Edinburgh · Scotland
Sand mastic for sash & case windows in Willowbrae, Edinburgh
Sand mastic in Willowbrae from a team with over 20 years’ experience. 180+ five-star Google reviews and a 4.9 rating.
- Modern sealant on a period surround
- Weathered mastic on the most exposed windows
- Old cement repairs round a window that have failed
Sand mastic in Willowbrae
For a listed home or one in a conservation area, ask your local planning authority if consent is needed before window work. Sand mastic is often favoured as a like-for-like material. Common call-outs are for silicone on a period window that looks wrong and failed mastic on an exposed elevation, across sash and case windows, tenement windows and stone surrounds.
Willowbrae is in one of Scotland’s four big cities, where many older buildings are sandstone or granite. Natural stone around older windows needs a sealant that will not mark or attack it, which usually means a neutral-cure product or a traditional sand mastic rather than an acetoxy silicone.
Your job is guaranteed for a year, as with all our work.
- Where
- Willowbrae (EH8, EH7, EH15)
- Region
- Edinburgh
- Cover
- 12 months on all our work
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Landlords, agents and businesses in Willowbrae
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
Housing providers, facilities teams and property managers book us too in Willowbrae and across Edinburgh. Several sites can be quoted together, and we are fully insured for the work.
What we cannot put right
We’d rather tell you now than do work that won’t last, so these are the limits:
- Putty and glazing repairs
- 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.
What we seal
- Tenement windows
- Timber door frames
- Period & listed homes
- Stone surrounds
- Brick reveals
- Sash and case windows
Common questions in Willowbrae
How do repairs to the shared parts of a tenement in Willowbrae 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, and we can quote for the factor or the owners directly.
I let a flat near Edinburgh Waverley station. Can you help?
Yes. We work for letting agents and landlords as well as householders. You can send an email to info@mrmastic.co.uk with the details for a clear quote.
What should I tell you?
Only a few details: where it is, what you’ve noticed and how we reach it. After that, simply drop us a line at info@mrmastic.co.uk.
What sealant do you use?
It depends on the joint: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. We use products from Arbo and Everbuild.
Is the work guaranteed?
Our 12-month guarantee applies to all our work.
Where do you work from?
Our base is Crawley, with over 20 years’ experience. Our area covers South East England, London and Scotland.
Will it make a mess?
No. The area is protected while we work and cleaned up afterwards.
Should I check with the council before work on a listed or conservation-area home?
Your local planning authority is the one to ask. They decide whether consent is needed.
What affects the quote in Willowbrae
Your quote is based on your job. We take into account:
- Working hours on commercial sites
- Whether there’s mould to deal with
- How easy the joints are to reach
- The product the joint needs
We don’t show prices on the website, because the cost depends so much on the job itself. Call for a quick quote.
Helping us quote
To make quoting easier, let us know:
- What’s wrong with the joints now
- The type of property
- If someone has resealed it before
- Any access issues, like height or stairs
For sand mastic in Willowbrae, email us at info@mrmastic.co.uk. Tell us what the problem is and where, and we’ll agree the price before any work begins.
Windows and doors in Willowbrae
Willowbrae is within about 2 miles of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That’s hard on the mastic around older windows and doors, especially on the side facing the sea. Under the Tenements (Scotland) Act 2004, shared parts of a tenement, such as the roof and outside walls, are looked after by the owners together, often through a property factor. Who owns the windows depends on the title deeds.
For an older house near a landmark such as Willowbrae Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Schools such as Holy Rood High School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
Willowbrae is about 2 miles south-east of Leith, in Edinburgh. We carry out sand mastic for homes and businesses in Willowbrae and the surrounding area, as part of our work across Edinburgh. Our Edinburgh coverage runs to 175 places, Willowbrae among them.
Work in EH8, EH7 and EH15 is quoted and booked the same way as anywhere else. If you need sand mastic at a property on Loaning Road, Abercorn Road and Loganlea Road or a nearby road, we can help. We also cover the places around Willowbrae: Jock's Lodge (1 mile north-west), Piershill (1 mile north-east), Meadowbank (1 mile north-west), Restalrig (1 mile north) and Northfield (1 mile east). Within a short drive, we also cover West End (3 miles west), West Coates (3 miles west), Merchiston (3 miles south-west), Queensferry (10 miles west), Comely Bank (3 miles west) and Southhouse (4 miles south).
Near you in Willowbrae
In Willowbrae, that means homes and buildings near Duddingston Kirk, Public House and Mannafields Christian School. You’ll also find Lochend Park (0.7 miles north-west) and Scottish Poetry Library (1.2 miles west). For rail, the closest station is Edinburgh Waverley station, roughly 1.6 miles west. Well-known places in the area include St. James Centre (1.6 miles west) and Eastern General Hospital (1.1 miles north). For a walk, there’s Dunsapie Loch and The New Leaf Co-op.
Common problems we fix in Willowbrae
Over the years, sand mastic weathers. It dries out, cracks and loses its grip on the stone or timber.
These are the problems we are asked about most:
- Silicone on a period window that looks wrong
- Draughts and rain around sash boxes
- Mastic that needs renewing before redecorating
- Old cement repairs round a window that have failed
If you let a flat or house near Edinburgh Waverley station, cracked sand mastic around sash windows lets in the draughts tenants complain about.
What your quote should include
- How the surfaces are prepared before sealing
- The length of the guarantee
- How hidden problems are handled
- Which sealant they’ll use, and why
What happens on the day
We bring everything the job needs with us. After a quick look at the joints together, the area is protected and the work begins. Most jobs take anything from a few hours to a full day, depending on how many windows. Many homes in Scotland’s cities are tenement flats, reached through a shared close and up a common stair. For a job in Willowbrae, tell us the floor, how the door entry system works and where we can park nearby.
- 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
- Keep children and pets away from the work area
- Clear the area around the work
- For business premises, tell us about site rules or sign-in
Get a quote
Asking for a quote is easy: let us know the job and the location. Photos by email help us understand the job, and we’ll come back to you with a quote.
Read more
Also near Willowbrae
Other services in Willowbrae
How to look after the new joints
To keep the joints looking good and working properly:
- Check the mastic when you check the paintwork
- Take care around the mastic when scraping paint
- Keep sills and gutters clear so water drains away
- Renew mastic before redecorating the windows
Leave the new mastic unpainted, which is the traditional advice. Ask us before any decorating around it.
Crumbling mastic lets rain into the joint. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.
What the job involves on each surface
Sash and case windows
Most of our sand mastic work is on sash windows. Each joint round the box is raked out and renewed.
Timber door frames
Door frames get knocked and soaked and the mastic can crack early. It’s renewed by hand.