Kent · England
Sand Mastic in Wrotham
Traditional burnt sand mastic around sash and case windows and doors in stone and brick for householders, landlords and businesses in Wrotham. ARBOMaster approved applicators, fully insured, with a 12-month guarantee.
- Failed mastic on an exposed elevation
- Crumbling sand mastic round a window
- Mastic round period door frames that has failed
How we handle sand mastic in Wrotham
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 older homes, it suits the building far better than silicone. If you have mastic worn away on windows facing the weather and window mastic to renew ahead of painting, we can help, on sash and case windows, tenement windows and period & listed homes alike.
Somewhere as small as Wrotham, older homes often have timber frames set in stone or brickwork. Not every older frame suits a modern silicone bead, and sometimes a traditional sand mastic is the better choice.
Our work is backed for twelve months.
- Place
- Wrotham (TN15)
- Region
- Kent
- Guarantee
- One year on every job
- Quotes
- A clear quote up front
- Call
- 0345 464 0079
- Updated
- 26 October 2026
Why act early in Wrotham
An open joint round the frame lets weather in. Water can get to the frame and the masonry so renewing it early protects the window. Where a wall is exposed, as many are in small places like Wrotham, wind-driven rain gets into any failed joint, and damp in older walls is slow to dry out.
Doing several joints on one visit generally makes better use of the time than several visits, so tell us about everything that needs sealing. You will get one clear quote for the whole job.
Why Wrotham customers choose us
- We are fully insured
- Every job guaranteed for a year
- Anti-fungal silicone where joints get wet
- More than 20 years in sealant work
Take a look at how sealant jobs are priced and what customers say.
Aftercare tips
A little care helps the new joints last. Our advice:
- Keep modern sealant off the mastic
- Avoid heavy scraping on the mastic joint
- Make sure water runs off the sill
- Check the mastic when you check the paintwork
Do not touch or press the mastic while it hardens. It skins over quickly, but takes longer to harden fully.
Sound mastic protects the frame. Once it fails, water can sit against the timber, which can lead to rot.
What we do, step by step
A visit follows a simple pattern: we check the joints, protect the area around them, do the work and tidy away. Most jobs take a few hours per window, depending on the condition of the joints. In a small place like Wrotham, access is usually the main thing to plan. If the job is outside, mention outbuildings, exposed walls and how to reach them.
- First, we look at the surrounds with you and agree what needs doing.
- Old, loose mastic is raked out and the joint cleaned.
- We pack any deep gaps so the mastic sits at the right depth.
- We mix the sand mastic and apply it by hand, shaping it to the joint.
- The finish is dressed so it sits neatly against the stone or brick.
Getting ready for the visit
- Let us know about earlier repairs to the joints
- For indoor joints, keep the area dry beforehand if you can
- Tell us about access, such as stairs, a lift or high-level joints
Get a quote
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.
Advice
Common questions in Wrotham
Do you cover Wrotham for sand mastic?
Yes, Wrotham is within the area we cover. We work across London and the South East. You can call 0345 464 0079 or email us and tell us what needs doing.
Can you help a landlord with a rental near Borough Green & Wrotham station?
Yes, landlords and agents are among the people we work for. You can phone 0345 464 0079 or email us with the details for a clear quote.
Do you remove the old sealant?
Always. Sealing over the old bead is the commonest cause of early failure, so we never do it.
What’s sand mastic made of?
It’s the traditional filler for the joint round timber windows and doors. It’s made with sand and a linseed-oil-based binder.
What does sand mastic cost?
Every job is different, so each one gets its own quote. For a quick quote, call 0345 464 0079 or drop us an email with a short description of the job.
Do you do commercial work?
Yes. We can plan bigger jobs in stages to suit the site.
Can you match the sealant colour?
In most cases you can choose. We will tell you which colours the right product comes in.
Where are you based?
Our base is in Crawley, West Sussex, and we cover South East England, London and all of Scotland.
When it isn’t the sealant
In fairness, there are a few things sealant won’t fix:
- Damaged stone surrounds
- Sash cords, weights and draught-proofing of the sashes
- Whether work needs listed building consent
If you’re not sure, just phone 0345 464 0079 or send us an email and we will give you a straight answer.
What we seal
- Period & listed homes
- Stone surrounds
- Sash and case windows
- Tenement windows
- Brick reveals
- Timber door frames
How the job changes by surface
Tenement and terrace windows
In shared buildings, the windows may be part of a wider repair so it’s worth checking responsibilities.
Period and listed homes
Materials matter on listed and conservation-area homes. Like-for-like sand mastic is usually favoured.
Wrotham homes and the weather
Compared with the north and west, the South East gets less rain, yet outdoor joints still have to be sealed dry, so jobs are booked with the weather in mind. With historic houses such as Old Soar Manor (about 3.2 miles south) nearby, there’s older building stock in the area around Wrotham 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.
If you let a flat or house near Borough Green & Wrotham station, any sash windows need sound mastic to keep draughts and rain out. Schools such as Wrotham School are buildings too, and the mastic around its windows and doors needs looking after like any other building’s.
Wrotham is about 6 miles east of Sevenoaks, in Kent. We carry out sand mastic for homeowners, landlords and businesses in Wrotham and nearby, as part of our work across Kent. We cover 922 towns and villages across Kent. London is on our list too, about 22 miles from Wrotham.
Work in TN15 works the same way as everywhere else we cover. Whether your property is on High Street, Old London Road and West Street or anywhere close by, our applicators can take on the job. Other places close to Wrotham include Labour-in-vain (1 mile north), Fairseat (2 miles north-east), Trottiscliffe (2 miles east), Hodsoll Street (2 miles north) and Vigo Village (3 miles north-east). Larger places within reach include Maidstone (10 miles east), Dartford (10 miles north), Sevenoaks (6 miles west), Royal Tunbridge Wells (12 miles south), Gravesend (9 miles north) and Tonbridge (8 miles south).
Near you in Wrotham
We work in homes and buildings around The George And Dragon Public House, Borough Green Primary School and Trosley Country Park and the streets around them. The nearest railway station is Borough Green & Wrotham station, about 1.1 miles south of the centre. Other landmarks nearby include Beechin Wood Archery Museum (2 miles south-east) and Ightham Court (1.3 miles south-west).
Do you need sand mastic in Wrotham?
Shallow joints are a common cause. A thin layer does not hold well so we make sure the new mastic is the right thickness.
Any of these means the joints need attention:
- Modern sealant on a period surround
- Draughty sash windows at the surround
- Mastic dropping out of the joint
- Tired mastic found when preparing windows for paint
In the older streets around Church of St George, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
Questions to ask before you book
- Whether they seal over old material or remove it
- How the colour is chosen
- Who does the work, and how experienced they are
- The length of the guarantee
DIY versus a professional finish
The biggest DIY mistake is sealing over old sealant. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. All the old material has to come out first.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.