so check that before booking.
Letting a property close to Seven Sisters station? Then older sash windows in a rental need their mastic kept sound to keep the weather out. In the older streets around St Ann's Church, the joint between an old wall and a newer frame is usually the first place rain gets in.
St Ann's is about 2 miles north-west of West Hackney, in Greater London. For sand mastic in and around St Ann's, please phone 0345 464 0079 or email us for a quick quote. We are based in Crawley and cover Greater London. Our area takes in 764 places across Greater London, from the larger towns to small villages. There’s also a page for London, roughly 6 miles from St Ann's.
We work across N15, N4 and N16 for sand mastic and the streets around it. If you need sand mastic at a property on Ida Road, Elmar Road and Grove Road or anywhere close by, we can help. If you’re just outside St Ann's, we cover West Green (1 mile north-west), Seven Sisters (1 mile east), South Tottenham (1 mile east), Harringay (1 mile west) and Tottenham Green (1 mile north-east). We also work in nearby towns such as London (6 miles south), City of Westminster (5 miles south-west), Marylebone (5 miles south-west), Kensington (8 miles south-west), St Pancras (4 miles south) and Shoreditch (4 miles south).
Around St Ann's
In St Ann's, that means homes and buildings near Church of St Andrew, No.8 Seven Sisters pub and Moselle Upper School and the streets around them. You will also find Chestnuts Park (within half a mile west) and Park View School (0.5 miles north-west). St Ann's has its own railway station: Seven Sisters station. Other landmarks nearby include City of London Maternity Hospital (1.7 miles south-west) and The Mall Wood Green (1.4 miles north-west). Open spaces near St Ann's include Railway Fields and Hollow Pond.
What happens if it’s left?
Filling over old, loose mastic does not last. We remove the loose material first so the new work lasts. 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. Putting it right early is much less trouble for homes in St Ann's.
Instead of a standard rate, we look at what your job involves: the amount of work, the old material and the access. The price is agreed before we begin.
Why book with us
- More than 20 years in sealant work
- Neat joints and a tidy finish
- Old sealant always removed completely
- ARBOMaster approved applicator