Edinburgh · Scotland
Magdalene External Mastic
Our applicators work in Magdalene on sealing brickwork movement joints, render, cladding and façade joints. Old sealant removed completely, joints prepared properly and a 12-month guarantee.
- Moss and dirt in joints with no sealant left
- Panel joints letting water in
- Damp patches traced to an open external joint
External mastic in Magdalene, done properly
Where two different materials meet, such as brick and render or blockwork and metal, they move at different rates. A flexible exterior sealant takes up that movement where a rigid filler would soon crack. If you are dealing with hard, crazed mastic that has stopped moving and joints pointed up with cement by mistake, we can put it right, whatever the surface.
Gutters and downpipes on tall city tenements are a long way up, and a slow drip can stain and soak the stone for a long time before it’s spotted. For a building in Magdalene, access is planned first, and shared parts may need the other owners to agree.
All our work comes with a one-year guarantee.
- Place
- Magdalene (EH15, EH16)
- Wider area
- Edinburgh
- Guarantee
- One year on every job
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What sealant work can’t fix
In fairness, some problems need a different trade:
- Cracking across the wall rather than at a joint
- Movement that is more than a sealant joint can take
- Adding movement joints to masonry that has none
If in doubt, email us at info@mrmastic.co.uk and we will say what we think before booking.
Joints and surfaces we work on
- Concrete & block
- Copings & trims
- Brickwork movement joints
- Render & cladding joints
- Joints between brick and frames
- Façade panels
Questions from Magdalene
I let a flat near Brunstane station. Can you help?
Yes, we work for landlords and agents. You can email us at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before any work starts.
How is work on the outside of a tenement in Magdalene usually arranged?
The owners of the flats usually 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 don’t. Windows often belong to the individual flat, but it’s worth checking your deeds.
What does external mastic cost?
Size, access and the old material all affect the cost. Call for a quick quote and we’ll talk you through it.
Is it messy?
No. We work neatly, protect the area around the joints and tidy up afterwards.
Can you seal joints between render and window frames?
Yes. The old joint is removed, both surfaces cleaned and primed where needed, and a flexible sealant applied. The colour is chosen to suit.
Where do you work from?
We’re a Crawley-based firm. We work across South East England, London and Scotland.
Can I do it myself?
That depends on the joint. High-level, external movement and fire-rated joints are professional jobs, while a short indoor joint may be within reach.
Will there be a smell?
Sometimes, a little. It fades as the sealant cures.
Magdalene buildings and the weather
Magdalene is within about 1 mile of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That’s hard on movement joints and outside wall joints, especially on the side facing the sea. The Tenements (Scotland) Act 2004 sets out how owners share the upkeep of common parts like the roof and outside walls, often through a property factor. Your title deeds say which parts are shared.
Managing a site like Portobello High School? Then larger buildings have long runs of movement joint that eventually need resealing. Letting a property close to Brunstane station? Then outside joints that have cracked can let damp into a rental, so check them between lets.
Magdalene is about 2 miles west of Musselburgh, in Edinburgh. Every kind of property in Magdalene can book us for external mastic, old or new, large or small. Every job comes with our 12-month guarantee. Magdalene is one of 175 places in Edinburgh we cover.
Here we cover the EH15 and EH16 postcode area for external mastic. Streets in the area include Hope Lane, Milton Road and Durham Road. Magdalene is on the A6106, so it’s easy for us to get to. If you’re just outside Magdalene, we cover South Portobello (1 mile north), Bingham (1 mile south-west), Niddrie Mains (1 mile south-west), Brunstane (1 mile north-east) and Niddrie (1 mile south). We also work in nearby towns such as Edinburgh (4 miles west), Leith (3 miles north-west), Bonnington (3 miles north-west), Greenside (3 miles west), Broughton (3 miles west) and Bellevue (3 miles north-west).
