Greater London · England
Tooting Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homes and businesses in Tooting and across Greater London. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Old cement repairs round a window that have failed
- Mastic round period door frames that has failed
- Silicone on a period window that looks wrong
Leave it or put it right?
Before painting the windows, it pays to renew the mastic. Paint over cracked mastic will not stop the gaps and traditional guidance is to leave the new mastic unpainted. Damp from a failed joint spreads quietly in older London brickwork and timber, and once it shows in Tooting, the repair is bigger than a sealant job.
Doing several joints on one visit generally makes better use of the time than several visits, so tell us about everything that needs sealing. We will give you a clear quote for the lot.
Why choose Mr Mastic in Tooting
- Approved under the ARBOMaster scheme
- We never seal over old sealant
- 20+ years of sealant experience
- Every job guaranteed for a year
Take a look at our cost guide and what customers say.
About our sand mastic in Tooting
Old sand mastic cracks, crumbles and falls out over time, leaving gaps round the window. Renewing it closes the gap so the surround looks right again. We work on sash and case windows, period & listed homes and timber door frames, and people most often call us about tired mastic found when preparing windows for paint and gaps between timber frames and stone or brick.
From mansion-block windows to modern glazing in new flats, London has every kind of frame. The mastic around them dries out and cracks with age, letting in draughts and water.
Big or small, you get the same one-year guarantee.
- Place
- Tooting (SW17, SW19, CR4)
- Wider area
- Greater London
- Cover
- 12 months on all our work
- Price
- Quoted before any work starts
- Telephone
- 0345 464 0079
- Last updated
- 26 October 2026
Towns and villages near Tooting
More services for Tooting
Landlord and commercial work in Tooting
Landlords and letting agents in Tooting can book us as well as homeowners. Sealant work between tenants keeps a property looking cared for.
Housing providers, facilities teams and property managers book us too in Tooting and across Greater London. Several sites can be quoted together.
Tooting questions
Do you work for landlords with property near Tooting station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. Just call 0345 464 0079 or email us with the address and what needs doing, and we’ll send you a clear quote.
Can you do sand mastic in Tooting?
Yes, Tooting is within the area we cover. Our work covers London and the South East. You can phone 0345 464 0079 or drop us an email and let us know what needs doing, and we’ll give you a clear quote.
Can you match the sealant colour?
We help you choose a colour that suits, from white and clear to greys and other shades. The product needed can limit the range.
What’s sand mastic made of?
A traditional pointing material made from sand and a linseed-oil-based binder, used between timber frames and stone or brick.
When will the new mastic be hard?
It forms a skin fairly soon and it hardens fully over a longer time. Timing depends on the weather and the joint.
Should I check with the council before work on a listed or conservation-area home?
Yes, it’s worth checking. Ask your local planning authority whether consent is needed for work on a listed home or in a conservation area.
Will it make a mess?
We keep the work tidy. We protect what’s around the joints.
How long will you be here?
That depends on how much there is to do, but as a guide it takes a few hours per window, depending on the condition of the joints. We’ll tell you when we quote.
Should I try it myself first?
The biggest DIY mistake is sealing over old sealant. New silicone will not bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
How we quote for sand mastic
Call for a quick quote. The main things that affect it are:
- How much old sealant there is and how hard it is to remove
- Whether the work is at height
- Whether there’s mould to deal with
- The product the joint needs
A few things move the cost up or down: how much old sealant there is and how stubborn it is, whether mould needs treating, and whether we need extra access for height. We take all of that into account in your quote.
What to tell us for a quote
You don’t need to know the technical terms. Just tell us:
- What’s wrong with the joints now
- If someone has resealed it before
- How many joints, rooms or windows are involved
- Access, such as stairs, a lift or height
Need a quote? Please ring 0345 464 0079 or send us an email and tell us about the job. We will explain what we’d do and send you a clear quote before we start.
Frames and glazing around Tooting
The South East is one of the drier parts of the UK, though outdoor sealant still has to go onto a dry joint, so the forecast decides the day. With historic houses such as Southside House (about 3 miles west) nearby, there’s older building stock in the area around Tooting as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
As a London address, Tooting can be tricky for parking: let us know about parking bays, permits or a driveway. For an older house near a landmark such as St Augustine, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Managing a site like St Boniface RC Primary School? Then the mastic around its windows and doors needs looking after like any other building’s.
Tooting is about 3 miles south-west of Stockwell, in Greater London. Whether you’re in the middle of Tooting or further out, sand mastic is available for homes and businesses alike. We cover 764 towns and villages across Greater London. There’s also a page for London, roughly 6 miles from Tooting.
Work in SW17, SW19 and CR4 is quoted and booked the same way as anywhere else. Streets in the area include Vant Road, Byton Road and Avarn Road. Close by, we work in Tooting Bec (1 mile north-west), Colliers Wood (1 mile south), Furzedown (1 mile east), Streatham Park (1 mile east) and Summerstown (1 mile north-west). Further out, we also cover London (6 miles north-east), City of Westminster (6 miles north), Marylebone (6 miles north), Kensington (5 miles north), St Pancras (7 miles north) and Shoreditch (8 miles north-east).
Local landmarks in Tooting
Typical jobs here are in homes near King's Head pub, Ensham School and Graveney School and the streets around them. The nearest railway station is Tooting station, about 0.6 miles south. Well-known places in the area include Southside Wandsworth (2.2 miles north-west) and Grove Hospital (less than half a mile west). Open spaces near Tooting include Battersea Park Lake and Myrna Close.
What sealant work can’t fix
It helps to know what we cannot do too:
- Decayed frames that need repair
- Sash cords, weights and draught-proofing of the sashes
- Broken panes
If you’re not sure, just phone 0345 464 0079 or email us and we will give you a straight answer before you book.
Joints and surfaces we work on
- Sash and case windows
- Stone surrounds
- Brick reveals
- Timber door frames
- Tenement windows
- Period & listed homes
Keeping the joints in good condition
Aftercare is simple:
- Look over the window mastic once a year
- Clear gutters so water does not pour onto the windows
- Check with your local planning authority if your home is listed
- Avoid heavy scraping on the mastic joint
Keep gutters and sills clear so water runs away from the surround. Water sitting against the mastic shortens its life.
Sound mastic protects the frame. Failed mastic lets water reach the timber, which can lead to rot.
The process
We keep the work tidy and contained to the area we are working on, so you can carry on as normal. The job generally takes anything from a few hours to a full day, depending on how many windows, and we tell you how long to leave it before we go. In Tooting, as in most of London, parking needs a little planning. It helps if you can point us to a visitor permit or a bay close to the door.
- Each surround is checked first.
- The joint is raked out and cleaned.
- Large voids are packed out.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
Getting ready for the visit
- Tell us about any previous sealing or DIY attempts
- Clear items away from the joints we are working on
- Mention any tricky access
Getting a quote
For a quick quote, get us on the phone, or email us if that’s easier. Describe what needs sealing and we’ll explain what’s involved and give you a clear price.