Mastic sealing for building owners and managing agents in Charleston, Dundee
Work needed on a mastic joint in Charleston? We look at it, seal it with the right product and hand it over with a 12-month guarantee.
- The same joint failures repeated across a portfolio
- Cracked, hardened mastic round windows on a block
- Failed external movement joints
Need mastic sealing in Charleston?
Share the site address and what’s failing, and we’ll reply with a fixed quote or arrange a visit.
Block-wide mastic in Charleston
The sea is no more than about 2 miles from Charleston. Blocks and commercial buildings facing the sea take the most weather on their window perimeters and external joints. There are six care or nursing homes within about 2 miles of Charleston. Owners of care premises can bring window and door mastic into a phased programme planned around the home.
If you manage student housing near a university such as University of Dundee, which lies south-east of Charleston, the summer turnaround is the time for mastic. Buildings close to stations like Invergowrie station, 1.4 miles to the south-west of Charleston, are often flats over shops, with frame mastic to keep sound.
Charleston is about 2 miles west of Dundee, in Dundee. Any commercial site in Charleston is covered. We work across 28 places in Dundee, from busy centres to rural villages.
Commercial sites across DD2 are covered for mastic joints. Buildings on Liff Road, South Road and Dunholm Road are within our area for mastic joints. Close to Charleston, our area also takes 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). A short drive away, we cover Broughty Ferry (7 miles east), Stobswell (3 miles east), Barnhill (7 miles east), Pitkerro (4 miles east), Whitfield (4 miles east) and Woodside (3 miles east).
Local landmarks in Charleston
Recent enquiries here include premises near Cox Branch Library and Balgay Hill, among other places. The closest station to Charleston is Invergowrie station, roughly 1.4 miles south-west. Well-known places in the area include Overgate Centre (2.6 miles east) and Dudhope Castle (2.1 miles east). Green spaces nearby include Balgay Hill and Piperdam Loch.
Mastic sealing for commercial buildings in Charleston
There isn’t one mastic for every joint on a building. Window perimeters and external joints often take a low-modulus neutral-cure silicone, while hybrid polymer sealants grip many materials and are often paintable, and colours are confirmed for whichever product is used. If you are dealing with occupiers reporting cold air round windows and cracked, hardened mastic round windows on a block, we can put it right, on window and door perimeters on blocks, external wall and movement joints and shopfronts below residential blocks alike. Facilities teams, main contractors and managing agents in Charleston tend to want the same three things: a fixed quote, no surprises on site and a 12-month guarantee behind the result.
Housing associations and councils in Scotland’s cities manage large estates of flats and maisonettes. A planned programme deals with failed mastic across an estate, block by block, with residents given notice through the landlord.
We stand behind the joints we seal: 12 months, guaranteed. That covers our preparation and application, and we come back if anything isn’t right.
- Where
- Charleston (DD2)
- Wider area
- Dundee
- Guarantee
- 12 months on our workmanship
- Price
- Quoted before any work starts
- Call
- 01277 525 020
- Updated
- 3 November 2026
From enquiry to sign-off
The first thing on site is a walk round with your contact, agreeing which joints are in scope, where to start and what must stay open. After that, any old or failed material is removed, each joint is prepared and the new sealant goes in. For premises in Charleston, tell us about access times, shared entrances and any building rules, so the work can be phased and areas kept in use.
- First comes a look at the joints and, for older buildings, the asbestos records.
- A fixed quote covers the joints, products and order of work.
- Failed mastic is removed completely.
- Joint faces are cleaned, backed and resealed.
- We finish each building before moving to the next.
Getting the site ready
- Share your working hours and any access restrictions
- Tell us what induction or permit system the site runs
- Send any specification or drawings in advance
Getting a fixed quote
To get a fixed quote, call 01277 525 020 or email the details over, telling us the site location and the nature of the job. Our quote form is another easy route.
Related advice
Surface by surface
Planned maintenance
How long mastic lasts depends on exposure, movement and the product used. Regular inspection is the best way to plan resealing.
External movement joints
Joint size and product are matched to the expected movement, often around 2:1 width to depth, as the manufacturer advises.
When to call us in Charleston
Poor preparation explains many failed joints. Where the faces weren’t cleaned or primed as specified, the bead peels off one side.
Typical triggers for a call:
- Water getting in round frames after rain
- Old repairs sealed over failed mastic
- Brittle perimeter mastic across a building
- Movement joints with sealant missing
Trustees of buildings like Lochee Baptist Church can bring frame and external mastic into a planned maintenance list.
Questions to ask before you book
- Health and safety accreditation such as CHAS
- How long is the guarantee, and what does it include?
- Proof of insurance
- Their approach to joint depth and backing
What sets the cost
The price varies from site to site. It mainly depends on:
- How accessible the joints are
- The size and state of each joint
- Travel to remote or island sites
- Quantities, in metres or numbers
The specified product makes a difference, as does the preparation each joint needs, from cutting out to priming and backing rod. Access, phasing and site requirements come into it too.
What we need to price the job
A few photos plus some basic facts will normally do. Please tell us:
- What the building is and how it’s used
- The product your specification calls for
- Any dates the work must fit around
- Approximate linear metres or a joint schedule
If there’s a specification, drawings or a tender package, send it with your enquiry, and we’ll price against exactly what is specified. Smaller jobs need nothing more than photos and a few notes.
Nearby places to Charleston
More services for Charleston
Looking after the joints
Problems stay small when the joints are checked regularly. Specifically:
- Track which buildings were done and when
- Mention RAMS, insurance or CSCS requirements up front
- Plan resealing building by building rather than complaint by complaint
- Prioritise elevations facing the weather
Where a paintable product was specified, it can be painted after curing. Non-paintable silicone shouldn’t be painted over unless told otherwise.
Failed mastic often goes unnoticed until heavy rain finds it. Acting at the first signs keeps it a straightforward reseal and saves internal repairs.
Questions about Charleston
Do you cover business parks and estates near Charleston, such as Wester Gourdie Industrial Estate?
Yes. Estates, retail parks and business parks around Charleston, Wester Gourdie Industrial Estate among them, are all within reach. Send details of the unit and the work through our quote form for a quick quote.
We manage a building near Invergowrie station. Can you help?
Yes. Managing agents, landlords, property factors and housing associations are who this service is for. Give us the building’s details and say how residents are notified, and we’ll quote and plan to suit.
Can you follow the specification on our project?
Yes. We follow the specification, along with the manufacturer’s installation guidance, and any queries are raised before we start.
Can weather delay the job?
Outside, yes. The joint has to be dry and within the product’s temperature range, so damp, frosty or very cold days can stop external work. Internal work is rarely affected.
Do you check for asbestos in old sealant?
Some mastics in pre-2000 buildings contain asbestos. We ask for the asbestos register or survey before work starts and suspect material is tested first.
What paperwork can you provide?
Tell us what site paperwork you need (RAMS, insurance certificate, CSCS details) and we’ll confirm with the quote. We hold CHAS accreditation and Constructionline membership.
How long before the joints can be used?
Curing time varies by product, and we confirm it on the day, and flag anything to keep off until it has cured.
For managing agents and facilities managers
Housing associations and managing agents often need work done across blocks and communal areas. Work can be phased so residents and staff keep access throughout, with each stage agreed with your site contact.
Whether you are a managing agent, a property factor or an owner’s representative: send details, get a fixed quote, we seal, guaranteed. Keys, access and contacts can be agreed in advance.