Greater London · England
Sand Mastic in Tokyngton
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Tokyngton and across Greater London. Fully insured, ARBOMaster approved and guaranteed for a year.
- Cracked mastic round a front door frame
- Old cement repairs round a window that have failed
- Old sand mastic that has cracked, crumbled or fallen out
Sand mastic for homes and businesses in Tokyngton
Sand mastic doesn’t last for ever, leaving gaps round the window. We rake it out and renew it and tidies the surround. We work on sash and case windows, period & listed homes and stone surrounds, and people most often call us about crumbling sand mastic round a window and wind and rain getting in round a sash window.
London’s Victorian and Edwardian terraces were built with timber sash windows, and many still have them or their replacements. Whatever is in the opening now, the joint between frame and wall is what keeps the weather out, in Tokyngton as anywhere.
Every job is covered by our 12-month guarantee.
- Where
- Tokyngton (HA9, NW10, HA0)
- Wider area
- Greater London
- Guarantee
- 12 months on all our work
- Quote
- A clear price before we start
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
Signs you need sand mastic in Tokyngton
Over the years, sand mastic weathers. It hardens, cracks and starts to come away from the frame or the masonry.
These are the problems we’re asked about most:
- Crumbling sand mastic round a window
- Patchy fillers round a sash window
- Draughty sash windows at the surround
- Mastic round period door frames that has failed
Homes close to St Michael the Archangel include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Before booking anyone
- Who turns up on the day
- Is the old sealant removed completely?
- Whether they’re fully insured
- How long to leave it before use
Quotes for sand mastic in Tokyngton
We quote each job individually. This is what makes a difference:
- The type of sealant required
- When we can work, for business premises
- The amount of work
- Whether the work is at height
Homes and businesses are quoted the same way: how much there is to do, how we reach it and what it needs. Call for a quick quote and we’ll go through it with you.
Asking for a quote
Photos help, but a description is a good start. Please mention:
- The type of property
- The problem you’ve noticed
- Any access issues, like height or stairs
- Pictures of the joints, sent by email
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints, and email photos if that is easy.
Landlords, agents and businesses in Tokyngton
Letting agents often deal with us directly. Tell us the address, the job and how access works.
Housing providers, facilities teams and property managers book us too. Several sites can be quoted together.
Other services in Tokyngton
Aftercare tips
No joint lasts for ever, but care makes a real difference. Our tips:
- Go gently near the mastic when preparing windows
- Renew mastic before redecorating the windows
- Inspect the joints round the windows every year or so
- Get any rot dealt with first
Avoid painting over the new mastic, as traditional guidance advises. If you’re redecorating, ask us first.
Sound mastic protects the frame. Once it fails, water can sit against the timber, which can lead to rot.
The process
On the day, we look over the joints with you first, so there are no surprises. Surfaces next to the work are protected before we start. Most jobs take a few hours for a single window, longer for several. In Tokyngton, flats, stairs and shared entrances are part of the routine. Mention any building rules, key holders or managing agents when you book.
- We look at the surrounds with you and agree the joints to renew.
- Old mastic and any loose material are raked out.
- Deep gaps are packed so the mastic sits at the right depth.
- We apply the mastic by hand and shape it.
- We dress the finish so it sits neatly against the masonry.
Before we arrive
- On commercial sites, let us know about site rules
- For indoor joints, keep the area dry beforehand if you can
- Keep pets and children clear of the area while we work
Get a quote
Call for a quick quote, or email us if that’s easier. Tell us about the joints that need doing and we’ll explain what’s involved.
Advice
Frames and glazing around Tokyngton
In London conversions and blocks, the lease decides who is responsible for the frames, so it’s worth checking before booking. With historic houses such as Pitzhanger Manor (about 2.8 miles south-west) nearby, there’s older building stock in the area around Tokyngton as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
Tokyngton is in London, so parking needs planning: let us know about parking bays, permits or a driveway. Managing a site like Elsley Primary School? Then larger buildings have plenty of frames, and the mastic around each one ages.
Tokyngton is about 1 mile south-east of Wembley, in Greater London. Every kind of property in Tokyngton is covered for sand mastic, old or new, large or small. Every job comes with our one-year guarantee. Across Greater London, we cover 764 places, and Tokyngton is one of them. There’s also a page for London, roughly 9 miles from Tokyngton.
Work in HA9, NW10 and HA0 works the same way as everywhere else we cover. Streets in the area include Harrow Road, Wycombe Road and Tring Avenue, all of which we cover. Nearby, we also carry out sand mastic in Stonebridge Park (1 mile south-east), Mapesbury (1 mile north-west), Stonebridge (1 mile south-east), Brent Park (1 mile north-east) and West Twyford (1 mile south). Larger places within reach include London (9 miles south-east), City of Westminster (6 miles south-east), Marylebone (6 miles east), Kensington (5 miles south-east), St Pancras (7 miles east) and Shoreditch (9 miles east).
Near you in Tokyngton
We work in homes and buildings around The Swaminarayan School, St. Raphael's Edible Garden and Ark Elvin Academy, among other places. There’s a railway station in Tokyngton itself: Stonebridge Park station. A little further out are Brent Museum and Archives (2.1 miles east) and Neasden Hospital (0.7 miles east). Not far away are Middle Lake and Hanger Hill Wood.
Why deal with it now?
New sash windows are a major, costly change, and in listed buildings it may need consent. If the frames are sound, renewing the mastic deals with gaps and draughts at the surround. 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. Dealing with it early is far simpler.
Combining jobs into one visit normally makes better use of the time than several visits, so it’s worth mentioning everything you’d like done. You’ll get one clear quote for the whole job.
Why choose Mr Mastic in Tokyngton
- Quality sealants from Arbo and Everbuild
- Fully insured
- More than 20 years in sealant work
- Rated 4.9 stars on Google
Read our cost guide or customer reviews.
Should I try it myself first?
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.
Sealing over old silicone is the commonest DIY error. Silicone does not stick to old silicone, so it lifts and traps water and mould underneath. All the old material has to come out first.
Tokyngton questions
Can you do sand mastic in Tokyngton?
Yes, Tokyngton is within the area we cover. We work across London and the South East. You can ring 0345 464 0079 or email us and let us know what needs doing.
I let a flat near Stonebridge Park station. Can you help?
Yes, rental work is part of what we do. Just ring 0345 464 0079 or send us an email and tell us about the property, and we’ll give you a clear price.
Will it make a mess?
We keep the work tidy. We protect what’s around the joints.
How long does the job take?
Typically it takes anything from a few hours to a full day, depending on how many windows. Larger jobs naturally take longer, and we’ll tell you how long to expect.
Can you do several jobs on one visit?
Yes. Just list everything you need and you will get one quote.
Is it possible to take out silicone and use sand mastic instead?
Yes. We remove the silicone and clean the joint before the sand mastic goes in.
Is it OK to seal over old sealant?
No, because it fails. The old sealant always comes out first, so the new joint bonds to clean surfaces.
Is sand mastic better than silicone for my windows?
Sand mastic generally suits period timber windows best. On modern frames, we’d normally use a flexible sealant.