Dundee · Scotland
Barnhill Window Mastic
Mastic around window and door frames, sills and patio doors for householders, landlords and businesses in Barnhill. Fully insured, ARBOMaster approved and guaranteed for a year.
- Black, perished sealant on frames
- Cracked sealant at the sill ends
- Gaps left after new windows were fitted
Window mastic in Barnhill
Homes in Barnhill have every kind of window: uPVC, aluminium, timber and composite, plus patio doors, French doors and sills. Each gets a sealant chosen for the frame and the wall it meets. We are often asked to deal with hard, cracked sealant around windows and gaps left after new windows were fitted, across uPVC windows, aluminium frames and composite doors.
Barnhill is in one of Scotland’s four big cities, where many older buildings are sandstone or granite. Stone needs a sealant that suits it, so acetoxy silicones, which can attack some stone, are best avoided.
The work is covered for a year after we finish. If there’s a problem with it, please send an email to info@mrmastic.co.uk.
- Location
- Barnhill (DD5)
- Region
- Dundee
- Guarantee
- 12 months on all our work
- Quote
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
How to look after the new joints
After the cure time, these simple habits help:
- Don’t aim a pressure washer at the joints
- Keep timber frames painted
- Avoid harsh chemicals near the mastic
- Wipe condensation off the frames
Silicone can’t normally be painted, so mention any painting plans before we start. We can use a paintable sealant where that matters.
A failed joint lets water into the wall a little at a time. Often the first sign is a damp patch inside or flaking paint on the reveal. Catching it early keeps the fix to a reseal.
How the job changes by surface
Timber windows & doors
Soft or rotten wood cannot be sealed successfully. If we find rot, we’ll tell you before going ahead, as a joiner will need to deal with it.
Aluminium frames
Aluminium needs a sealant that bonds to coated metal and we avoid acetoxy silicones, which can react with some metals. Neutral-cure sealant is the safe choice.
Honest limits
New sealant cannot fix everything, and we’d rather say so up front. It will not solve:
- Condensation trapped between the panes
- Faulty window hardware
- Worn gaskets, brush seals or a door that has dropped
If in doubt, email us at info@mrmastic.co.uk and we’ll say what we think before you book.
Joints and surfaces we work on
- Aluminium frames
- Window sills
- Patio & French doors
- Timber windows & doors
- Composite doors
- uPVC windows
Leave it or put it right?
Failed mastic isn’t a reason to replace sound windows. Where the frames are sound, new mastic generally deals with draughts and leaks at the edges. Problems with the glass or gaskets are for a window company, and we will say so. Wind-driven rain gets into any failed joint on the outside of a city building, and in a tall building in Barnhill, damp can travel a long way before it shows.
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 we need extra access for height. Your quote takes all of that into account.
Why Barnhill clients choose us
- Rated 4.9 stars on Google
- We never seal over old sealant
- Sealant colour chosen to suit
- We leave the area clean and tidy
FAQs for Barnhill
How is work on the outside of a tenement in Barnhill normally arranged?
Shared parts of a tenement, such as the roof and outside walls, are usually repaired with the agreement of the owners, often through a property factor. Where the title deeds are silent, the Tenements (Scotland) Act 2004 fills the gaps. Windows often belong to the individual flat, but it’s worth checking your deeds.
I let a flat near Balmossie station. Can you help?
Yes, we work for landlords and letting agents. You can send an email to info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before work begins.
Is it worth trying it myself?
Sometimes. Preparation is everything: all the old sealant out, and a clean, dry joint. We can always put it right if it fails.
Can new window sealant be painted?
Not generally, if it’s silicone. We choose the product with your decorating in mind, so mention it when you book.
What do you put in the joint?
Quality sealants from brands including Arbo and Everbuild, chosen to suit the joint. We explain the product when we quote.
Do you have insurance?
Yes. We’re fully insured.
Can I add another job to the visit?
Yes. Tell us about everything you’d like done.
Will there be a smell?
That depends on the sealant. Some smell for a while, some hardly at all, and any smell fades as they cure.
What happens on the day
There isn’t much for you to do on the day. Point us to the joints and we will get on with it. The work itself takes most of a day for a typical house, less for a few frames, including the tidy-up. In a city area like Barnhill, parking may be by permit or pay-and-display, so tell us what’s nearby. If you’re in a flat, let us know how we get in at the street door.
- Each frame is looked over and we agree which ones need resealing.
- We remove the old mastic and clean the frame edge and wall.
- Where the gap is deep, backing rod goes in first.
- A flexible exterior sealant is applied in a colour to suit the frame.
- We tool each bead neatly and check every joint is closed.
Preparing for the visit
- Let us know if you’ve seen damp or leaks
- Mention any sign-in or site rules at work premises
- Let us know about stairs, lifts or work at height
Getting a quote
We don’t publish a price list, as no two jobs are quite the same. Instead, we give you a clear price for your job. To get started, email us at info@mrmastic.co.uk.
Related advice
Work for landlords, hotels and businesses
Housing providers, facilities teams and property managers book us too. We can quote a run of properties together.
We regularly work with letting and managing agents. Tell us the address, the job and how access works and we will quote.
Windows and doors in Barnhill
Barnhill 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. Both are hard on the mastic around window and door frames, which can dry out and crack sooner where a building faces the weather. The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, often through a property factor. Windows usually belong to the flat, but the title deeds have the final say.
Homes close to St Margaret's Church include some older properties, and replacement windows fitted into old openings often leave uneven gaps that need backing and a flexible joint. If you let a flat or house near Balmossie station, renewing tired window mastic between tenants heads off draught and damp complaints. For site and facilities teams at buildings such as Monifieth High School, the mastic around its windows and doors needs looking after like any other building’s.
Barnhill is about 5 miles east of Dundee, in Dundee. Our applicators cover window mastic for homeowners, landlords and businesses in Barnhill, as part of our work across Dundee. Our area takes in 50 places across Dundee, large and small.
Here we cover the DD5 postcode area for window mastic. Window mastic is available to properties on Fyne Road, Holly Road and Reres Road and the roads around them. Nearby, we also carry out window mastic in Broughty Ferry (1 mile west), Monifieth (1 mile north-east), Douglas (2 miles west), Tayport (2 miles south-west) and Ballumbie (2 miles north-west). Within a short drive, we also cover Dundee (5 miles west), Stobswell (4 miles west), Blackness (5 miles west), Logie (6 miles west), St Marys (6 miles west) and Downfield (5 miles west). Barnhill is among the bigger towns we cover in Dundee.
Around Barnhill
We work in homes and buildings around Jolly's Hotel and Grange Primary School and the streets around them. The nearest railway station is Balmossie station, about 0.7 miles east. Nearby you will also find Broughty Castle (1 mile south-west) and James Guthrie Orchar Art Gallery (1 mile south-west). The countryside around Barnhill includes Trottick Mill Ponds.
DIY sealant or a professional job?
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and does not move well, and getting the depth right matters as much as the look.
Some sealant jobs are within reach of a careful DIYer, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.