Greater London · England
Sand Mastic in Tyburn
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for homeowners, landlords and businesses in Tyburn. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Mastic worn away on windows facing the weather
- Old sand mastic that has cracked, crumbled or fallen out
- Gaps round a timber door in stone or brick
Sand mastic in Tyburn
Sand mastic has long been used to fill the joint between timber frames and masonry. It’s a mix of sand and a linseed-oil-based binder and built up by hand. On period homes, it looks right where silicone wouldn’t. If you’re dealing with gaps where the frame meets the masonry and cement or filler used on old window joints that has cracked, we can help.
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.
The work is guaranteed for twelve months. If something isn’t right with it in that time, tell us and we’ll put it right.
- Location
- Tyburn (W1H, W1U, W1K)
- Wider area
- Greater London
- Guarantee
- A year, on every job
- Quote
- A clear price before any work starts
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Common problems we fix in Tyburn
Most of it is simply age. Sand mastic is a maintenance item like any pointing and how long it lasts depends on the weather it faces.
The most common problems we see are:
- Gaps where the frame meets the masonry
- Patchy fillers round a sash window
- Modern sealant on a period surround
- Window mastic to renew ahead of painting
Homes close to Church of the Annunciation include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Comparing quotes
- Whether all the old sealant comes out first
- Are they insured?
- When the joint can take water or movement
- Who does the work, and how experienced they are
Landlords, agents and businesses in Tyburn
Hotels need rooms back in use, so the work can be planned room by room around your bookings where we can. Hotel work is part of what we do, alongside homes and businesses.
Housing providers, facilities teams and property managers book us too. Several sites can be quoted together, and we are fully insured for the work.
Looking after it afterwards
Joint life depends on how it’s used and looked after. We suggest:
- Ask the planning authority about consent for listed or conservation-area homes
- Sort the mastic before the decorators arrive
- Ask us before painting near the mastic
- Take care around the mastic when scraping paint
Don’t touch or press the mastic while it hardens. It forms a skin fairly soon, but takes longer to harden fully.
Sound mastic protects the frame. Failed mastic lets water reach the timber and timber that stays wet can rot.
Places near Tyburn
Also in Tyburn
When it is not the sealant
We’d rather tell you now than do work that will not last, so here’s what sealant cannot put right:
- Crumbling stone or brickwork round the window
- Rotten sashes, sills or window boxes (a joiner’s job)
- Sashes that need overhauling
If in doubt, phone 0345 464 0079 or send us an email and we will say what we think before booking.
What we seal
- Brick reveals
- Period & listed homes
- Stone surrounds
- Sash and case windows
- Timber door frames
- Tenement windows
FAQs for Tyburn
I let a flat near London Paddington 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.
Is parking a problem for a job in Tyburn?
It can be, so it helps to tell us about permits, visitor bays or off-street space when you book. That way the visit can be planned around it.
Is there any odour?
That depends on the sealant. Some smell for a while, some hardly at all.
Do I need permission for sand mastic on a listed building?
Check with your local planning authority. They’ll tell you if consent is needed for work to your windows.
Is it worth trying it myself?
Sometimes. The key is preparation: remove all the old material and work on a clean, dry joint. If it does not work out, we can redo it.
Do you offer different sealant colours?
Generally, yes. Sealants come in white, clear, grey and other colours for many products, and we will agree it with you first.
Is it possible to paint over sand mastic?
It’s traditionally left unpainted, which is what traditional guidance recommends. Talk to us before any painting near it.
Will the old sealant be removed?
Yes, every time. New silicone doesn’t stick to old silicone, so the joint is cleaned back first.
The process
There’s no need to move everything out before we come, only the area right around the joints. Everything nearby is protected, and the work takes anything from a few hours to a full day, depending on how many windows in most cases. Parking in much of London is by permit or pay-and-display, so it helps to know what’s near you in Tyburn. It helps if you can point us to a visitor permit or a bay close to the door.
- We check each window surround and the condition of the joint.
- The joint is raked out and cleaned.
- We fill deep gaps so the new mastic is not too thick.
- New sand mastic is applied and shaped by hand.
- We finish the mastic to a tidy line.
Preparing for the visit
- Let us know if you’ve seen damp or leaks
- Clear items away from the joints we are working on
- Plan for the work area to be out of bounds to pets and children
Ask for a quote
Want a quote for sand mastic? Please ring 0345 464 0079 or drop us an email and tell us about the job. You’ll know what we plan to do, and what it will cost, before any work begins.
Read more
Windows and doors in Tyburn
London and the South East are among the drier parts of the UK, but outside sealant still needs a dry, clean surface, so outdoor work is planned around the forecast. With historic houses such as Handel Hendrix House (about 0.8 miles east) nearby, there’s older building stock in the area around Tyburn as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic.
Managing a site like Hampden Gurney CofE Primary School? Then larger buildings have plenty of frames, and the mastic around each one ages. If you let a flat or house near London Paddington station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
Tyburn is about 1 mile west of City of Westminster, in Greater London. Whether you’re in the middle of Tyburn or further out, sand mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Our Greater London coverage runs to 764 places, Tyburn among them.
All of W1H, W1U and W1K is within our area for sand mastic, from the main roads to the quietest streets. Whether your property is on Sussex Square, Oxford Square and Bayswater Road or a nearby road, we can help. You will find Tyburn on the A4209, so it’s easy for us to get to. Close by, we work in Connaught Village (1 mile north-west), Hyde Park Estate (1 mile north-west), Paddington (1 mile north-west), City of Westminster (1 mile east) and Paddington Green (1 mile north-west). Further out, we also cover London (3 miles east), Shoreditch (4 miles east), Walthamstow (8 miles north-east), Hoxton (4 miles north-east), Whitechapel (4 miles east) and Hampstead (3 miles north).
Local landmarks in Tyburn
Around Tyburn, our work takes us to homes and buildings near Ark King Solomon Academy, Royal Society of Medicine Library and Duke Of Kendal pub. Nearby too are International Community School (less than half a mile north-west) and Hyde Park (under half a mile south). The nearest railway station is London Paddington station, about 0.6 miles north-west. Well-known places in the area include Dunhill Museum & Archive (0.6 miles north-east) and Harrods (0.9 miles south). Open spaces near Tyburn include Greville Place nature reserve and Campden Hill.
How the job changes by surface
Tenement and terrace windows
Where a building is shared, window work may involve neighbours, so check who is responsible first.
Period and listed homes
Sand mastic is the like-for-like choice for many period homes. If your home is listed, ask your local planning authority about consent.
Why it’s worth doing now in Tyburn
Cement-based fillers and modern sealants don’t always suit a period surround. Sand mastic matches what was there, which can matter on listed and conservation-area homes. Damp from a failed joint spreads quietly in older London brickwork and timber, and by the time it shows on a wall or ceiling in Tyburn, the repair is bigger than the sealant job would have been.
Combining jobs into one visit is normally more efficient than separate visits, so it’s worth mentioning everything you’d like done. You’ll get one clear quote for the whole job.
Why book with us
- An ARBOMaster approved applicator
- Arbo and Everbuild products
- Experience in homes, commercial sites and hotels
- Any old sealant cut out fully, not covered over
See what affects the cost or our reviews.