East Sussex · England
Three Oaks Sand Mastic
We cover Three Oaks for traditional burnt sand mastic around sash and case windows and doors in stone and brick. Old material cut out, joints cleaned and sealed neatly and every job guaranteed for a year.
- Mastic worn away on windows facing the weather
- Tired mastic found when preparing windows for paint
- Silicone on a period window that looks wrong
Sand mastic for homes and businesses in Three Oaks
Sand mastic is the traditional way to point the gap between a timber window frame and the stone or brick around it. It’s a mix of sand and a linseed-oil-based binder, applied by hand. On older homes, it suits the building far better than silicone. We work on stone surrounds, period & listed homes and sash and case windows, and people most often call us about cement or filler used on old window joints that has cracked and mastic dropping out of the joint.
Homes in small places like Three Oaks often stand in the open, with little to shelter their windows from wind and rain. That exposure dries out and cracks the mastic around frames and sills faster.
The work is guaranteed for twelve months. If there’s a problem with our work within the year, let us know and we will sort it.
- Where
- Three Oaks (TN35)
- Region
- East Sussex
- Cover
- One year on every job
- Price
- Quoted before any work starts
- Call
- 0345 464 0079
- Page updated
- 26 October 2026
Looking after it afterwards
Simple care keeps the joints in good condition. We recommend:
- Ask a joiner to look at soft timber first
- Go gently near the mastic when preparing windows
- Clear gutters so water does not pour onto the windows
- Inspect the joints round the windows every year or so
When preparing windows for paint, take care around the mastic. Hard scraping can loosen it.
Sound mastic protects the frame. Failed mastic lets water reach the timber and timber that stays wet can rot.
Also near Three Oaks
More services for Three Oaks
Common questions in Three Oaks
Do you cover smaller places like Three Oaks?
Yes, we do. We work across London and the South East, and smaller places are part of that. Longer journeys are simply planned in advance.
Can you help a landlord with a rental near Three Oaks station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. Just phone 0345 464 0079 or send us an email with the address and what needs doing, and we’ll give you a clear quote.
What does sand mastic cost?
Every job is different, so each one gets its own quote. For a quick quote, call 0345 464 0079 or email us and tell us what needs doing and where.
Which is right for my windows, sand mastic or modern sealant?
It depends on the window. Period windows in stone or brick usually suit sand mastic and newer frames generally get a flexible sealant.
Should I check with the council before work on a listed or conservation-area home?
Your local planning authority is the one to ask. They decide whether consent is needed.
Where are you based?
Mr Mastic is based in Crawley. We cover Three Oaks and the rest of East Sussex, along with the rest of our area.
Do the sealants smell?
It depends on the product. Some smell for a while, some hardly at all, and any smell fades as they cure.
What’s sand mastic made of?
Sand mastic is a traditional material for pointing round windows and doors. It’s made with sand and a linseed-oil-based binder.
What happens on the day
There isn’t much for you to do on the day. Point us to the joints and we will get on with it. The job generally takes anything from a few hours to a full day, depending on how many windows. For a village or hamlet like Three Oaks, 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.
- We start by checking each surround and agreeing the joints to renew.
- We rake out the old mastic and clean the joint.
- Large voids are packed out first, so the mastic isn’t too thick.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The finish is dressed so it sits neatly against the stone or brick.
How to prepare
- Let us know about earlier repairs to the joints
- Mention any leaks or damp you’ve noticed
- On commercial sites, let us know about site rules
Getting a quote
There’s no standard price list, as no two jobs are quite the same. Instead, we give you a clear quote for your job. To arrange one, phone 0345 464 0079 or send us an email.
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DIY versus a professional finish
If you are set on DIY, put the effort into preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it does not work out, we can still put it right.
Some sealant jobs are within reach of a careful DIYer, such as a straightforward joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
Three Oaks homes and the weather
Three Oaks is within about 3 miles of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind.
Homes close to St Laurence's Church include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame. Schools such as Buckswood School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Three Oaks is about 3 miles north-east of Hastings, in East Sussex. If you need sand mastic in Three Oaks, it’s easy to get a quote: please phone 0345 464 0079 or send us an email. We’re based in Crawley and cover East Sussex, Three Oaks included. Three Oaks is one of 289 places in East Sussex where we work for sand mastic. We also work in Brighton, about 33 miles from Three Oaks.
Work in TN35 works the same way as everywhere else we cover. If you need sand mastic at a property on Butcher's Lane, Morgay Wood Lane and Eight Acre Lane or a nearby road, we can help. If you’re just outside Three Oaks, we cover Doleham (1 mile north-west), Broad Street (2 miles north-east), Icklesham (2 miles north-east), Broadland Row (3 miles north) and Udimore (3 miles north-east). Further out, we also cover Hastings (3 miles south-west), Bexhill-on-Sea (8 miles south-west), St Leonards (4 miles south-west), Hastings Old Town (3 miles south), Belmont (3 miles south) and Langney (15 miles south-west).
Local landmarks in Three Oaks
Around Three Oaks, our work takes us to homes and buildings near The Hope Public House, Hastings Academy and Guestling Bradshaw Church of England Primary School and the streets around them. Three Oaks has its own railway station: Three Oaks station. Well-known places in the area include Barn Theatre and Museum (1.5 miles west) and Conquest Hospital (2.5 miles south-west). Not far away are Church Wood and Robsack Wood.
Signs you need sand mastic in Three Oaks
Scraping and sanding before painting can loosen old mastic. Many people find it crumbling when they prepare the windows.
Most people get in touch when they notice something like this:
- Tired mastic found when preparing windows for paint
- Gaps where the frame meets the masonry
- Cement or filler used on old window joints that has cracked
- Weathered mastic on the most exposed windows
If you let a flat or house near Three Oaks station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Comparing quotes
- What product goes in the joint
- Whether they seal over old material or remove it
- Whether you can choose the colour
- Are they insured?
How the job changes by surface
Brick reveals
Loose mastic comes out and deep gaps are packed before the new mastic goes in.
Tenement and terrace windows
Windows above ground floor need the right access. Let us know the floor and we will confirm access.
How we quote for sand mastic
The price is agreed before any work begins. It takes into account:
- How many areas need sealing
- Any working-time requirements on site
- The type of sealant required
- Whether there’s mould to deal with
What it costs depends on how much there is to do, how hard the old material is to remove and access to the work. We give a clear quote before work begins.
Asking for a quote
Photos by email are helpful but not essential. Try to tell us:
- The rough size of the job
- If someone has resealed it before
- The problem you’ve noticed
- Any access issues, like height or stairs
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and email photos if that’s easy.
What sealant work can’t fix
Sealant isn’t the answer to every problem, and we’d rather say so up front. It won’t solve:
- Crumbling stone or brickwork round the window
- Timber that has rotted
- Planning or listed building consent (your local planning authority decides)
If in doubt, phone 0345 464 0079 or send us an email and we will say what we think before booking.
Surfaces we seal
- Stone surrounds
- Sash and case windows
- Period & listed homes
- Tenement windows
- Timber door frames
- Brick reveals