West Lothian · Scotland
External Mastic in Old Philpstoun
We cover Old Philpstoun for sealing brickwork movement joints, render, cladding and façade joints. Old sealant removed completely, joints prepared properly and every job guaranteed for a year.
- Failed seals between different materials
- Brick movement joints where the sealant has split
- Sealant pulling away from one side of the joint
Landlords, agents and businesses in Old Philpstoun
From a single let to a portfolio, the work is the same standard: old sealant fully removed, joints prepared properly and a 12-month guarantee.
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. Several properties can go on one quote.
External mastic in Old Philpstoun
On houses, flats and commercial buildings across Old Philpstoun, we reseal joints in brickwork, render, cladding and façade panels. Every joint gets the same careful preparation: clean, sound faces and a controlled depth. Common call-outs are for movement joints filled with mortar instead of sealant and movement joints with cracked, split or missing sealant, across concrete & block, render & cladding joints and joints between brick and frames.
Outside joints can only be sealed when they’re dry, so work in Old Philpstoun depends on the weather. Tell us how to reach each wall, gutter and roofline.
Every job comes with our one-year guarantee, wherever you are in West Lothian.
- Where
- Old Philpstoun (EH49)
- Region
- West Lothian
- Cover
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Towns and villages near Old Philpstoun
Other services in Old Philpstoun
Questions from Old Philpstoun
Do you cover smaller places like Old Philpstoun?
Yes, Old Philpstoun is covered. Our work covers the whole of Scotland, from towns to the smallest places. Longer journeys are simply planned in advance.
Is external mastic in a coastal place like Old Philpstoun any different?
Near the sea, outside joints face more wind, rain and salt than they would inland, so the choice of sealant and the preparation matter even more. It’s worth checking the walls that face the sea first.
Is there a guarantee?
Yes. All our work carries our 12-month guarantee.
How long does the job take?
As a guide, most jobs take anything from a few hours to several days, depending on the building. Bigger jobs take longer, and we’ll say how long yours will take.
Do you remove the old sealant?
Yes. All of the old material is cut out and the joint cleaned before applying anything new.
Should I try DIY first?
Some simple jobs can be done by a careful DIYer. Most DIY failures come from sealing over old material, wet joints or too much sealant.
Do you use backing rod?
Backing rod goes into deeper joints as a matter of course. It sets the sealant depth and prevents three-sided bonding.
Can you quote for more than one area?
Of course. Doing several areas at once is normally more efficient, so mention them when you ask for a quote.
What external mastic looks like in Old Philpstoun
Old Philpstoun is close to the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. Both are hard on movement joints and outside wall joints, which can dry out and crack sooner where a building faces the weather. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and failed outside joints work against that.
For site and facilities teams at buildings such as Winchburgh Academy, larger buildings have long runs of movement joint that eventually need resealing. Rented homes near Linlithgow station change hands often, and failed wall and movement joints let damp in, so they’re worth checking between tenancies. Homes close to Pardovan Church include some older properties, and old and new materials meet at the roofline and walls, which is where sealant earns its keep.
Old Philpstoun is about 4 miles south-east of Bo'ness, in West Lothian. From the centre of Old Philpstoun to the outskirts, external mastic is available for homes and businesses alike. Old Philpstoun is one of 58 towns and villages in West Lothian where we work. Edinburgh is on our list too, around 12 miles away.
Jobs for external mastic in EH49 is quoted and booked the same way as anywhere else. We also cover the places around Old Philpstoun: Philpstoun (1 mile west), Bridgend (1 mile south-west), Uphall (3 miles south), Dechmont (4 miles south) and Uphall Station (4 miles south). Further out, we also cover Livingston (6 miles south), Bathgate (7 miles south-west), Linlithgow (4 miles west), Whitburn (10 miles south-west), East Calder (6 miles south) and Broxburn (3 miles south).
What’s near Old Philpstoun
The closest station to Old Philpstoun is Linlithgow station, about 3.3 miles west of the centre. Nearby you’ll also find Broxburn Community Museum (3.4 miles south) and Hopetoun House (2.2 miles north-east). Open spaces near Old Philpstoun include Cockleroy and Linlithgow Loch.
When something else is needed
Before booking, it’s worth knowing the limits:
- Adding movement joints to masonry that has none
- Damp from another source, such as a leaking gutter or a bridged damp-proof course
- Subsidence or other structural problems
Not sure which it is? You can email us at info@mrmastic.co.uk and we’ll tell you honestly.
Where we work in Old Philpstoun
- Brickwork movement joints
- Façade panels
- Render & cladding joints
- Concrete & block
- Copings & trims
- Joints between brick and frames
Keeping the joints in good condition
How long the joints last depends on use and care. We suggest:
- Look over the joints every year, ideally after winter
- Leave the joints unpainted unless we have said otherwise
- Never let anyone fill a movement joint with mortar
- Have failed joints looked at early
Keep pressure washers away from the sealant. A strong jet can damage the edges of the bead over time.
Act while the splits are small. Then it’s a straightforward cut-out and reseal before water has had years to get in.
What happens if it’s left?
Low-modulus sealants stretch easily, so they put less strain on the joint edges. That protects surfaces like brick, render and concrete. Too stiff a sealant can pull at the edges and break them. Exposed walls in smaller Scottish places take a lot of wind and rain, and damp in stone or harled walls takes a long time to dry once water gets behind a joint.
The cost reflects the work involved, not guesswork. That is why we ask a few questions first and agree the price before starting.
What you get with us
- 180+ five-star Google reviews
- A choice of colours where the product allows
- Sealant colour chosen to suit
- A 12-month guarantee on all work
Read what affects the cost or customer reviews.
Can I do it myself?
The difference is mostly in the preparation and the product. Joints are cleaned back to sound surfaces and dried, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
A careful DIYer can reseal a simple joint, such as a straightforward joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
What affects the cost of external mastic
For a quick quote, just ask. What matters most is:
- Whether there’s mould to deal with
- The product the joint needs
- Any working-time requirements on site
- How much old sealant there is and how hard it is to remove
Some things make a job bigger or smaller: the old material and how easily it comes out, any mould to treat, and whether the work is at height. Your quote takes all of that into account.
Helping us quote
Before you ask for a quote, have a think about:
- Pictures of the joints, sent by email
- How we’d reach the joints
- The rough size of the job
- If someone has resealed it before
To get a quote, drop us a line at info@mrmastic.co.uk and tell us where the job is and what the problem looks like. We will give you a clear quote before any work starts.
How it works
When we get to you, we check the joints match what you told us. If anything is different, we explain it before carrying on. Most jobs then take anything from a few hours to several days, depending on the building. Around Old Philpstoun, distance and access matter more than parking. Let us know how to find you and how to reach the joints, and the visit is planned around that.
- First, the joints are inspected and the access agreed.
- 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.
Before we arrive
- Tell us about access, such as stairs, a lift or high-level joints
- Move anything stored near the joints
- Tell us about any previous sealing or DIY attempts
Getting a quote
For a quick quote, get us on the phone, or send an email if you’d rather. Tell us about the joints that need doing and we will talk you through the work.