Kent · England
Sand mastic for sash & case windows in Tonge, Kent
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for householders, landlords and businesses in Tonge. Fully insured, ARBOMaster approved and guaranteed for a year.
- Patchy fillers round a sash window
- Draughts and rain around sash boxes
- Silicone on a period window that looks wrong
How it works
A visit follows a simple pattern: we look at the joints together, mask and protect the surrounding surfaces, carry out the job and clear up. It normally takes a few hours per window, depending on the condition of the joints. For a village or hamlet like Tonge, 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 check the window surrounds and agree which joints need renewing.
- We rake out the old mastic and clean the joint.
- 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.
- The finish is dressed so it sits neatly against the stone or brick.
Before we arrive
- Clear items away from the joints we’re working on
- On commercial sites, let us know about site rules
- Tell us if parking is tricky
Get a quote
Asking for a quote is easy: let us know what needs doing and where. Photos by email help us understand the job.
Read more
Sand mastic in Tonge, done properly
Traditional burnt sand mastic blends with stone and brick surrounds. It suits period and listed homes where a modern sealant bead would stand out. If you have wind and rain getting in round a sash window and open joints round the window box, we can put it right, on brick reveals, period & listed homes and sash and case windows alike.
Somewhere as small as Tonge, older homes often have timber frames set in stone or brickwork. Not every older frame suits a modern silicone bead, and sometimes a traditional sand mastic is the better choice.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Location
- Tonge (ME9)
- Region
- Kent
- Cover
- A year, on every job
- Quote
- Quoted before any work starts
- Phone
- 0345 464 0079
- Page updated
- 26 October 2026
Common problems we fix in Tonge
Most of it is simply age. Sand mastic is a maintenance item like any pointing, depending on exposure and upkeep.
It’s worth asking for a quote if you see:
- Gaps round a timber door in stone or brick
- Gaps between timber frames and stone or brick
- Silicone on a period window that looks wrong
- Crumbling sand mastic round a window
If you let a flat or house near Teynham station, older sash windows in a rental need their mastic kept sound to keep the weather out.
Before booking anyone
- How the colour is chosen
- How the joint is cleaned and prepared
- How long to leave it before use
- What product goes in the joint
How we quote for sand mastic
You will get a clear quote before any work starts. It takes into account:
- The amount of work
- Any mould that needs treating
- How many rooms, windows or areas are involved
- Working hours on commercial sites
Combining jobs into one visit is normally more efficient than separate visits. We will give you a clear quote for the lot.
Asking for a quote
When you contact us, these details help:
- Any previous sealing or DIY work
- The type of property
- A few pictures by email, if you can
- Where the property is
For sand mastic in Tonge, ring 0345 464 0079 or drop us an email. Tell us what the problem is and where, and we’ll agree the price before any work begins.
Places near Tonge
Also in Tonge
Different surfaces, different methods
Tenement and terrace windows
In shared buildings, the windows may be part of a wider repair, so check who is responsible first.
Brick reveals
We rake out the old mastic and pack deep voids before the new mastic goes in.
FAQs for Tonge
Can you help a landlord with a rental near Teynham station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. You can phone 0345 464 0079 or send us an email with the details for a clear quote.
Does living near the coast affect sand mastic in Tonge?
Near the sea, outside joints face more wind, rain and salt than they would inland, so the choice of sealant and the preparation matter even more. Walls facing the sea are generally the first to need attention.
Can you match the sealant colour?
Normally, yes. White, clear and grey are common, and other colours are available, and we agree the colour with you before we start.
Should I use sand mastic or silicone?
Sand mastic usually suits period timber windows best. Modern frames normally suit a flexible sealant.
Are you an approved applicator?
Yes. We hold ARBOMaster approved applicator status and we’re fully insured too.
Do I need permission for sand mastic on a listed building?
It’s best to ask your local planning authority first. Sand mastic is often favoured as like for like but the decision is theirs.
What is sand mastic?
A traditional pointing material made from sand and a linseed-oil-based binder for the joint between timber frames and masonry.
Which products do you use?
Each joint gets the product that suits it. Movement, water and weather all affect the choice, and we’ll tell you what we’re using.
Windows and doors in Tonge
Tonge is within about 1 mile of 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. Compared with the north and west, the South East gets less rain, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast.
In the older streets around Church of St Giles, the joint between an old wall and a newer frame is generally the first place rain gets in. If you look after a building such as Sittingbourne Community College, the mastic around its windows and doors needs looking after like any other building’s.
Tonge is about 2 miles east of Sittingbourne, in Kent. Homes, rented property, offices and hotels in Tonge is covered for sand mastic, old or new, large or small. The work is guaranteed for a year. Tonge is one of 922 places in Kent where we work. Our Chelmsford page covers work nearby.
All of ME9 is covered for sand mastic, from the main roads to the quietest streets. Close by, we work in Tonge Corner (1 mile south), Milton Regis (1 mile west), Murston (1 mile south-west), Radfield (1 mile south) and Kemsley (2 miles west). Larger places within reach include Maidstone (12 miles south-west), Ashford (15 miles south), Canterbury (14 miles east), Whitstable (11 miles east), Faversham (5 miles south-east) and Herne Bay (15 miles east).
Around Tonge
Locally, jobs take us to homes and businesses close to Milton Creek Country Park. For rail, the closest station is Teynham station, roughly 1.7 miles south-east. A little further out are Dolphin Sailing Barge Museum (1.6 miles west) and Castle Rough (1.3 miles north-west).
Should I try it myself first?
If you’ve already had a go yourself, that’s fine. We cut it out and start again, so tell us about it when you ask for a quote.
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 fails, we can still redo it.
For landlords and businesses
We regularly work with letting and managing agents. Send the address, what’s needed and the access arrangements and we’ll quote.
Landlords and agents in Tonge can book us as well as householders. Resealing between tenancies keeps a property looking cared for.
Why act early in Tonge
Filling over old, loose mastic doesn’t last. Raking out and preparing the joint gives it a sound base so the new work lasts. Around Tonge, older homes often have timber in their floors and frames, where water from a failed joint can cause rot if it’s left.
Leaving a failed joint usually makes the job bigger, not smaller, because water and mould keep working on it. If you are unsure, ring 0345 464 0079 or drop us an email and we will give you an honest view and a quote.
Why choose Mr Mastic in Tonge
- Over 20 years’ experience
- An ARBOMaster approved applicator
- Any old sealant cut out fully, not covered over
- Every job guaranteed for a year
Take a look at what affects the cost or our reviews.