Local landmarks in Magdalene
We work in homes and buildings around Abercorn Park, Portobello Library and 47 Figgate Lane pub. Magdalene’s nearest station is Brunstane station, roughly 0.5 miles east. A little further out are Royal Infirmary of Edinburgh (1.6 miles south-west) and Cameron Toll Shopping Centre (2.2 miles south-west). Not far away are Whinny Hill and Duddingston Loch.
Should I try it myself first?
Sealing over old silicone is the commonest DIY error. New silicone will not bond to old, so it peels away and traps moisture behind it. All the old material has to come out first.
A DIY attempt doesn’t rule out a professional job. We cut it out and start again.
Common problems we fix in Magdalene
UV, rain and frost all age exterior sealant. Over the years it hardens, cracks on the surface and loses its give, so the joint eventually tears or comes away from one side.
Common reasons people contact us are:
- Sealant pulling away from one side of the joint
- Cracked joints where brick meets render or frames
- Damp patches traced to an open external joint
- Joints with sealant missing in places
Historic houses such as Whitefoord House, about 2.5 miles west, show how far back building around Magdalene goes, and older homes nearby need a sealant that suits their walls.
Comparing quotes
- How the colour is chosen
- What happens if they find a problem under the old sealant
- Who does the work, and how experienced they are
- What the quote includes, VAT included or not
Leave it or put it right?
A failed movement joint lets water into the wall and can run behind render or cladding. Resealing early keeps the job to the joint itself, rather than the wall around it. In a Scottish city tenement, failed sealant affects more than one flat: a leak can come through the ceiling below, and gaps in shared walls or fire-rated joints matter to every flat.
Homes and businesses are quoted the same way: the amount of work, the access and the products needed, plus any working-time requirements on site. Ask us for a quote and we’ll explain what it covers.
Why us?
- Arbo and Everbuild products
- Tidy, careful work
- Approved under the ARBOMaster scheme
- Sanitary silicone with an anti-fungal additive in wet areas
Take a look at what affects the cost and what customers say.
How it works
When we get to you, we check the joints match what you told us. If we find something unexpected, we talk it through with you first. Most jobs then take a few hours to a few days, depending on the length of joint and the access. Inside a flat in Magdalene, 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 walking round the building and agreeing the joints and the access.
- We cut out the old mastic and rake out anything in the joint.
- The faces are brushed clean and primed where the product requires it.
- We fit closed-cell backing rod to control the depth.
- We apply the sealant, tool it and check the whole run.
Before we arrive
- Let us know if you’ve seen damp or leaks
- Try not to wet indoor joints just before the visit
- Tell us about access, such as stairs, a lift or high-level joints
Ask for a quote
We quote each job on its own, so the first step is telling us about yours. Just drop us a line at info@mrmastic.co.uk with the details.
Related advice
What affects the cost of external mastic
Your quote is based on your job. We take into account:
- The amount of work
- Working hours on commercial sites
- Whether old sealant or filler has to be cut out
- How many areas need sealing
The cost reflects the work involved, not a rough estimate. That’s why we ask a few questions first and give you a clear price before any work starts.
Helping us quote
Photos help, but a description is a good start. Please mention:
- How many joints, rooms or windows are involved
- How we’d reach the joints
- The address or postcode of the job
- What’s wrong with the joints now
Call for a quick quote, or send an email if you’d rather. Tell us about the joints that need doing and we will explain what’s involved and send you a clear quote.
Nearby places to Magdalene
Also in Magdalene
Aftercare tips
Once the sealant has cured, a few habits help it last:
- Check the sealant is paintable before painting near it
- Keep movement joints as flexible joints, not mortar
- Deal with leaking gutters that soak the joints below
- Walk round the building once a year and look at the joints
Have a quick look at the joints each spring. Watch for splits, edges coming away or growth in the joint.
Once a joint can’t move, the wall finds another way, often as cracks near the joint. Catch it early and you reduce the risk.