West Lothian · Scotland
External & façade joints in Bents, West Lothian
External mastic in Bents from a team with over 20 years’ experience. Rated 4.9 on Google from 180+ five-star reviews.
- Hard, crazed mastic that has stopped moving
- Damp patches traced to an open external joint
- Joints pointed up with cement by mistake
External mastic in Bents
Failed sealant is cut out, the depth set with closed-cell backing rod, and the joint resealed with a low-modulus sealant made for outside. We pick a colour that sits well with the wall. If you have weathered mastic that no longer stretches and failed sealant between panels on a façade, we can help.
In and around a place like Bents, many buildings face open ground and take the full weather. Outside joints on exposed walls work hard.
Whatever the size of the job, you get the same 12-month guarantee in Bents and across West Lothian.
- Location
- Bents (EH47)
- Wider area
- West Lothian
- Guarantee
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What affects the cost of external mastic
Call for a quick quote. The main things that affect it are:
- The type of sealant required
- Access and height
- The amount of work
- The number of rooms or windows
There are no prices on our website, because each job is priced on what it involves. Call for a quick quote and we’ll talk you through it.
What to tell us for a quote
To make quoting easier, please include:
- The address or postcode of the job
- The type of property
- Access, such as stairs, a lift or height
- How many joints, rooms or windows are involved
There’s no standard price list, because every job is different. Instead, we send you a clear quote for your job. To get started, drop us a line at info@mrmastic.co.uk.
External mastic in Bents: local notes
Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that. Harled (roughcast) walls are common in Scotland, and joints where harling meets other materials need a sealant that can grip and flex.
For landlords with property near Addiewell station, split movement joints are easy to miss on a rental until damp shows inside.
Bents is about 4 miles south of Bathgate, in West Lothian. Jobs in Bents get the same care as everywhere else we work: old sealant removed completely, careful preparation and a one-year guarantee. Across West Lothian, we cover 58 places, Bents among them. There’s also a page for Edinburgh, roughly 18 miles from Bents.
Our applicators cover all of the EH47 postcode area for external mastic and the streets around it. Streets in the area include Main Street, Meadow Drive and Knowe Park Road, and we cover them all. We also cover the places around Bents: Stoneyburn (1 mile north-east), Loganlea (1 mile east), Addiebrownhill (1 mile east), Breich (1 mile south-west) and Addiewell (1 mile east). Larger places within reach include Livingston (6 miles north-east), Bathgate (4 miles north), Linlithgow (9 miles north), East Calder (8 miles north-east), Broxburn (9 miles north-east) and Armadale (4 miles north-west).
Around Bents
Bents’s nearest station is Addiewell station, roughly 1.4 miles east of the centre. A little further out are Bathgate Castle (3.6 miles north) and Tippethill House Hospital (2.9 miles north-west).
Keeping the joints in good condition
So the new joints stay in good condition:
- Keep high-pressure jets off the joints
- Deal with leaking gutters that soak the joints below
- Make sure movement joints aren’t pointed over
- Have failed joints looked at early
Follow the cure time we give you before the joint is knocked or disturbed. Most exterior sealants skin fast but take longer to cure right through.
Leaks behind façade panels and render often go unseen. By the time there’s a damp patch, the damage can be well established.
Different surfaces, different methods
Concrete and blockwork
The face of concrete or block is often dusty, so cleaning and priming matter. A primer goes on where the product requires one.
Joints between dissimilar materials
Brick against render, concrete against metal, stone against timber: every change of material is a joint. We seal the joint with a flexible exterior sealant so neither cracks the other.
Your questions about external mastic in Bents
I let a flat near Addiewell station. Can you help?
Yes, rental work is part of what we do. Just send an email to info@mrmastic.co.uk and tell us about the property, and we’ll send you a clear quote.
Do you cover Bents for external mastic?
Yes. We work across all of Scotland, and Bents is part of that. Just drop us a line at info@mrmastic.co.uk with a few details of the job, and we will give you a clear quote.
Can you reach joints on upper floors?
It depends on the building. Where joints can be reached safely, we’ll do them. Tell us about the building and we will confirm what access is needed.
How long will you be here?
It depends on the size of the job, but as a guide it takes anything from a few hours to several days, depending on the building. We’ll give you a better idea when we quote.
Do you do commercial work?
Yes. We work in offices, washrooms, hotels and other commercial premises. Working times can be discussed when we quote.
Is the work guaranteed?
Yes. All our work carries a 12-month guarantee.
Why is there a gap in my brick wall?
A vertical gap in a long brick wall is generally a movement joint. It gives the wall room to move.
When will the joints need doing again?
It depends on the exposure, the movement and the product. Treat it as a maintenance item and look at it yearly and reseal when it splits.
Common problems we fix in Bents
UV, rain and frost all age exterior sealant. In time it goes hard, crazes on the surface and stops stretching, so the next time the wall moves, it splits or pulls away.
It’s worth asking for a quote if you see:
- Failed seals between different materials
- Failed sealant between panels on a façade
- Rigid filler in a joint that should flex
- Joints where the bead has come unstuck
Around Bents, as everywhere, external mastic is only as good as the preparation behind it.
What your quote should include
- The length of the guarantee
- When the joint can take water or movement
- What the quote includes, VAT included or not
- How much experience the applicator has
Towns and villages near Bents
Also in Bents
What happens on the day
When we get to you, we compare the joints with what we discussed. If we find something unexpected, we talk it through with you first. Most jobs then take anything from a few hours to several days, depending on the building. Outside jobs in Bents need a dry day, because sealant will not bond to a wet joint, so external jobs may need to move if the day turns wet. Indoor work goes ahead whatever the weather.
- We inspect the joints and agree which need resealing and how they’ll be reached.
- We cut out the failed sealant and rake out any dirt or growth.
- Both sides are cleaned back to sound material and primed if needed.
- Closed-cell backing rod is fitted to set the depth and stop three-sided bonding.
- A flexible exterior sealant is applied and tooled in a colour to suit the wall.
Getting ready for the visit
- Try not to wet indoor joints just before the visit
- Let us know about earlier repairs to the joints
- Keep pets and children clear of the area while we work
How to get a quote
We quote each job on its own, so start by telling us what you need. Just send an email to info@mrmastic.co.uk with the details, and photos are welcome.
Advice
For landlords and businesses
Letting agents and landlords in Bents can book us as well as householders. Resealing between tenancies is a simple way to keep a property in good order before the next move-in.
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. We can quote for more than one property at once.
When something else is needed
New sealant cannot fix everything, and we’ll tell you before any work starts. Sealant won’t put right:
- Adding movement joints to masonry that has none
- Cracked brickwork or render that needs a builder or plasterer
- Rising or penetrating damp from elsewhere in the wall
If in doubt, drop us a line at info@mrmastic.co.uk and we’ll say what we think before you book.
Where we work in Bents
- Copings & trims
- Concrete & block
- Brickwork movement joints
- Joints between brick and frames
- Façade panels
- Render & cladding joints