East Lothian · Scotland
Phantassie External Mastic
Problem with your movement joints in Phantassie? We cut out the old, prepare the joints and apply the right sealant, with a one-year guarantee.
- Hard, crazed mastic that has stopped moving
- Rain getting behind render or cladding at a joint
- Cracked joints where brick meets render or frames
Should I try it myself first?
Some jobs are best left to a professional: high-level joints, fire-rated gaps, external movement joints and big jobs call for the right materials, safe access and experience.
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
External mastic for homes and businesses in Phantassie
Getting the depth right is half the job. Backing rod controls how deep the sealant goes and keeps it off the back of the joint, leaving it bonded to two faces so it can move with the wall. Typical jobs include cracked joints where brick meets render or frames and movement joints with cracked, split or missing sealant, on brickwork movement joints, façade panels and render & cladding joints.
Outside joints can only be sealed when they’re dry, so work in Phantassie depends on the weather, and longer journeys are planned in advance. Let us know about access to every wall and roofline.
You get a one-year guarantee, the same in Phantassie as everywhere else we work.
- Location
- Phantassie (EH40)
- Region
- East Lothian
- Cover
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Also in Phantassie
Phantassie: your questions answered
Is Phantassie within the area you cover?
Yes, Phantassie is covered. We work across all of Scotland, and smaller places are part of that. Longer journeys are simply planned in advance.
Does the coastal weather in Phantassie affect outside sealant?
Coastal homes put outside sealant through more weather than inland ones, so the choice of sealant and the preparation matter even more. It’s worth checking the walls that face the sea first.
Is it OK to seal over old sealant?
No. New silicone won’t bond to old silicone, and it traps any mould or water underneath. It all has to come out first.
Are you an approved applicator?
Yes. We’re approved under the ARBOMaster scheme, the approved applicator scheme for Arbo sealants.
Do you work for hotels and businesses?
Yes. Commercial and hotel work is a large part of what we do, as well as homes. We can talk about working times when we quote.
Do you work at height?
That depends on the building and the joints. Where joints can be reached safely, we will do them. Give us some details and we will confirm the access.
What sealant do you use?
It depends on the joint: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. We use products from Arbo and Everbuild.
Are you insured?
Yes. We’re fully insured.
Surface by surface
Joints between dissimilar materials
Each side of the joint may need its own preparation. We prepare both faces so the sealant bonds properly.
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.
Looking after it afterwards
No joint lasts for ever, but care makes a real difference. Our tips:
- Point out the joints to other trades
- Keep soil, plants and ivy away from the joints
- Have failed joints looked at early
- Deal with leaking gutters that soak the joints below
Have a quick look at the joints each spring. Splits, gaps at the edges or plants in the joint are early warning signs.
Gaps, plants or missing sealant in a joint are worth getting looked at. Early work is quicker and leaves a better finish.
Quotes for external mastic in Phantassie
We quote each job individually. This is what makes a difference:
- The amount of work
- How much old sealant there is and how hard it is to remove
- Working hours on commercial sites
- How many areas need sealing
Commercial jobs are quoted on the same basis as homes: the amount of work, how we reach it and what it needs, along with when we can work on site. Ask us for a quote and we’ll explain what it covers.
Asking for a quote
A few details help us give you an accurate quote. When you get in contact, it helps to mention:
- Any previous sealing or DIY work
- Where the job is, and your postcode
- Pictures of the joints, sent by email
- The type of property
Want a quote for external mastic? Please email us at info@mrmastic.co.uk and tell us about the job. You’ll know what we plan to do, and what it will cost, before any work begins.
How the visit works
We work through the job in order: protection first, then preparation, sealing and a tidy-up. Typically it takes anything from a few hours to several days, depending on the building. Outdoor work around Phantassie depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Work indoors isn’t affected.
- 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.
- Backing rod sized to the joint goes in to set the depth.
- We apply the sealant, tool it and check the whole run.
Before we arrive
- Keep pets and children clear of the area while we work
- Tell us if parking is tricky
- Move anything stored near the joints
Getting a quote
It all starts with a short chat. Tell us what’s wrong, where it is and how much there is, and we will talk you through what we’d do. When it suits you, email us at info@mrmastic.co.uk.
Related advice
When to call us in Phantassie
Weeds, moss and debris in a joint are a sign the sealant has gone. Roots and dirt hold water against the wall and make things worse.
Any of these means the joints need attention:
- Joints pointed up with cement by mistake
- Gaps where render, brick and frames meet
- Plants rooting in failed movement joints
- Sealant that has lost its bond to the brick or render
If you let a flat or house near East Linton station, split movement joints are easy to miss on a rental until damp shows inside.
What to look for in a quote
- Whether you can choose the colour
- How long the guarantee is
- Who does the work, and how experienced they are
- How the surfaces are prepared before sealing
What we cannot put right
In fairness, some problems need a different trade:
- Cutting new joints into brickwork, which is building work rather than sealant work
- Loose or hollow render, which needs re-rendering
- Cracking across the wall rather than at a joint
If in doubt, send an email to info@mrmastic.co.uk and we will say what we think.
Joints and surfaces we work on
- Brickwork movement joints
- Render & cladding joints
- Copings & trims
- Concrete & block
- Joints between brick and frames
- Façade panels
External mastic in Phantassie: local notes
Phantassie is within about 3 miles of 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. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that.
If you live in an older home near Prestonkirk Parish Church, the joints between older walls, newer extensions and the roofline need a sealant that can move.
Phantassie is about 5 miles west of Dunbar, in East Lothian. For external mastic in and around Phantassie, please email us at info@mrmastic.co.uk for a quick quote. We cover East Lothian from our Crawley base, Phantassie included. Phantassie is one of 48 places in East Lothian where we work. Our Edinburgh page covers work nearby, about 22 miles away.
Work in EH40 is quoted and booked the same way as anywhere else. Streets in the area include Stories Park and Prestonkirk Gardens. We also cover the places around Phantassie: East Linton (1 mile west), Preston (1 mile north), Smeaton (1 mile north), Stenton (3 miles south-east) and Garvald (4 miles south). Larger places within reach include Haddington (6 miles south-west), Dunbar (5 miles east), Tranent (12 miles west), North Berwick (5 miles north-west), Prestonpans (13 miles west) and Cockenzie and Port Seton (12 miles west).
Local landmarks in Phantassie
Typical jobs here are in homes near The Crown & Kitchen pub and the streets around them. Phantassie’s nearest station is East Linton station, about 0.5 miles west of the centre. Other landmarks nearby include Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). The countryside around Phantassie includes Traprain Law.