East Lothian · Scotland
External & façade joints in Broxburn, East Lothian
Movement joints in Broxburn need attention? We cut out the old, prepare the joints and apply the right sealant, and the work is guaranteed for a year.
- Rigid filler in a joint that should flex
- Moss and dirt in joints with no sealant left
- Brick movement joints where the sealant has split
Questions from Broxburn
I let a flat near Dunbar station. Can you help?
Yes. We work for landlords and letting agents as well as householders. You can drop us a line at info@mrmastic.co.uk with the details for a clear quote.
Is Broxburn within the area you cover?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
What does external mastic cost?
Size, access and the old material all affect the cost. Call for a quick quote.
Do I have to be there?
Access is agreed with you when the job is booked. Indoors, that generally means someone at home.
How long should I leave it?
Different products cure at different speeds, so follow the cure time we give you.
Is it OK to seal over old sealant?
No. The old sealant always comes out first, so the new joint bonds to clean surfaces.
Should I try DIY first?
It depends on the job. High-level, external movement and fire-rated joints are professional jobs.
Will you leave a mess?
Very little: the area around the joints is protected first, and we clear up the old sealant and our materials before we leave.
External mastic for homes and businesses in Broxburn
Short cuts in external joints show up within a season or two. Overfilled joints, missing backing rod and sealant laid over old sealant all tend to fail early. We take the old material out and do it properly. We work on render & cladding joints, brickwork movement joints and copings & trims, and the jobs we see most are joints pointed up with cement by mistake and movement joints with cracked, split or missing sealant.
External sealant needs dry surfaces, so outdoor work around Broxburn is planned around the weather. Let us know about access to every wall and roofline.
Whatever the size of the job, it’s backed by our 12-month guarantee in Broxburn and across East Lothian.
- Location
- Broxburn (EH42)
- Wider area
- East Lothian
- Cover
- A year, on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Broxburn buildings and the weather
Broxburn is close to 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. Harled (roughcast) walls are common in Scotland, and where harling meets frames, pipes and other materials, the joint needs a flexible sealant that grips a rough surface.
For landlords with property near Dunbar station, failed wall and movement joints let damp in, so they’re worth checking between tenancies.
Broxburn is about 12 miles east of Haddington, in East Lothian. For external mastic in and around Broxburn, please drop us a line at info@mrmastic.co.uk for a quick quote. We are based in Crawley and cover East Lothian. Our East Lothian coverage runs to 48 places, and Broxburn is one of them. For nearby work, see our Edinburgh page.
Jobs for external mastic in EH42 works the same way as everywhere else we cover. Neighbouring places we cover for external mastic include Dunbar (1 mile north-west), Spott (2 miles south-west), Belhaven (2 miles north-west), West Barns (2 miles west) and Bielside (2 miles west). Further out, we also cover Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Around Broxburn
Broxburn’s nearest station is Dunbar station, about 1.1 miles north-west. Well-known places in the area include Dunbar Town House Museum and Gallery (1.3 miles north-west) and Dunbar Castle (1.5 miles north-west). For a walk, there’s Doon Hill.
Different surfaces, different methods
Concrete and blockwork
The face of concrete or block is often dusty, so preparation is key. A primer goes on where the product requires one before the bead.
Render joints
Render has movement joints and stop beads that need sealing. We reseal them with a flexible exterior sealant that suits the render colour.
Why deal with it now?
Resealing a run of joints in one go is usually better than patching one at a time. Joints of the same age tend to fail together. In a place like Broxburn, small leaks are easy to put off, but water through a failed joint keeps working away until it’s fixed.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, whether mould needs treating, and whether the work is at height. Your quote takes all of that into account.
Why choose Mr Mastic in Broxburn
- We never seal over old sealant
- Approved under the ARBOMaster scheme
- 12-month guarantee on every job
- Tidy, careful work
Read how sealant jobs are priced and our reviews.
What we cannot put right
To be straight with you, some problems need a different trade:
- Cracks in the bricks or render themselves, away from the joints
- Loose or hollow render, which needs re-rendering
- Walls that need new movement joints cut into them
If you are not sure, just email us at info@mrmastic.co.uk and we’ll give you a straight answer before booking.
Where we work in Broxburn
- Façade panels
- Copings & trims
- Concrete & block
- Render & cladding joints
- Joints between brick and frames
- Brickwork movement joints
How the visit works
We work through the job in order: protection first, then preparation, sealing and a tidy-up. Typically it takes a few hours for a handful of joints, longer for a whole elevation and we leave things clean and tidy. Outdoor work around Broxburn depends on the weather, as sealant needs a dry surface, so external jobs may need to move if the day turns wet. Indoor work goes ahead whatever the weather.
- Each joint is checked and the colour of the new sealant agreed.
- Failed sealant is removed back to clean, sound faces.
- Closed-cell backing rod is pushed in so the sealant bonds to two sides only.
- We prime the faces where required.
- We gun in low-modulus sealant and tool it neatly.
Preparing for the visit
- Tell us about any water getting in
- Tell us about any previous sealing or DIY attempts
- Try not to wet indoor joints just before the visit
Getting a quote
Want a quote for external mastic? Please send an email to info@mrmastic.co.uk with a few details. You’ll know what we plan to do, and what it will cost, before any work begins.
Read more
Keeping the joints in good condition
Good habits help new joints last longer. A few tips:
- Deal with leaking gutters that soak the joints below
- Avoid pressure-washing directly into sealant joints
- Leave the joints unpainted unless we’ve said otherwise
- Check external joints each spring
Don’t let soil, plants or ivy build up against the new joints. Anything that holds water against the joint wears it out sooner.
Small splits are the time to act. At that stage it’s a simple cut out and reseal with no damage behind it to deal with.
When to call us in Broxburn
The wrong product in a moving joint is a classic cause. A stiff, general-purpose sealant cannot cope with a joint that moves a lot, so it pulls away from the edges.
Any of these means the joints need attention:
- Moss and dirt in joints with no sealant left
- Failed seals between different materials
- Joints pointed up with cement by mistake
- Leaking joints around cladding and façade panels
For an older house near a landmark such as Dunbar Collegiate Church, old and new materials meet at the roofline and walls, which is where sealant earns its keep.
What to look for in a quote
- Whether the sealant suits the joint
- Who does the work, and how experienced they are
- Whether they seal over old material or remove it
- What the quote includes, VAT included or not
Towns and villages near Broxburn
More services for Broxburn
What affects the cost of external mastic
We quote each job individually. This is what makes a difference:
- How much there is to do
- How much old sealant there is and how hard it is to remove
- Whether the work is at height
- The number of rooms or windows
Rather than a set price list, we look at what your job involves: the amount of work, the old material and the access. You will know the price before we begin.
Helping us quote
To help us quote quickly, let us know:
- Any previous sealing or DIY work
- The rough size of the job
- A few pictures by email, if you can
- What the problem is, such as mould, gaps, leaks or cracking
For external mastic in Broxburn, drop us a line at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and we’ll agree the price before any work begins.