Dundee · Scotland
Window & door mastic in Charleston, Dundee
Mastic around window and door frames, sills and patio doors for homes and businesses in Charleston and across Dundee. Fully insured, ARBOMaster approved and guaranteed for a year.
- A bead that doesn’t match the frame
- Leaking joints at the ends of sills
- Black, perished sealant on frames
Window mastic for homes and businesses in Charleston
There are two joints on most windows. Outside, the mastic keeps rain out; inside, the joint between frame and plaster stops draughts and tidies the reveal. Either or both can be done. We work on patio & French doors, timber windows & doors and aluminium frames, and the jobs we see most are draughty joints inside around the window and rushed sealant from a window installation.
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.
Our work is backed for twelve months.
- Where
- Charleston (DD2)
- Region
- Dundee
- Guarantee
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What affects the cost of window mastic
Jobs vary more than people expect. What affects the quote:
- The number and length of the joints
- Any mould that needs treating
- Which sealant suits the joint
- How much old sealant there is and how hard it is to remove
What you pay reflects the work, not a rough estimate. That is why we ask a few questions first and agree the price before starting.
What to tell us for a quote
You do not need to know the technical terms. Just tell us:
- How we’d reach the joints
- Roughly how big the job is
- If someone has resealed it before
- The address or postcode of the job
Every job is quoted individually, so the first step is telling us about yours. Just email us at info@mrmastic.co.uk with the details.
For landlords and businesses
A neglected joint can let water reach the structure, which matters even more when someone else lives there. Keeping joints in good order is simple maintenance that we can handle for you.
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. Several properties can be quoted together.
Places near Charleston
Other services in Charleston
The process
Once we’re on site, we check the joints match what you told us. If anything is different, we explain it before carrying on. After that, the work takes a few hours for a handful of frames, longer for a whole house. Many homes in Scotland’s cities are tenement flats, reached through a shared close and up a common stair. In Charleston, it helps to know the floor, the door entry arrangements and the nearest parking.
- First, we confirm safe access to each frame.
- Old, cracked mastic is removed completely.
- 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.
How to prepare
- For indoor joints, keep the area dry beforehand if you can
- Let us know if you’ve seen damp or leaks
- Move anything stored near the joints
Get a quote
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and email pictures if that’s easy.
Advice
Charleston questions
How is work on the outside of a tenement in Charleston generally arranged?
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.
Do you work for landlords with property near Invergowrie station?
Yes, landlords and agents are among the people we work for, and several properties can go on one quote. Just send an email to info@mrmastic.co.uk with the address and what needs doing, and we’ll send you a clear quote.
Is there any odour?
That depends on the sealant. Some smell for a while, some hardly at all, and any smell fades as they cure.
How much does window mastic cost in Charleston?
We do not publish prices, because the cost depends on the job: its size, the old material, access and the product needed. We agree the price before any work begins.
Will new mastic stop draughts?
In many cases. The gap between frame and wall is a common source of draughts, and resealing inside and out closes it.
Can you do upstairs windows?
Yes, if safe access is possible. Higher or awkward frames may need extra access, and we will confirm what’s needed.
Is it OK to seal over old sealant?
No. Fresh sealant doesn’t stick to old sealant, and it traps any mould or water underneath. It all has to come out first.
Where is Mr Mastic based?
Our base is Crawley. Our area covers South East England, London and Scotland.
Leave it or put it right?
Getting a straight, even bead on an outside frame takes practice, especially on upper floors. A professional job is cut out properly, backed where needed and finished neatly, in a sealant suited to the wall. In a tenement flat in Charleston, a failed seal is rarely just your problem: water can reach the flat below, and gaps in shared walls or fire-stopping affect the whole stair.
Leaving a failed joint usually makes the job bigger, not smaller, because water and mould keep working on it. If you are unsure, email us at info@mrmastic.co.uk and we will give you an honest view and a quote.
Why Charleston customers choose us
- Homes, businesses and hotels
- Trusted Arbo and Everbuild sealants
- Tidy, careful work
- We’re fully insured
See what affects the cost and customer reviews.
Should I try it myself first?
The difference is mostly in the preparation and the product. Joints are cleaned back to sound surfaces and dried, and the sealant is chosen for how the joint moves and where it is.
Some jobs are best left to a professional: work at height, external movement joints, fire-rated sealant and large areas need the right product, the right access and the right method.
Window mastic in Charleston: local notes
Charleston is close to the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. Both are hard on the mastic around window and door frames, which can dry out and crack sooner where a building faces the weather. Dundee sits on the north bank of the Tay, and much of its older housing is sandstone tenements, so the mastic around window and door frames on walls facing the water can take plenty of weather.
If you look after a building such as Menzieshill High School, larger buildings have plenty of frames, and the mastic around each one ages. Homes close to Lochee Baptist Church include some older properties, and the joint between an old wall and a newer frame is normally the first place rain gets in.
Charleston is about 2 miles west of Dundee, in Dundee. From the centre of Charleston to the outskirts, window mastic is available for homes and businesses alike, from flats and houses to offices and hotels. Charleston is one of 50 towns and villages in Dundee where we work.
Jobs for window mastic in DD2 works the same way as everywhere else we cover. We cover properties on Liff Road, South Road and Dunholm Road and the roads around them. Close by, we work in Menzieshill (1 mile south), Dryburgh (1 mile north-east), Ninewells (1 mile south), Gowrie Park (1 mile south-west) and Camperdown (1 mile north). Further out, we also cover Broughty Ferry (7 miles east), Stobswell (3 miles east), Monifieth (8 miles east), Barnhill (7 miles east), Pitkerro (4 miles east) and Whitfield (4 miles east).
What’s near Charleston
Typical jobs here are in homes near Cox Branch Library and Balgay Hill and the streets around them. Charleston’s nearest station is Invergowrie station, about 1.4 miles south-west of the centre. Other landmarks nearby include Overgate Centre (2.6 miles east) and Dudhope Castle (2.1 miles east). Not far away are Balgay Hill and Piperdam Loch.
When to call us in Charleston
Joint shape matters as much as the product. A thin smear across a wide gap has nothing to it, while a joint packed solid cannot stretch. That’s what backing rod is for.
The most common problems we see are:
- Draughts coming in around windows and doors
- Damp patches on the reveal after heavy rain
- Untidy mastic left by window fitters
- A bead that doesn’t match the frame
Letting a property close to Invergowrie station? Then sound mastic around windows and doors keeps out the draughts and damp that tenants notice first.
Before booking anyone
- Which colour the sealant will be
- Which sealant they’ll use, and why
- How much experience the applicator has
- The length of the guarantee
When something else is needed
We’ll always be straight with you, so here’s what new sealant won’t do:
- Damp problems in the wall away from the window
- Condensation trapped between the panes
- Broken hinges, locks or handles
If in doubt, email us at info@mrmastic.co.uk and we will say what we think.
What we seal
- Patio & French doors
- Timber windows & doors
- Window sills
- uPVC windows
- Aluminium frames
- Composite doors