Greater London · England
Sand mastic for sash & case windows in Westbourne, Greater London
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for Westbourne, backed by a 12-month guarantee. Call for a quick quote.
- Weathered mastic on the most exposed windows
- Patchy fillers round a sash window
- Crumbling sand mastic round a window
The process
At the end, we look at the finished work together and tell you how long to leave it. The work normally takes a few hours for a single window, longer for several, depending on the size of the job. In Westbourne, 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.
- First we agree which joints need doing.
- We remove the old, loose mastic.
- We pack any deep voids first.
- The sand mastic is mixed and pressed into the joint by hand.
- The surface is finished to suit the stone or brick.
Preparing for the visit
- Let us know if you’ve seen damp or leaks
- Keep children and pets away from the work area
- On commercial sites, let us know about site rules
Get a quote
Asking for a quote is easy: tell us what needs doing and where. A few pictures by email make the job easier to understand, and we’ll come back to you with a quote.
Advice
Sand mastic in Westbourne
Burnt sand mastic is a traditional material that sits naturally against stone and brick. It suits period and listed homes where a modern sealant bead would stand out. We work on sash and case windows, tenement windows and stone surrounds, and the jobs we see most are mastic worn away on windows facing the weather and window mastic to renew ahead of painting.
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, which is when draughts and damp patches appear in homes in Westbourne.
A 12-month guarantee comes with the work, just as it does everywhere we cover.
- Where
- Westbourne (W2, W11, W9)
- Region
- Greater London
- Cover
- A year, on every job
- Quote
- A clear quote up front
- Telephone
- 0345 464 0079
- Updated
- 26 October 2026
Places near Westbourne
Other services in Westbourne
Westbourne: your questions answered
Can you do sand mastic in Westbourne?
Yes. Our work covers London and the South East, and Westbourne is part of that. You can ring 0345 464 0079 or send us an email and let us know what needs doing.
Is parking a problem for a job in Westbourne?
London parking needs a little planning, so let us know about permits, bays or a driveway when you book. The visit is then planned around what’s available.
Can I choose the sealant colour?
Yes. Sealants come in white, clear, grey and other colours, and we’ll agree it with you first.
How long does sand mastic take to go off?
It takes a while. The skin forms first, and the full set comes later and we will give you an idea for your job.
Can tenants book the work?
Of course. Check with your landlord; we can send the quote to them too.
Can sand mastic be painted?
It’s traditionally left unpainted, as guidance on traditional windows advises. Talk to us before any painting near it.
Is the work guaranteed?
Our 12-month guarantee applies to all our work.
Do you hold any approvals?
Yes. ARBOMaster is the approved applicator scheme for Arbo sealants, and we are part of it.
Surface by surface
Timber door frames
Doors face weather and wear, so their mastic can fail sooner. It’s renewed by hand.
Stone surrounds
We take care not to mark the stone when the old mastic comes out.
Why act early in Westbourne
Cement-based fillers and modern sealants do not always suit a period surround. Sand mastic is the like-for-like choice and that can be important for listed homes. In a London flat, a failed joint rarely stays your problem alone: water from a shower or window joint can reach the flat below, and gaps in fire-stopping matter to everyone in the building.
The cost depends on the amount of work, how much old material has to come out and how easy the joints are to reach. We give a clear quote before we start, so you know where you stand.
Why us?
- Tidy, careful work
- Experience in homes, commercial sites and hotels
- One-year guarantee on every job
- An ARBOMaster approved applicator
Read our cost guide or our reviews.
What we cannot put right
We’d rather tell you now than do work that will not last, so here’s what sealant cannot put right:
- Rotten sashes, sills or window boxes (a joiner’s job)
- Masonry that needs repairing
- Sashes that rattle, stick or won’t open
If in doubt, ring 0345 464 0079 or drop us an email and we will say what we think before you book.
Joints and surfaces we work on
- Tenement windows
- Stone surrounds
- Brick reveals
- Sash and case windows
- Timber door frames
- Period & listed homes
How we quote for sand mastic
You will get a clear quote before work begins. It takes into account:
- Any mould that needs treating
- The type of sealant required
- Access and height
- How much old sealant there is and how hard it is to remove
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. We take all of that into account in your quote.
What we need to know
To make quoting easier, please include:
- Any access issues, like height or stairs
- The address or postcode of the job
- Photos by email, if that’s easy
- Roughly how big the job is
Want a quote for sand mastic? Please call 0345 464 0079 or email us 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 Westbourne
In London conversions and blocks, the lease decides who is responsible for the frames, so it’s worth checking before booking. Historic houses like Kensington Palace (about 0.8 miles south-east) are a reminder that the area around Westbourne has older buildings as well as new. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
For landlords with property near London Paddington station, any sash windows need sound mastic to keep draughts and rain out. Homes close to St Stephen's Church include some older properties, and the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. If you look after a building such as St. Mary of the Angels Catholic Primary School, its window and door frames need their mastic kept sound, just like a home’s.
Westbourne is about 1 mile north of Kensington, in Greater London. We carry out sand mastic for householders, landlords and businesses in Westbourne. Our Greater London coverage runs to 764 places, and Westbourne is one of them.
Work in W2, W11 and W9 is quoted and booked the same way as anywhere else. Whether your property is on Salem Road, Acklam Road and Morgan Road or anywhere close by, we can help. Being close to the A404 and A4206, Westbourne is simple for us to get to for sand mastic. We also cover the places around Westbourne: Westbourne Green (1 mile north-east), Bayswater (1 mile south), Little Venice (1 mile north-east), Maida Vale (1 mile north) and Paddington Green (1 mile east). We also work in nearby towns such as London (5 miles east), St Pancras (3 miles east), Shoreditch (5 miles east), Walthamstow (9 miles north-east), Hoxton (5 miles east) and Whitechapel (5 miles east).
Around Westbourne
In Westbourne, that means homes and buildings near Maida Vale School, Abdus Salam Library and Westminster Academy. Other local landmarks include Emslie Horniman's Pleasance (0.8 miles north-west) and Cock and Bottle pub (within half a mile south-west). Westbourne’s nearest station is London Paddington station, about 0.8 miles east of the centre. A little further out are Paddington General Hospital (0.5 miles north) and Greek Orthodox Cathedral Treasury Museum (under half a mile south-east). The countryside around Westbourne includes Campden Hill and Greville Place nature reserve.
Can I do it myself?
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it fails, we can still redo it.
Work for landlords, hotels and businesses
We also work for property managers and facilities teams. We can quote a run of properties together, and we are fully insured.
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. We can quote for more than one property at once.