Dundee · Scotland
External Mastic in Balgay
Movement joints in Balgay need attention? We remove the old material, prepare the joints and seal them properly, and the work is guaranteed for a year.
- Gaps where render, brick and frames meet
- Movement joints with cracked, split or missing sealant
- Water getting into walls through failed joints
External mastic in Balgay, done properly
Joints between dissimilar materials, like brick against render or concrete against a steel frame, see movement from both sides. A flexible sealant bridges the two where a rigid filler would soon crack. Typical jobs include damp patches traced to an open external joint and moss and dirt in joints with no sealant left, across joints between brick and frames, concrete & block and façade panels.
On a four-storey tenement, gutter joints are a long way from the street, and a slow drip can stain and soak the stone for a long time before it’s spotted. For a building in Balgay, access is planned first, and shared parts may need the other owners to agree.
Each job carries a 12-month guarantee, whatever its size.
- Where
- Balgay (DD2, DD3)
- Region
- Dundee
- Guarantee
- One year on every job
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Your questions about external mastic in Balgay
How do repairs to the shared parts of a tenement in Balgay get organised?
The owners of the flats normally agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. The Tenements (Scotland) Act 2004 sets out how that works where the title deeds do not. Windows often belong to the individual flat, but it’s worth checking your deeds.
Does living near the coast affect external mastic in Balgay?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. The right product, a clean joint and the right depth all help it cope.
What colours does the sealant come in?
We aim for a joint that suits the wall rather than one that jumps out. We will talk through colour options before work begins.
What do you put in the joint?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We’ll tell you what we’re using and why.
I rent my home. Can I book you?
Yes. Ask your landlord first, and we can send them the quote if that helps.
Where are you based?
We are based in Crawley, and we work across South East England, London and Scotland.
Can you seal joints between two different materials?
Yes. Where different materials meet is one of the most common joints we seal. The sealant is chosen to bond to both sides.
Do you work for landlords and businesses?
Yes. As well as homeowners, we work for landlords, agents, businesses and hotels across Dundee.
DIY versus a professional finish
Sealing over old silicone is the commonest DIY error. New silicone won’t bond to old, so it lifts and traps water and mould underneath. All the old material has to come out first.
Not every job suits DIY: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
When to call us in Balgay
Many joints fail because they were sealed too deep or with nothing behind them. Sealant bonded to three sides has nowhere to go and rips as the joint opens.
Keep an eye out for any of the following:
- Sealant that has lost its bond to the brick or render
- Cracked joints where brick meets render or frames
- Joints pointed up with cement by mistake
- Old sealant gone brittle and cracked
If you live in an older home near St Mary's R.C. Church, an extension built onto an older house moves differently, and the joint between them takes the strain.
What your quote should include
- What happens if they find a problem under the old sealant
- What product goes in the joint
- How the surfaces are prepared before sealing
- Is VAT in the price?
Outside joints around Balgay
Balgay is within about 1 mile of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That is hard on movement joints and outside wall joints, especially on the side facing the sea. Historic houses like Camperdown House (about 1.6 miles north-west) are a reminder that the area around Balgay has older buildings as well as new. In older buildings, older walls and rooflines need a sealant that moves with them and suits the material.
If you look after a building such as Menzieshill High School, larger buildings have long runs of movement joint that eventually need resealing. Letting a property close to Invergowrie station? Then split movement joints are easy to miss on a rental until damp shows inside.
Balgay is about 2 miles west of Dundee, in Dundee. From the centre of Balgay to the outskirts, external mastic is available for homes and businesses alike. Across Dundee, we cover 50 places, and Balgay is one of them.
Every address in DD2 and DD3 is covered for external mastic, from the main roads to the quietest streets. Streets in the area include Gala Avenue, Glamis Road and Elliot Road, and we cover them all. Main roads around Balgay include the A923, so getting to you is simple. We also cover the places around Balgay: Lochee (1 mile north-east), Logie (1 mile south-east), Menzieshill (1 mile west), Ninewells (1 mile west) and Dryburgh (1 mile north). We also work in nearby towns such as Broughty Ferry (6 miles east), Monifieth (7 miles east), Barnhill (6 miles east), Pitkerro (3 miles east), Whitfield (4 miles north-east) and Douglas (4 miles east).
