Dundee · Scotland
Sand mastic for sash & case windows in West End, Dundee
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in West End, with a 12-month guarantee on every job. Ask us for a quote.
- Patchy fillers round a sash window
- Mastic that needs renewing before redecorating
- Failed mastic on an exposed elevation
West End: your questions answered
How do repairs to the shared parts of a tenement in West End get organised?
Most tenements arrange shared repairs through the owners or a property factor. The Tenements (Scotland) Act 2004 covers the common parts where the deeds don’t.
Does the coastal weather in West End affect outside sealant?
Coastal homes put outside sealant through more weather than inland ones, so preparation and the right sealant matter all the more. It’s worth checking the walls that face the sea first.
Can you work on commercial sites?
Yes. Commercial and hotel work is a large part of what we do, as well as homes. We can talk about working times when we quote.
Can you quote for more than one area?
Yes. Tell us about everything you’d like done and we’ll quote it together.
Can you replace silicone on a period window with sand mastic?
Yes, we do this often. The old silicone has to come out completely so the mastic can sit properly.
How long does sand mastic take?
As a guide, most jobs take a few hours for a single window, longer for several. Larger jobs naturally take longer, and we’ll say how long yours will take.
What should I tell you?
Just the basics: the address or postcode, what’s wrong and any access issues. After that, simply send an email to info@mrmastic.co.uk.
Do you hold any approvals?
Yes. We’re ARBOMaster approved, the scheme for applicators of Arbo sealants.
Sand mastic in West End
We renew sand mastic around sash windows and doors in stone and brick. The old mastic is raked out, and new mastic is applied and shaped by hand. We work on timber door frames, stone surrounds and tenement windows, and people most often call us about open joints round the window box and mastic worn away on windows facing the weather.
Tenement flats in Scotland’s cities often have windows high above the street, where failing mastic is easy to miss. For a flat in West End, access is the first thing to plan.
Every job comes with our one-year guarantee, wherever you are in Dundee.
- Location
- West End (DD2, DD1)
- Region
- Dundee
- Cover
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Quotes for sand mastic in West End
The price is agreed before any work begins. It’s based on:
- The product the joint needs
- How easy the joints are to reach
- Any mould that needs treating
- How many areas need sealing
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 the work is at height. Your quote takes all of that into account.
Asking for a quote
Photos help, but a description is a good start. Please mention:
- Roughly how big the job is
- Access, such as stairs, a lift or height
- Whether it has been sealed before
- A few photos by email, if you can
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints, and add pictures by email if you can.
DIY sealant or a professional job?
If you are set on DIY, put the effort into preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it does not work out, we can still put it right.
A DIY attempt does not rule out a professional job. We remove it and do the joint properly, so just mention it when you contact us.
Honest limits
Some problems need a builder, plumber or other trade rather than us:
- Sash cords, weights and draught-proofing of the sashes
- Timber that has rotted
- Decisions on consent for listed homes
If in doubt, email us at info@mrmastic.co.uk and we’ll say what we think before booking.
Where we work in West End
- Sash and case windows
- Timber door frames
- Brick reveals
- Stone surrounds
- Tenement windows
- Period & listed homes
When to call us in West End
Shallow joints are a common cause. Mastic that’s too thin cracks and drops out, which is why we pack deep voids first and get the depth right.
Look out for these signs:
- Draughts and rain around sash boxes
- Old sand mastic that has cracked, crumbled or fallen out
- Gaps between timber frames and stone or brick
- Failed mastic on an exposed elevation
Managing a site like Harris Academy? Then larger buildings have plenty of frames, and the mastic around each one ages.
Before you book anyone
- Whether all the old sealant comes out first
- What happens if they find a problem under the old sealant
- Whether the sealant suits the joint
- The length of the guarantee
What sand mastic looks like in West End
West End 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. That is hard on the mastic around older windows and doors, especially on the side facing the sea. Dundee sits on the north bank of the Tay, and much of its older housing is sandstone tenements.
In the older streets around St Peter's Mccheyne Church, replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. For landlords with property near Dundee station, older sash windows in a rental need their mastic kept sound to keep the weather out.
West End is about 1 mile south-west of Dundee, in Dundee. We carry out sand mastic for homeowners, landlords and businesses in West End, as part of our work across Dundee. 50 places in Dundee are on our list, large and small.
Every address in DD2 and DD1 is within our area for sand mastic, from the main roads to the quietest streets. Streets in the area include Tait's Lane, Ashbank Road and Ryehill Lane, all of which we cover. If you’re just outside West End, we cover Blackness (1 mile north), Dundee (1 mile north-east), Stobswell (2 miles north-east), Woodside (2 miles north-east) and Downfield (2 miles north). Within a short drive, we also cover Broughty Ferry (5 miles east), Monifieth (7 miles east), Barnhill (6 miles east), St Marys (3 miles north), Pitkerro (3 miles north-east) and Whitfield (3 miles north-east).
Near you in West End
Locally, jobs take us to homes and businesses close to Dudhope Park, Dundee School of Architecture and The Hawkhill Tavern, among other places. The nearest railway station is Dundee station, about 1 mile east of the centre. Well-known places in the area include Dundee Dental Hospital (0.6 miles east) and Tayside Medical History Museum (under half a mile north-east). Open spaces near West End include Trottick Mill Ponds and Balgay Hill.
Also in West End
How it works
On the day, there’s very little for you to do. Point us to the joints and we’ll get on with it. The job generally takes anything from a few hours to a full day, depending on how many windows from start to finish. In a Scottish city, a lot of jobs are in tenement flats, up a common stair from a shared close. In West End, it helps to know the floor, the door entry arrangements and the nearest parking.
- Each surround is checked first.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic is not too thick.
- We point the joint with sand mastic by hand.
- We finish the mastic to a tidy line.
Getting ready for the visit
- Let us know about stairs, lifts or work at height
- Mention any leaks or damp you’ve noticed
- Move anything stored near the joints
Get a quote
It all starts with a short chat. Describe the problem, the location and the size of the job. When it suits you, drop us a line at info@mrmastic.co.uk.
Related advice
What happens if it’s left?
Not every draught comes from the sashes themselves. Open mastic joints round the box can let air in and new mastic seals them. In a Scottish city tenement, failed sealant affects more than one flat: a leak can come through the ceiling below, and gaps in shared walls or fire-rated joints matter to every flat.
A failed joint rarely gets cheaper to fix by waiting. If you are not sure whether it needs doing, drop us a line at info@mrmastic.co.uk for an honest opinion and a quote.
Why West End clients choose us
- Domestic, commercial and hotel work
- We leave the area clean and tidy
- Anti-fungal silicone where joints get wet
- We’re fully insured
Read how sealant jobs are priced and customer reviews.
What the job involves on each surface
Period and listed homes
Many older homes were built with sand mastic round the windows. If your home is listed, ask your local planning authority about consent.
Stone surrounds
Old stone surrounds are often uneven, so the joint varies in width. We shape it by hand to follow the stone.