Kent · England
Sand mastic for sash & case windows in Three Chimneys, Kent
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Three Chimneys. 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
Sand mastic in Three Chimneys, done properly
Silicone on a period window often looks wrong and does not suit the building. Sand mastic is the traditional choice and we can swap the silicone for it. Typical jobs include mastic round period door frames that has failed and tired mastic found when preparing windows for paint, on brick reveals, sash and case windows and stone surrounds.
In a village or hamlet like Three Chimneys, older cottages and farmhouses often have timber windows set in stone or brick. Not every older frame suits a modern silicone bead, and sometimes a traditional sand mastic is the better choice.
Our work is backed for twelve months.
- Location
- Three Chimneys (TN27)
- Region
- Kent
- Cover
- A year, on every job
- Price
- Quoted before any work starts
- Phone
- 0345 464 0079
- Last updated
- 26 October 2026
Landlord and commercial work in Three Chimneys
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.
Housing providers, facilities teams and property managers book us too. We can quote a run of properties together.
Frames and glazing around Three Chimneys
Rainfall in the South East is lower than in much of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day.
In and around Three Chimneys, as anywhere, good sand mastic starts with a clean, dry, properly prepared joint.
Three Chimneys is about 11 miles south of Maidstone, in Kent. Every kind of property in Three Chimneys can book us for sand mastic, old or new, large or small. The work is guaranteed for a year. Three Chimneys is one of 922 places in Kent where we work for sand mastic. Crawley is on our list too, around 35 miles away.
Postcode districts we cover here for sand mastic: TN27. If you need sand mastic at a property on Hareplain Road and Sissinghurst Road or a nearby road, our applicators can take on the job. Other places close to Three Chimneys include Hareplain (1 mile north-east), Biddenden (1 mile east), Curteis' Corner (2 miles east), Standen (2 miles north-east) and Lashenden (2 miles north-east). Further out, we also cover Maidstone (11 miles north), Ashford (11 miles east), Royal Tunbridge Wells (15 miles west), Tonbridge (15 miles west), Kings Hill (14 miles north-west) and Foley Park (12 miles north).
Landmarks near Three Chimneys
Typical jobs here are in homes near Three Chimneys Public House and the streets around them. The nearest railway station is Headcorn station, roughly 3.2 miles north of the centre. Well-known places in the area include Kent Firefighting Museum (1.2 miles north) and Sissinghurst Castle (1.3 miles west).
Places near Three Chimneys
More services for Three Chimneys
Your questions about sand mastic in Three Chimneys
Do you work for landlords with property near Headcorn station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. You can call 0345 464 0079 or email us with the details for a clear quote.
Can you do sand mastic in Three Chimneys?
Yes. We work across London and the South East, and Three Chimneys is part of that. Just phone 0345 464 0079 or drop us an email with a few details of the job.
What does sand mastic cost?
The cost depends on the size of the job, access and how much old sealant has to come out. Call for a quick quote.
Should I try DIY first?
For a simple, easy-to-reach joint, a careful DIYer can do a reasonable job. The usual mistakes are sealing over old sealant, sealing a damp joint and using too much.
Can old silicone round a sash window be swapped for sand mastic?
Yes. The silicone is cut out and the joint cleaned, then point it with sand mastic.
Do you offer different sealant colours?
Yes. White, clear and grey are common, and other colours are available for many products, and we agree the colour with you before work begins.
Should I check with the council before work on a listed or conservation-area home?
Checking first is sensible. Your local planning authority can say if consent is needed for listed or conservation-area properties.
What guarantee comes with the work?
All our work has a 12-month guarantee.
Quotes for sand mastic in Three Chimneys
You will get a clear quote before we start. It takes into account:
- The size of the job
- Working hours on commercial sites
- The product the joint needs
- Whether old sealant or filler has to be cut out
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all play a part, and we will explain the quote if you ask.
What we need to know
Before you ask for a quote, have a think about:
- The type of property
- The address or postcode of the job
- Pictures of the joints, sent by email
- Roughly how big the job is
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and add pictures by email if you can.
Signs you need sand mastic in Three Chimneys
Shallow joints are a common cause. A thin layer does not hold well, which is why we pack deep voids first and get the depth right.
The most common problems we see are:
- Cement or filler used on old window joints that has cracked
- Cracked mastic round a front door frame
- Weathered mastic on the most exposed windows
- Old sand mastic that has cracked, crumbled or fallen out
For landlords with property near Headcorn station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Questions to ask before booking
- Who does the work, and how experienced they are
- What insurance they hold
- Which sealant they’ll use, and why
- How the surfaces are prepared before sealing
Aftercare tips
Good habits help new joints last longer. Our tips:
- Clear gutters so water doesn’t pour onto the windows
- Find out about consent before window work on a listed home
- Sort the mastic before the decorators arrive
- Have rotten timber repaired before new mastic goes in
Leave the new mastic unpainted, as traditional guidance advises. Ask us before any decorating around it.
Good mastic helps keep the frame dry. Failed mastic lets water reach the timber and timber that stays wet can rot.
What happens if it’s left?
Before painting the windows, it pays to renew the mastic. Paint over cracked mastic will not stop the gaps, and the new mastic is traditionally left unpainted. Where a wall is exposed, as many are in small places like Three Chimneys, wind-driven rain gets into any failed joint, and damp in older walls is slow to dry out.
There are no prices on our website, because the cost depends so much on the job itself. Call for a quick quote and we’ll talk you through it.
What you get with us
- Old sealant always removed completely
- A 12-month guarantee on all work
- Rated 4.9 stars on Google
- Quality sealants from Arbo and Everbuild
How the job changes by surface
Sash and case windows
On a sash window, the mastic joint shows on the outside so we finish it carefully.
Brick reveals
Gaps between frame and brick let in rain and draughts. Renewing the mastic closes it.
What happens on the day
We bring everything the job needs with us. Once we’ve agreed what’s being done, the area is protected and the work begins. It normally takes a few hours for a single window, longer for several. For a village or hamlet like Three Chimneys, the journey is planned in advance: tell us about narrow lanes, gates, long drives and where we can park. Everything for the job comes with us, so a second trip is avoided where possible.
- First we agree which joints need doing.
- Old mastic and any loose material are raked out.
- We pack any deep voids first.
- The sand mastic is mixed and pressed into the joint by hand.
- We dress the finish so it sits neatly against the masonry.
Before we arrive
- Let us know about parking restrictions
- For business premises, tell us about site rules or sign-in
- Clear items away from the joints we are working on
Getting a quote
Want a quote for sand mastic? Please phone 0345 464 0079 or drop us an email and tell us about the job. You will know what we plan to do, and what it will cost, before any work begins.