Dundee · Scotland
Mill of Mains External Mastic
External mastic for Mill of Mains, by sealant specialists with 20+ years’ experience. Rated 4.9 on Google from 180+ five-star reviews.
- Damp patches traced to an open external joint
- Leaking joints around cladding and façade panels
- Failed seals between different materials
What affects the cost of external mastic
Every job gets its own quote. This is what makes a difference:
- The type of sealant required
- How much old sealant there is and how hard it is to remove
- Any mould that needs treating
- Access and height
The cost depends on how much there is to do, how hard the old material is to remove and access to the work. You’ll have a clear quote before any work starts.
Helping us quote
To help us quote quickly, let us know:
- What’s wrong with the joints now
- Where the property is
- Whether it has been sealed before
- Whether it’s a home or a business
Quotes start with a quick conversation. Tell us what’s wrong, where it is and how much there is, and we will talk you through what we’d do. Whenever you are ready, email us at info@mrmastic.co.uk.
External mastic in Mill of Mains, done properly
Short cuts in external joints show up within a season or two. New sealant over old, joints packed with mortar and beads with no backing rarely last long. We take the old material out and do it properly. Typical jobs include sealant pulling away from one side of the joint and panel joints letting water in, across joints between brick and frames, render & cladding joints and façade panels.
In a Scottish city tenement, the roof, gutters and outside walls are shared by all the flats. For a tenement in Mill of Mains, repairs to shared parts are usually agreed between the owners, often through a property factor.
You’re covered for a year from the day we finish. If anything is not right with it, drop us a line at info@mrmastic.co.uk.
- Location
- Mill of Mains (DD4, DD3)
- Wider area
- Dundee
- Guarantee
- One year on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Different surfaces, different methods
Joints between dissimilar materials
Wherever two materials meet, they move differently. We seal the joint with a flexible exterior sealant.
Brickwork movement joints
Vertical joints in long brick walls let the brickwork expand without cracking. They’re resealed over backing rod with a low-modulus sealant coloured to suit the wall.
Why it’s worth doing now in Mill of Mains
It often makes sense to reseal all the failing joints on an elevation together. They’ve weathered the same way, and access only has to be arranged once. Private landlords in Mill of Mains 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.
We don’t show prices on the website, because each job is priced on what it involves. For a quick quote, please email us at info@mrmastic.co.uk and we’ll talk you through it.
What you get with us
- A 12-month guarantee on all work
- Full insurance on every job
- Colour picked to suit the job
- Experience in homes, commercial sites and hotels
Should I try it myself first?
The biggest DIY mistake is sealing over old sealant. 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.
If you do try it yourself, take your time over the preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it fails, we can still redo it.
The process
There isn’t much for you to do on the day. Point us to the joints and we’ll get on with it. The work itself takes a few hours to a few days, depending on the length of joint and the access, including the tidy-up. For a tenement in Mill of Mains, work inside your flat is between us and you, while shared parts may need the factor or neighbours to agree. It helps to know which it is when you get in touch.
- 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.
- Joint faces are cleaned back and primed if the sealant needs it.
- We fit closed-cell backing rod to control the depth.
- We apply the sealant, tool it and check the whole run.
How to prepare
- Let us know about parking restrictions
- Where the joints are inside, avoid wetting them before we arrive
- Clear items away from the joints we are working on
Ask for a quote
For a quick quote, get us on the phone, or email us if that is easier. Tell us about the joints that need doing and we will talk you through the work and give you a clear price.
Related advice
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FAQs for Mill of Mains
I let a flat near Dundee station. Can you help?
Yes. We work for letting agents and landlords as well as homeowners. You can send an email to info@mrmastic.co.uk with the details for a clear quote.
Is external mastic in a coastal place like Mill of Mains any different?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. Choosing the right sealant for the frame and wall, laid at the right depth, helps it last.
Are you insured?
Yes. We’re fully insured.
Is there a guarantee?
Yes. Every job comes with a 12-month guarantee.
What sealant do you use?
It depends on the joint: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. Brands we use include Arbo and Everbuild.
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.
Can you seal over the old sealant?
No, and we never do. It can look neat for a few weeks, but the new bead soon lifts. The old sealant has to come out completely.
How long does the job take?
It depends on the size of the job, but most jobs take a few hours for a handful of joints, longer for a whole elevation. We will tell you when we quote.
Landlord and commercial work in Mill of Mains
From a single let to a portfolio, you get the same standard of work: the old material taken out, careful preparation and a 12-month guarantee.
We work for landlords and letting agents as well as homeowners. Sealant work between tenants keeps a property looking cared for before the next move-in.
When to call us in Mill of Mains
If plants are growing out of a joint, the sealant has usually failed or was never there. Dirt and roots then trap moisture in the joint.
If you can see any of these, it’s time to have the joints looked at:
- Rain getting behind render or cladding at a joint
- Weeds or debris growing in open joints
- Failed sealant between panels on a façade
- Movement joints filled with mortar instead of sealant
For landlords with property near Dundee station, outside joints that have cracked can let damp into a rental, so check them between lets.
Questions to ask before booking
- Whether VAT is included
- What product goes in the joint
- What guarantee comes with the work
- What insurance they hold
Outside joints around Mill of Mains
Mill of Mains is close to the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. Both are hard on movement joints and outside wall joints, which can dry out and crack sooner where a building faces the weather. 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.
If you look after a building such as Scottish School of Contemporary Dance, its movement joints, gutters and trims need looking after like any other building’s. Homes close to Mains (St Ninian's) Church include some older properties, and the joints between older walls, newer extensions and the roofline need a sealant that can move.
Mill of Mains is about 1 mile north of Stobswell, in Dundee. Across the DD4 area, we cover external mastic for homes and businesses. Across Dundee, we cover 50 places, Mill of Mains among them.
All of DD4 and DD3 is covered for external mastic. We cover properties on Forfar Road, Fintry Road and Honeygreen Road. We also cover the places around Mill of Mains: Claverhouse (1 mile north-west), Woodside (1 mile south-west), Pitkerro (1 mile south-east), Whitfield (1 mile east) and Stobswell (1 mile south). Larger places within reach include Broughty Ferry (3 miles east), Monifieth (5 miles east), Blackness (3 miles south-west), Barnhill (4 miles east), Logie (3 miles south-west) and Dryburgh (3 miles west).
What’s near Mill of Mains
Typical jobs here are in homes near Baxter Park, St Roque's Library and Baldragon Academy and the streets around them. The nearest railway station is Dundee station, about 2.3 miles south. Nearby you will also find Wellgate Centre (1.8 miles south) and McManus Gallery (1.9 miles south). For a walk, there’s Trottick Mill Ponds and Balgay Hill.