West Lothian · Scotland
External & façade joints in Broxburn, West Lothian
Specialist external mastic for Broxburn: careful preparation, the right product and tidy work. Call for a quick quote.
- Rain getting behind render or cladding at a joint
- Old sealant gone brittle and cracked
- Plants rooting in failed movement joints
External mastic in Broxburn
External mastic is a job where short cuts show quickly. 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 are often asked to deal with failed sealant between panels on a façade and cracked joints where brick meets render or frames, on brickwork movement joints, façade panels and copings & trims.
Older stone buildings need a sealant that suits the stone, not an acetoxy product that can mark or attack it. Newer houses need their movement joints and roofline trims kept sound.
We guarantee the work for a year. If something is not right with it in that time, tell us and we will put it right.
- Place
- Broxburn (EH52)
- Wider area
- West Lothian
- Guarantee
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
When it isn’t the sealant
In fairness, there are a few things sealant will not fix:
- Cracked brickwork or render that needs a builder or plasterer
- Damp that isn’t coming from the joint
- Movement that is more than a sealant joint can take
Not sure which it is? You can email us at info@mrmastic.co.uk and we’ll tell you honestly.
Joints and surfaces we work on
- Concrete & block
- Copings & trims
- Brickwork movement joints
- Façade panels
- Joints between brick and frames
- Render & cladding joints
How it works
The work is kept neat and contained to the joints we’re treating. The job normally takes anything from a few hours to several days, depending on the building, and we tell you how long to leave it before we go. Outside jobs in Broxburn need a dry day, because sealant will not bond to a wet joint, so an outdoor job can move if the forecast changes. Indoor work goes ahead whatever the weather.
- We look at every joint and agree a colour to suit the wall.
- 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.
How to prepare
- Keep pets and children clear of the area while we work
- Let us know about stairs, lifts or work at height
- Try not to wet indoor joints just before the visit
Get a quote
To get a quote, send an email to info@mrmastic.co.uk with the location and a short description of the problem. You will have a clear quote before any work starts.
Read more
Nearby places to Broxburn
Other services in Broxburn
Keeping the joints in good condition
Aftercare is simple, and it makes a real difference:
- Keep high-pressure jets off the joints
- Keep water from gutters off the wall
- Keep movement joints as flexible joints, not mortar
- Clear growth from the base of walls and joints
Keep the joints clear of soil, plants and climbing growth. Anything that holds water against the joint wears it out sooner.
Water getting behind cladding or render can go unnoticed for a long time. By the time there’s a damp patch, the damage can be well established, so it’s worth resealing at the first signs.
Questions from Broxburn
Will you come out to Broxburn?
Yes, we do. Our work covers the whole of Scotland, from towns to the smallest places. Longer journeys are simply planned in advance.
I let a flat near Uphall station. Can you help?
Yes, landlords and agents are among the people we work for. You can email us at info@mrmastic.co.uk with the details for a clear quote.
What sealant do you use?
The product depends on the job: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. We use products from Arbo and Everbuild.
Do you have insurance?
Yes. Mr Mastic is fully insured, and we’ve been doing sealant work for more than 20 years.
Do I need to be at home?
It depends on the job. Inside work needs someone to give us access, and for outside work we’ll agree access with you when we book.
What should I tell you?
Only a few details: where it is, what you’ve noticed and how we reach it. Then drop us a line at info@mrmastic.co.uk.
Do you use backing rod?
Closed-cell backing rod sets the depth of the sealant and stops it sticking to the back of the joint. Then the sealant bonds to two faces and can move.
How long does external mastic last?
That varies with the weather the wall faces, how much it moves and the sealant used. Treat it as a maintenance item and look at it yearly and reseal when it splits.
Outside joints around Broxburn
With historic houses such as Howden House (about 3.2 miles south-west) nearby, there’s older building stock in the area around Broxburn as well as newer homes. Where a home is older, older walls and rooflines need a sealant that moves with them and suits the material. 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 Uphall station, split movement joints are easy to miss on a rental until damp shows inside. Howden House, about 3.2 miles south-west, is one of the historic houses in the wider area around Broxburn. Schools such as Our Lady's High School are buildings too, and larger buildings have long runs of movement joint that eventually need resealing.
Broxburn is about 3 miles north-east of Livingston, in West Lothian. We carry out external mastic for homes and businesses in Broxburn and the surrounding area, as part of our work across West Lothian. 58 places in West Lothian are on our list, from the larger towns to small villages. For nearby work, see our Edinburgh page (11 miles or so).
We work across EH52 for external mastic and the streets around it. Streets in the area include West Main Street, Station Road and East Main Street, and we cover them all. You will find Broxburn on the A89 and A899, which makes it straightforward to reach with everything needed for external mastic. We also cover the places around Broxburn: Winchburgh (2 miles north), Pumpherston (2 miles south), Auldcathie (2 miles north), West Clifton (2 miles south-east) and Calderwood (3 miles south-east). We also work in nearby towns such as Livingston (3 miles south-west), Bathgate (7 miles west), Linlithgow (6 miles north-west), Whitburn (9 miles south-west), East Calder (3 miles south) and Armadale (9 miles west). Broxburn is among the bigger towns we cover in West Lothian.
Near you in Broxburn
The nearest railway station is Uphall station, about 1.4 miles south-west. Nearby you’ll also find The Centre (3.8 miles south) and Broxburn Community Museum (within half a mile south-west). Open spaces near Broxburn include Dundas Loch and Dechmont Law.
How the job changes by surface
Render joints
Rendered walls have joints at beads, openings and changes of material. We reseal them with a flexible exterior sealant that suits the render colour.
Copings and trims
Coping joints that leak let water straight down into the wall. Resealing them is a small job that protects a lot.
Landlord and commercial work in Broxburn
Hotels need rooms back in use, so we plan the work room by room around your bookings where we can. We have worked in hotels as well as homes and businesses.
We regularly work with letting and managing agents. Tell us the address, the job and how access works.
Can I do it myself?
The biggest DIY mistake is sealing over old sealant. Silicone doesn’t stick to old silicone, so it peels away and traps moisture behind it. All the old material has to come out first.
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and doesn’t move well, and the joint depth matters as much as the finish.
Why it’s worth doing now in Broxburn
Pointing a movement joint with mortar might seem a neat fix, but it stops the joint moving. The movement then cracks the brickwork or render nearby. The correct repair is a flexible sealant with the right backing. In a place like Broxburn, small leaks are easy to put off, but water behind a failed seal does the most damage when nobody’s watching.
Some things make a job bigger or smaller: the old material and how easily it comes out, whether mould needs treating, and whether the work is at height. Your quote takes all of that into account.
Why us?
- Full insurance on every job
- Any old sealant cut out fully, not covered over
- Colour agreed with you before work begins
- 180+ five-star Google reviews