Dundee · Scotland
Stobswell Sand Mastic
Window and door surrounds in Stobswell need attention? We remove the old material, prepare the joints and seal them properly.
- Draughts and rain around sash boxes
- Cracked mastic round a front door frame
- Window mastic to renew ahead of painting
How we handle sand mastic in Stobswell
Sand mastic doesn’t last for ever, leaving gaps round the window. Renewing it closes the gap so the surround looks right again. Typical jobs include mastic dropping out of the joint and mastic worn away on windows facing the weather, on timber door frames, tenement windows and brick reveals.
In a Scottish city, many flats have windows two, three or four floors up, so the mastic outside can go unchecked for years. Access is the first thing to plan for a job in Stobswell, and in a tenement the outside of the building may be a shared repair.
Your job is guaranteed for a year, as with all our work.
- Place
- Stobswell (DD3, DD4, DD1)
- Wider area
- Dundee
- Cover
- A year, on every job
- Quote
- A clear price before work begins
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Common problems we fix in Stobswell
Age is the main cause. Sand mastic is a maintenance item like any pointing, depending on exposure and upkeep.
The problems people usually mention when they call include:
- Tired mastic found when preparing windows for paint
- Weathered mastic on the most exposed windows
- Old cement repairs round a window that have failed
- Mastic dropping out of the joint
If you live in an older home near St Patrick's R.C. Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Before booking anyone
- What the cure time is
- Is VAT in the price?
- What happens if the job turns out different
- Whether all the old sealant comes out first
What the job involves on each surface
Sash and case windows
The mastic round a sash window is on show so we finish it carefully.
Tenement and terrace windows
Tenements and terraces often have many sash windows with ageing mastic. We work on single windows or whole elevations.
Stobswell questions
Does the coastal weather in Stobswell affect outside sealant?
Coastal homes put outside sealant through more weather than inland ones, so preparation and the right sealant matter all the more. It’s worth checking the walls that face the sea first.
I let a flat near Dundee station. Can you help?
Yes, rental work is part of what we do. Just send an email to info@mrmastic.co.uk and tell us about the property, and we’ll send you a clear quote.
Which is right for my windows, sand mastic or modern sealant?
Sand mastic usually suits period timber windows best. Modern frames normally suit a flexible sealant, and we will explain why.
Will the old sealant be removed?
Yes, every time. New sealant will not bond properly to old, so any old material comes out before anything new goes in.
Can you replace silicone on a period window with sand mastic?
Often, yes. Once the silicone is out and the joint prepared, sand mastic is applied by hand.
Do you offer different sealant colours?
Yes. Sealants come in white, clear, grey and other colours, and we’ll agree it with you first.
How long does sand mastic take?
As a guide, most jobs take anything from a few hours to a full day, depending on how many windows. Bigger jobs take longer.
Is there any odour?
That depends on the sealant. Some smell for a while, some hardly at all.
How to look after the new joints
Aftercare is simple:
- Take care around the mastic when scraping paint
- Get any rot dealt with first
- Check with your local planning authority if your home is listed
- Make sure water runs off the sill
Make sure water drains away from the window surround. Water sitting against the mastic shortens its life.
Gaps round a sash box let in draughts and rain. The longer it’s left, the more the joint opens as more mastic falls out.
DIY versus a professional finish
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, then guaranteed for a year.
A DIY attempt does not rule out a professional job. We cut it out and start again, so tell us about it when you ask for a quote.
Frames and glazing around Stobswell
Stobswell is close to the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on the mastic around older windows and doors, which can dry out and crack sooner where a building faces the weather. The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, often through a property factor. Windows normally belong to the flat, but the title deeds have the final say.
If you let a flat or house near Dundee station, any sash windows need sound mastic to keep draughts and rain out. Managing a site like Morgan Academy? Then the mastic around its windows and doors needs looking after like any other building’s.
Stobswell is about 1 mile east of Dundee, in Dundee. Anywhere in DD3, we can carry out sand mastic at your property. Stobswell is one of 50 places in Dundee where we work.
Here we cover the DD3, DD4 and DD1 postcode area for sand mastic. If you need sand mastic at a property on Mid Road, Dens Road and Don's Road or anywhere close by, our applicators can take on the job. Stobswell sits on or near the A929, so getting to you is simple. Close by, we work in Dundee (1 mile west), Woodside (1 mile north), Craigiebank (1 mile east), Mill of Mains (1 mile north) and Pitkerro (1 mile north-east). Within a short drive, we also cover Broughty Ferry (4 miles east), Monifieth (5 miles east), Barnhill (4 miles east), St Marys (3 miles north-west), Menzieshill (3 miles west) and Charleston (3 miles west). Being one of Dundee’s larger places, Stobswell has every kind of property, from flats to offices.
Around Stobswell
In Stobswell, that means homes and buildings near Office of J & D Grimmond pub, Craigie High School and St Roque's Library and the streets around them. The closest station to Stobswell is Dundee station, about 1 mile south of the centre. A little further out are McManus Gallery (0.6 miles south-west) and Wellgate Centre (0.5 miles south-west). Green spaces nearby include Trottick Mill Ponds and Balgay Hill.
What happens on the day
At the end, we look at the finished work together and explain the cure time. The work normally takes a few hours per window, depending on the condition of the joints, depending on how much there is to do. In a city area like Stobswell, parking may be by permit or pay-and-display, so tell us what’s nearby. For flats, mention the door entry system and any shared-stair arrangements.
- We check the window surrounds and agree which joints need renewing.
- The loose and crumbling mastic is raked out and the joint cleaned.
- Large voids are packed out first, so the mastic isn’t too thick.
- Sand mastic is mixed and applied by hand, then shaped to the joint.
- We dress the surface so it sits neatly against the masonry.
Preparing for the visit
- Plan for the work area to be out of bounds to pets and children
- Tell us about any previous sealing or DIY attempts
- For indoor joints, keep the area dry beforehand if you can
Getting a quote
The more we know about the job, the more useful the quote. Let us know the location, the problem and roughly how many joints, and add pictures by email if you can.
Advice
Places near Stobswell
Other services in Stobswell
What sealant work can’t fix
We’d rather tell you now than do work that won’t last, so here’s what sealant can’t put right:
- Planning or listed building consent (your local planning authority decides)
- Masonry that needs repairing
- Rotten sashes, sills or window boxes (a joiner’s job)
If you are not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer before you book.
Joints and surfaces we work on
- Period & listed homes
- Sash and case windows
- Stone surrounds
- Tenement windows
- Timber door frames
- Brick reveals
What affects the quote in Stobswell
Some jobs are bigger than they look, and some smaller. What affects the quote:
- Which sealant suits the joint
- How many areas need sealing
- When we can work, for business premises
- How much old sealant there is and how hard it is to remove
What it costs depends on the size of the job, how much old material has to come out and how easy the joints are to reach. You’ll have a clear quote before any work starts, so you know where you stand.
Helping us quote
There’s no need for technical detail. It helps if you can tell us:
- What the problem is, such as mould, gaps, leaks or cracking
- Any access issues, like height or stairs
- Where the property is
- If it’s domestic, commercial or a hotel
Want a quote for sand mastic? Please email us at info@mrmastic.co.uk and tell us about the job. We’ll explain what we’d do and give you a clear quote before we start.