Around Balgay
Around Balgay, our work takes us to homes and buildings near Dundee School of Architecture, Balgay Hill and Cox Branch Library. The nearest railway station is Invergowrie station, roughly 1.7 miles south-west of the centre. Nearby you’ll also find Overgate Centre (1.7 miles east) and Dudhope Castle (1.3 miles east). Not far away are Trottick Mill Ponds and Balgay Hill.
Towns and villages near Balgay
What else we do in Balgay
The process
We keep the work tidy and contained to the area we are working on. The job normally takes a few hours to a few days, depending on the length of joint and the access. Inside a flat in Balgay, the job is planned with you; outside, shared parts may need the factor or other owners involved. Tell us which applies when you book.
- We start by checking each joint, agreeing the ones to redo and how we will reach them.
- We cut out the failed sealant and rake out any dirt or growth.
- We clean both faces of the joint and prime them where the product calls for it.
- Closed-cell backing rod is fitted to set the depth and stop three-sided bonding.
- The new sealant, chosen to suit the brick or render, is applied and tooled to a neat finish.
Before we arrive
- Mention any leaks or damp you’ve noticed
- On commercial sites, let us know about site rules
- Clear items away from the joints we are working on
Ask for a quote
Want a quote for external mastic? Please email us at info@mrmastic.co.uk with a few details. We will explain what we’d do and send you a clear quote before any work starts.
Read more
Leave it or put it right?
A low-modulus sealant is chosen because it moves without pulling hard at the edges. That protects surfaces like brick, render and concrete. A stiffer product can damage the joint edge as it fails. Private landlords in Balgay must meet the Repairing Standard, and damp or leaks can fall short of it, so it’s worth fixing failed sealant before a tenant reports it.
What you pay reflects the work, not a rough estimate. That’s why we ask about the job first and agree the price before starting.
What you get with us
- We’re fully insured
- Domestic, commercial and hotel work
- An ARBOMaster approved applicator
- Arbo and Everbuild products
See our cost guide or what customers say.
What affects the cost of external mastic
Some jobs are bigger than they look, and some smaller. The main factors:
- The size of the job
- When we can work, for business premises
- Any mould that needs treating
- How many rooms, windows or areas are involved
Doing several joints on one visit generally makes better use of the time than several visits, so tell us about everything that needs sealing. You’ll get one clear quote for the whole job.
What we need to know
Before you ask for a quote, have a think about:
- Where the property is
- If it’s domestic, commercial or a hotel
- What the problem is, such as mould, gaps, leaks or cracking
- Any access issues, like height or stairs
We quote each job on its own, so start by telling us what you need. Simply drop us a line at info@mrmastic.co.uk and describe the job and send pictures if you have them.
Looking after it afterwards
How long the joints last depends on use and care. We suggest:
- Look over the joints every year, ideally after winter
- Keep soil, plants and ivy away from the joints
- Keep movement joints as flexible joints, not mortar
- Keep high-pressure jets off the joints
Look over the joints once a year, ideally after winter. Splits, gaps at the edges or plants in the joint are early warning signs.
Act while the splits are small. Then it’s a straightforward cut-out and reseal before water has had years to get in.
What sealant work can’t fix
A few problems are outside what sealant work can do:
- Render that’s blown, hollow or coming away
- Subsidence or other structural problems
- Cracked brickwork or render that needs a builder or plasterer
Not sure which it is? You can drop us a line at info@mrmastic.co.uk and we will tell you honestly before booking.
What we seal
- Concrete & block
- Brickwork movement joints
- Render & cladding joints
- Copings & trims
- Façade panels
- Joints between brick and frames