Scottish Borders · Scotland
Window & door mastic in Smailholm, Scottish Borders
Mastic around window and door frames, sills and patio doors in Smailholm, with a 12-month guarantee on every job. Ask us for a quote.
- Cold air getting in at the frame edge
- Draughty joints inside around the window
- Hard, cracked sealant around windows
Honest limits
A few problems are outside what sealant work can do:
- Worn gaskets, brush seals or a door that has dropped
- Rotten timber, which needs a joiner first
- Condensation trapped between the panes
Not sure which it is? You can drop us a line at info@mrmastic.co.uk and we will tell you honestly before you book.
Where we work in Smailholm
- Aluminium frames
- uPVC windows
- Timber windows & doors
- Patio & French doors
- Composite doors
- Window sills
About our window mastic in Smailholm
Whether it’s one leaking patio door or every frame on the house, the work is priced before anything is done. To get one, drop us a line at info@mrmastic.co.uk with the number of frames and any access details. We’re often asked to deal with cracked sealant at the sill ends and mastic that has split away from the wall, across window sills, aluminium frames and timber windows & doors.
Mastic can only go onto a dry joint, so outside work in Smailholm depends on the weather. Let us know about access to every frame, including any upstairs.
Big or small, you get the same 12-month guarantee in Smailholm and across the Scottish Borders.
- Where
- Smailholm (TD5)
- Region
- Scottish Borders
- Cover
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Aftercare tips
To keep the joints looking good and working properly:
- Keep drainage slots and sill grooves clear
- Check the mastic once a year
- Ventilate rooms so frames do not stay wet inside
- Do not paint over the silicone
Check the drainage slots in the frames are not blocked, so rain drains out rather than building up at the sealant.
Leaks usually 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.
Why deal with it now?
Resealing frames is a short job: the visit takes a few hours for a handful of frames, longer for a whole house. Wait for damp to appear and there may be plaster and decorating to sort out too. Out of town in Scotland, exposed walls take a lot of weather, and damp in stone or harled walls takes a long time to dry once water gets behind a joint.
There are no prices on our website, because the cost depends so much on the job itself. Call for a quick quote and we will talk you through it.
Why book with us
- Neat joints and a tidy finish
- Domestic, commercial and hotel work
- 180+ five-star Google reviews
- Quality sealants from Arbo and Everbuild
See what affects the cost and customer reviews.
Smailholm questions
Is there a guarantee on window mastic in Smailholm?
All our work, in Smailholm and everywhere else, comes with a 12-month guarantee. We are also fully insured and ARBOMaster approved.
Is Smailholm in your area for window mastic?
Yes, Smailholm is within the area we cover. Our work covers the whole of Scotland. You can drop us a line at info@mrmastic.co.uk and tell us what needs doing.
Will it make a mess?
Tidy work is part of the job. We protect what’s around the joints, and the area is left clean when we finish.
Will resealing my frames help with draughts?
Yes, if the air is getting in around the frame. If it’s coming through the window seals, we’ll tell you.
What do you need from me for a quote?
Only a few details: the address or postcode, what’s wrong and any access issues. Then email us at info@mrmastic.co.uk.
Where is Mr Mastic based?
We’re a Crawley-based firm, with over 20 years’ experience. We work across South East England, London and Scotland.
Do you do commercial work?
Yes, regularly. We can plan bigger jobs in stages to suit the site.
What does window mastic cost?
The cost depends on the size of the job, access and how much old sealant has to come out. Ask us for a quote.
Surface by surface
Patio & French doors
Water at the foot of a door frame is not always the mastic: blocked drain slots, worn brush seals and threshold details can let water in too. We look for the cause first.
Window sills
Masonry sills can have joints where water gets in, including the one between the sill and the frame above. Those are sealed with a product suited to stone or concrete.
Also near Smailholm
Other services in Smailholm
Landlords, agents and businesses in Smailholm
Water getting past a failed joint can damage the building, which matters even more when someone else lives there. Keeping joints in good order is simple maintenance.
Mouldy or split sealant often shows up at the end of a tenancy. We can quote for more than one property at once.
What window mastic looks like in Smailholm
Many older homes in Scotland have sash and case windows, often pointed into the wall with traditional sand mastic. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
For an older house near a landmark such as Smailholm Church, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall. In and around Smailholm, as anywhere, good window mastic starts with a clean, dry, properly prepared joint.
Smailholm is about 10 miles east of Galashiels, in the Scottish Borders. Wherever you are in the TD5 postcode area, we cover window mastic for homes and businesses. Smailholm is one of 89 towns and villages in the Scottish Borders where we work. Our Edinburgh page covers work nearby.
Postcode districts we cover here for window mastic: TD5. Close by, we work in Gordon (4 miles north), Stichill (4 miles east), Maxton (5 miles south-west), St Boswells (5 miles south-west) and Earlston (5 miles west). Larger places within reach include Galashiels (10 miles west), Kelso (5 miles east), Selkirk (12 miles south-west), Jedburgh (10 miles south), Duns (14 miles north-east) and Melrose (7 miles west).
Near you in Smailholm
A little further out are Mellerstain House (1.6 miles north) and Kelso Hospital (4.9 miles east). Not far away are Brotherstone Hill and Bemersyde Moss.
How we quote for window mastic
Call for a quick quote. What matters most is:
- How many areas need sealing
- The amount of work
- Mould in or behind the old joints
- Which sealant suits the joint
Rather than a set price list, we price the job in front of us: the amount of work, the old material and the access. You’ll know the price before we begin.
Helping us quote
Photos by email are helpful but not essential. Please mention:
- The rough size of the job
- Pictures of the joints, sent by email
- The type of property
- What the problem is, such as mould, gaps, leaks or cracking
We do not publish a price list, as no two jobs are quite the same. Instead, we send you a clear quote for your job. To arrange one, email us at info@mrmastic.co.uk.
What happens on the day
There isn’t much for you to do on the day. Show us the job and we will take it from there. The work itself takes anything from an hour or two to a full day, depending on how many frames there are, including the tidy-up. Outdoor work around Smailholm depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Work indoors is not affected.
- We check how each frame can be reached safely.
- Old, cracked mastic is removed completely, along with any loose debris.
- Frame and wall are cleaned and must be dry before sealing, and primed where the sealant calls for it.
- Backing rod fills deep voids and the sealant goes in on top.
- We tool the joint so water runs off, then clear up.
Before we arrive
- Clear items away from the joints we are working on
- Mention if the joints have been sealed before
- Let us know about stairs, lifts or work at height
How to get a quote
Call for a quick quote, or send an email if you’d rather. Tell us about the joints that need doing and we will talk you through the work.