Edinburgh · Scotland
Burdiehouse Window Mastic
Specialist window mastic for Burdiehouse: careful preparation, the right product and tidy work. Ask us for a quick quote.
- Draughts coming in around windows and doors
- Damp patches on the reveal after heavy rain
- Cracked internal joints between frame and plaster
Window mastic for homes and businesses in Burdiehouse
The mastic around a window or door seals the gap between the frame and the wall. Once that seal fails, wind and rain find the gap. The old mastic is removed and the joint resealed with a flexible exterior sealant. We work on aluminium frames, composite doors and uPVC windows, and people most often call us about cracked or shrunken mastic around the frame and water coming in at the bottom corners of a door.
Scotland’s cities are full of stone-built tenements and terraces, in sandstone or granite. Stone needs a sealant that suits it, which normally means a neutral-cure product or a traditional sand mastic rather than an acetoxy silicone.
The work is guaranteed for twelve months. If something isn’t right with it in that time, tell us and we will put it right.
- Location
- Burdiehouse (EH17, EH16, EH20)
- Region
- Edinburgh
- Cover
- One year on every job
- Quote
- A clear price before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Leave it or put it right?
Redecorating is a good moment to renew the mastic. A clean new bead makes new paint or render look finished. Wind-driven rain gets into any failed joint on the outside of a city building, and in a tall building in Burdiehouse, damp can travel a long way before it shows.
Commercial jobs are quoted on the same basis as homes: how much there is to do, how we reach it and what it needs, plus any working-time requirements on site. Call for a quick quote and we will explain what it covers.
What you get with us
- Trusted Arbo and Everbuild sealants
- We’re fully insured
- Colour picked to suit the job
- Tidy, careful work
Read what affects the cost or our reviews.
Burdiehouse homes and the weather
Historic houses like Melville Castle (about 2.1 miles east) are a reminder that the area around Burdiehouse 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. The Old and New Towns of Edinburgh are a UNESCO World Heritage Site, with sash windows throughout the Georgian New Town. If a home is listed or in a conservation area, it’s worth checking with the council before changing the look of windows or walls.
Letting a property close to Shawfair station? Then sound mastic around windows and doors keeps out the draughts and damp that tenants notice first. Schools such as Gracemount High School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages.
Burdiehouse is about 4 miles south-east of Edinburgh, in Edinburgh. Burdiehouse gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a 12-month guarantee. Burdiehouse is one of 175 towns and villages in Edinburgh we cover for window mastic.
Every address in EH17, EH16 and EH20 is within our area for window mastic. Whether your property is on Tor Lane, Shale Road and Mansion Lane or anywhere close by, our applicators can take on the job. We also cover the places around Burdiehouse: Loanhead (1 mile south), Old Pentland (1 mile south-west), Hillend (2 miles south-west), Lasswade (2 miles south-east) and Bilston (2 miles south-west). Further out, we also cover Edinburgh (4 miles north-west), Leith (6 miles north), Bonnington (5 miles north), Greenside (4 miles north), Broughton (4 miles north) and Bellevue (5 miles north).
Local landmarks in Burdiehouse
Locally, jobs take us to homes and businesses close to Drum Park and Liberton Parish Church, among other places. The nearest railway station is Shawfair station, about 3 miles north-east. Other landmarks nearby include Liberton Hospital (0.8 miles north) and Craigmillar Castle (2.1 miles north). The countryside around Burdiehouse includes Blackford Hill and The New Leaf Co-op.
Can I do it myself?
If you’re set on DIY, put the effort into preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it doesn’t work out, we can still put it right.
Not every job suits DIY: high-level joints, fire-rated gaps, external movement joints and big jobs call for the right materials, safe access and experience.
How the visit works
When we get to you, we check the joints match what you told us. If we find something unexpected, we talk it through with you first. After that, the work takes anything from an hour or two to a full day, depending on how many frames there are. In a city area like Burdiehouse, parking may be by permit or pay-and-display, so tell us what’s nearby. If you are in a flat, let us know how we get in at the street door.
- First we look at every frame and agree the list.
- Next the failed sealant is cut away and the joint cleaned.
- Deep gaps are filled with backing rod to set the depth.
- New exterior sealant goes on in a matching colour and is tooled smooth.
- Finally we tidy up and check each joint.
Before we arrive
- Tell us about any water getting in
- For indoor joints, keep the area dry beforehand if you can
- For business premises, tell us about site rules or sign-in
How to get a quote
To get a quote, email us at info@mrmastic.co.uk with the location and a short description of the problem. You will have a clear quote before we start.
Related advice
FAQs for Burdiehouse
Who arranges sealant work on the shared parts of a tenement in Burdiehouse?
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. The Tenements (Scotland) Act 2004 sets out how that works where the title deeds don’t. Windows often belong to the individual flat, but it’s worth checking your deeds.
Can you help a landlord with a rental near Shawfair station?
Yes, we work for landlords and letting agents. You can email us at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before any work starts.
Should I try DIY first?
For a simple, easy-to-reach joint, a careful DIYer can do a reasonable job. The usual mistakes are sealing over old sealant, sealing a damp joint and using too much.
Do you have sealant for grey or black windows?
Yes, in most cases. Tell us the frame colour when you get in touch and we’ll match it as closely as we can.
Can you do the inside joint as well?
Yes. Outside is the weather seal; inside closes the gap to the plaster. We can do either or both.
Do you work on first-floor windows?
Yes, if safe access is possible. Higher or awkward frames may need extra access, and we’ll confirm what’s needed.
What sealant do you use?
We choose the sealant for the joint, not the other way round. Where it moves, gets wet or faces the weather makes a difference, and we’ll explain our choice.
Do you work for hotels and businesses?
Yes. Commercial and hotel work is a large part of what we do. We can talk about working times when we quote.
Landlords, agents and businesses in Burdiehouse
Mouldy or split sealant often shows up at the end of a tenancy. We can quote for more than one property at once.
Housing providers, facilities teams and property managers book us too in Burdiehouse and across Edinburgh. Several sites can be quoted together, and we’re fully insured.
Different surfaces, different methods
Window sills
Sills catch the water running down the glass, so the joints at each end and underneath matter. They’re cut out and resealed with exterior sealant.
uPVC windows
The frame is cleaned with a product that will not harm the plastic, then the sealant goes in between frame and wall and tooled smooth.
What else we do in Burdiehouse
Honest limits
It helps to know what we can’t do:
- A sash or casement that won’t close properly
- Misting between the panes of a double-glazed unit (that needs a new unit)
- Damp problems in the wall away from the window
If in doubt, email us at info@mrmastic.co.uk and we will say what we think.
Where we work in Burdiehouse
- Timber windows & doors
- Aluminium frames
- Patio & French doors
- Composite doors
- uPVC windows
- Window sills
Signs you need window mastic in Burdiehouse
Joint shape matters as much as the product. A thin smear across a wide gap has nothing to it, and a gap filled solid cannot flex. Backing rod sets the right depth.
These are the problems we’re asked about most:
- Gaps where the sill meets the wall
- Damp patches on the reveal after heavy rain
- Mastic that has split away from the wall
- Cracked internal joints between frame and plaster
Melville Castle, about 2.1 miles east, is one of the historic houses in the wider area around Burdiehouse, and older homes nearby need a sealant that suits their walls.
What your quote should include
- What preparation is included
- What product goes in the joint
- The length of the guarantee
- What insurance they hold