Glasgow · Scotland
Window & door mastic in Botany, Glasgow
Window mastic across Botany and nearby, with every bit of old sealant taken out first.
- Cold air getting in at the frame edge
- Old mastic that has gone black or come away
- Damp patches on the reveal after heavy rain
Window mastic in Botany
The mastic around a window or door seals the gap between the frame and the wall. When it cracks, hardens or pulls away, draughts and rain get in. Our applicators cut it out and replace it with a flexible, weatherproof sealant. Typical jobs include white mastic on grey or black frames and cracked internal joints between frame and plaster, across composite doors, patio & French doors and uPVC windows.
Older stone-built tenements in Scotland’s cities were built with sash and case windows, and plenty still have them. In Botany, as anywhere, the mastic between frame and wall is what stops draughts and rain getting in.
We guarantee the work for a year. If something isn’t right with it in that time, tell us and we’ll put it right.
- Location
- Botany (G20, G12, G23)
- Wider area
- Glasgow
- Cover
- 12 months on all our work
- Quotes
- A clear price before work begins
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
What we do, step by step
Before we leave, we go over the finished joints with you and explain the cure time. The visit itself normally takes most of a day for a typical house, less for a few frames, depending on the size of the job. In a city area like Botany, parking may be by permit or pay-and-display, so tell us what’s nearby. For flats, mention the door entry system and any shared-stair arrangements.
- We check how each frame can be reached safely.
- All the failed sealant is cut away, along with any loose debris.
- Frame and wall are cleaned and must be dry before sealing.
- Deep voids are backed, then the sealant is gunned in.
- The joint is shaped to shed water and the area tidied.
Getting ready for the visit
- Keep children and pets away from the work area
- Mention any sign-in or site rules at work premises
- Try not to wet indoor joints just before the visit
Ask for a quote
There’s no standard price list, as no two jobs are quite the same. Instead, we give you a clear quote for your job. To get started, drop us a line at info@mrmastic.co.uk.
Read more
Keeping the joints in good condition
Looking after new joints is easy:
- Check the mastic once a year
- Clean frames with a soft cloth and soapy water
- Avoid harsh chemicals near the mastic
- Don’t paint over the silicone
Check the drainage slots in the frames aren’t blocked, so rain drains out rather than building up at the sealant.
Leaks normally show up in wet, windy weather, but resealing works best in dry conditions. Sorting cracked mastic early means the joint is sound before the bad weather.
Botany homes and the weather
The west of Scotland is wetter than the east, so there’s plenty of rain for the mastic around window and door frames to keep out. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
Tenement House, about 1.8 miles south-east, is one of the historic houses in the wider area around Botany, and older homes nearby need a sealant that suits their walls. For landlords with property near Summerston station, cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Botany is about 1 mile north of Dowanhill, in Glasgow. Anywhere in G20, we can carry out window mastic at your property. Our area takes in 183 places across Glasgow, large and small.
Postcode districts we cover here for window mastic: G20, G12 and G23. We cover properties on Cowal Road, Winton Lane and Maryhill Road. Botany is on the A81, so it’s easy for us to get to. Other places close to Botany include Wyndford (1 mile south), Maryhill (1 mile north), High Ruchill (1 mile east), Gilshochill (1 mile north-east) and Cadder (1 mile north-east). We also work in nearby towns such as Glasgow (3 miles south), Calton (3 miles south-east), Langside (5 miles south), Yoker (3 miles west), Mount Florida (5 miles south) and Hillpark (5 miles south).
Landmarks near Botany
In Botany, that means homes and buildings near Dawsholm Park, Glasgow University Library and The Crosslands pub. For rail, the closest station is Summerston station, roughly 0.5 miles north. Well-known places in the area include Partick Castle (1.6 miles south) and Glasgow Museum of Transport (1.5 miles south). Open spaces near Botany include Castle Hill and Kilmardinny.
Places near Botany
Other services in Botany
Honest limits
In fairness, some problems need a different trade:
- Misting between the panes of a double-glazed unit (that needs a new unit)
- Rotten timber, which needs a joiner first
- A door that needs adjusting, rehanging or new seals
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think.
What we seal
- Aluminium frames
- Composite doors
- uPVC windows
- Window sills
- Timber windows & doors
- Patio & French doors
When to call us in Botany
Older frames were often sealed with products that set hard. Once it’s rigid, every bit of frame movement pulls at it, leaving a hairline gap down one side.
The problems people normally mention when they call are:
- Cracked or shrunken mastic around the frame
- Cracked internal joints between frame and plaster
- Rain getting in at the frame or under the sill
- Old mastic that has gone black or come away
Managing a site like Cleveden Secondary School? Then its window and door frames need their mastic kept sound, just like a home’s.
Questions to ask before booking
- Is the old sealant removed completely?
- How the joint is cleaned and prepared
- How hidden problems are handled
- When the joint can take water or movement
What happens if it’s left?
Working on frames from a ladder with a sealant gun is not easy, especially on upper floors. A professional job is cut out properly, backed where needed and finished neatly, in a sealant suited to the wall. Private landlords in Botany must meet the Repairing Standard, and damp or leaks can fall short of it, so it’s worth fixing failed sealant before a tenant reports it.
What it costs depends on how much there is to do, how much old material has to come out and how easy the joints are to reach. We give a clear quote before work begins, so you know where you stand.
Why us?
- Full insurance on every job
- Domestic, commercial and hotel work
- Anti-fungal silicone where joints get wet
- We agree the colour with you first
Read our cost guide or our reviews.
Botany questions
How do repairs to the shared parts of a tenement in Botany get organised?
The owners of the flats usually agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. 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 Summerston station. Can you help?
Yes, we work for letting agents and landlords. You can drop us a line at info@mrmastic.co.uk with the address and a few details, and we will give you a fixed price before work begins.
How do I get a quote for window mastic in Botany?
The cost depends on the size of the job, access and how much old sealant has to come out. Call for a quick quote and we’ll talk you through it.
Will there be a smell?
Sometimes, a little. It fades as the sealant cures.
Can you match the sealant to my frames?
Yes. White, brown, anthracite grey, black and clear sealants are all available.
Can resealing stop a draught around my window?
Often, yes. Air often gets in between the frame and the wall, and sealing the inside and outside joints closes that path.
Is the work guaranteed?
Yes. Our 12-month guarantee covers every job.
Where do you work from?
We work from Crawley. Our applicators cover Botany, along with the rest of our area.
Different surfaces, different methods
Composite doors
Front doors take the weather head on, and the top and bottom corners tend to fail first. We pay most attention there.
uPVC windows
The frame is cleaned with a product that will not harm the plastic, then the new bead is laid against the frame and the wall and tooled smooth.
For landlords and businesses
Water getting past a failed joint can damage the building, which is a bigger problem in a rented property. Keeping joints in good order is simple maintenance that we can handle for you.
We regularly work with letting and managing agents. Send the address, what’s needed and the access arrangements.