East Lothian · Scotland
Phantassie Commercial Sealant
Problem with your washrooms, bathrooms and kitchens in Phantassie? We cut out the old, prepare the joints and apply the right sealant, with a 12-month guarantee.
- Leaks from showers into rooms or ceilings below
- Leaking joints in shower rooms and changing areas
- Failed joints in office kitchens and tea points
Phantassie questions
Do you cover smaller places like Phantassie?
Yes. Phantassie is within the area we cover, which takes in towns, villages and rural addresses. Our work covers the whole of Scotland. Just mention lanes, gates or anything else about the route when you book.
I let a flat near East Linton station. Can you help?
Yes, rental work is part of what we do. You can drop us a line at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before any work starts.
Will the old sealant be removed?
Always. Sealing over the old bead is the commonest cause of early failure, so we never do it.
How much does commercial sealant cost in Phantassie?
We do not publish prices, because the cost depends on the job: its size, the old material, access and the product needed. You will get a clear quote before work begins.
Can I choose the sealant colour?
We will suggest a colour to suit the surroundings, from white and clear to greys and other shades. The choice depends on the product the joint needs.
What do you put in the joint?
We choose the sealant for the joint, not the other way round. Movement, water and weather all affect the choice, and we’ll explain our choice.
Do I have to be there?
If the work is inside, we need someone to let us in. Once we have agreed the job, you don’t need to watch us work.
How long does the job take?
Typically it takes a few hours per area, with larger sites planned over several visits. Bigger jobs take longer, and we will say how long yours will take.
About our commercial sealant in Phantassie
Staff facilities cannot be out of action for long. Early starts and out-of-hours work can be arranged to keep disruption down. Each area is handed back with its cure time. If you are dealing with worktop sealant that has shrunk and stained and leaking joints in shower rooms and changing areas, we can help, on retail & leisure sites, office washrooms & kitchens and welfare facilities alike.
For holiday lets, guest houses and community buildings in or near Phantassie, the washrooms and kitchens need the same care as any city building, and fire-rated joints should be kept in good order.
You’re covered for a year from the day we finish. If there’s a problem with it, please drop us a line at info@mrmastic.co.uk.
- Where
- Phantassie (EH40)
- Region
- East Lothian
- Cover
- 12 months on all our work
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
How the job changes by surface
Hotel bathrooms
Early starts or out-of-hours work can be arranged around check-out and check-in, with the order agreed with your team.
Student & care accommodation
Many accommodation blocks have rows of similar en suites. We agree a programme and work through them steadily.
For landlords and businesses
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements and we’ll give you a quote.
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.
What happens on the day
Most of a good job is in the preparation, and we don’t rush it. Every joint is cleaned and dried before new material goes in. In total, it usually takes a few hours per area, with larger sites planned over several visits. Around Phantassie, distance and access matter more than parking. Tell us how to find the property and how to reach the work, and the visit is planned around that.
- The first visit is a look round the site to agree the scope.
- Working hours are agreed, including early starts or out-of-hours work where it can be arranged.
- Each area is protected and stripped of old sealant.
- Joints are dried, then resealed and tooled neatly.
- Housekeeping or site staff are told when each area can be used.
How to prepare
- Try not to wet indoor joints just before the visit
- Mention if the joints have been sealed before
- Tell us about any water getting in
How to get a quote
There’s no standard price list, because every job is different. Instead, your job gets its own clear quote. To get started, email us at info@mrmastic.co.uk.
Related advice
What else we do in Phantassie
DIY versus a professional finish
A DIY attempt does not rule out a professional job. We remove it and do the joint properly.
The difference is mostly in the preparation and the product. Joints are cleaned back to sound surfaces and dried, and the sealant is matched to the joint and its conditions.
What happens if it’s left?
Sealant work is quick by the room: the job takes as long as the scope needs, from one welfare room to a full building. Each area is then left to cure for the time we give you, so planning the order matters more than the hours on site. 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.
Leaving a failed joint normally makes the job bigger, not smaller. If you’re unsure, send an email to info@mrmastic.co.uk for an honest opinion and a quote.
Why book with us
- Experience in homes, commercial sites and hotels
- Old sealant always removed completely
- More than 20 years in sealant work
- Full insurance on every job
See what affects the cost and what customers say.
Workplaces and buildings in Phantassie
For seaside hotels, guest houses and holiday lets around Phantassie, heavy use in the busy months is hard on washroom and kitchen sealant, and any building work there should leave fire-rated joints made good. There are hotels and other places to stay in and around Phantassie. For hotels, a room-by-room programme keeps most rooms in use while the work goes on.
If you look after a church, hall or community building such as Prestonkirk Parish Church, halls and community kitchens see heavy use, and their sealant shows it.
Phantassie is about 5 miles west of Dunbar, in East Lothian. Phantassie gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a one-year guarantee. Phantassie is one of 48 towns and villages in East Lothian we cover. You can also see our page for Edinburgh, roughly 22 miles from Phantassie.
Postcode districts we cover here for commercial sealant: EH40. Whether your property is on Stories Park and Prestonkirk Gardens or anywhere close by, our applicators can take on the job. If you are just outside Phantassie, we cover East Linton (1 mile west), Preston (1 mile north), Smeaton (1 mile north), Stenton (3 miles south-east) and Garvald (4 miles south). Within a short drive, we also cover Haddington (6 miles south-west), Dunbar (5 miles east), Tranent (12 miles west), North Berwick (5 miles north-west), Prestonpans (13 miles west) and Cockenzie and Port Seton (12 miles west).
Around Phantassie
In Phantassie, that means homes and buildings near The Crown & Kitchen pub, among other places. The closest station to Phantassie is East Linton station, roughly 0.5 miles west. Well-known places in the area include Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). The countryside around Phantassie includes Traprain Law.
Do you need commercial sealant in Phantassie?
Larger buildings move, and lightweight partitions flex more than masonry. Joints between different materials take the strain.
Keep an eye out for these signs:
- Silicone laid over old silicone by a previous contractor
- Washroom sealant that looks dirty however often it’s cleaned
- Rental bathrooms that need resealing between tenants
- Leaking joints in shower rooms and changing areas
Letting a property close to East Linton station? Then several rental properties can be resealed on one programme.
What your quote should include
- How the surfaces are prepared before sealing
- What guarantee comes with the work
- Whether all the old sealant comes out first
- Is VAT in the price?
When something else is needed
In fairness, there are a few things sealant won’t fix:
- Certifying fire stopping or building compliance
- Damaged sanitaryware that needs replacing
- Faulty shower valves and leaking traps
If in doubt, send an email to info@mrmastic.co.uk and we will say what we think before booking.
Surfaces we seal
- Office washrooms & kitchens
- Welfare facilities
- Hotel bathrooms
- Rental portfolios
- Retail & leisure sites
- Student & care accommodation