East Lothian · Scotland
Smeaton External Mastic
Problem with your movement joints in Smeaton? We cut out the old, prepare the joints and apply the right sealant, with a 12-month guarantee.
- Gaps where render, brick and frames meet
- Water getting into walls through failed joints
- Leaking joints around cladding and façade panels
How we handle external mastic in Smeaton
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. We are often asked to deal with water getting into walls through failed joints and moss and dirt in joints with no sealant left, on brickwork movement joints, concrete & block and copings & trims.
Stone walls need a stone-friendly sealant, as acetoxy products can attack some stone. Newer houses need their movement joints and roofline trims kept sound.
The work is covered for a year after we finish. If anything is not right with it, drop us a line at info@mrmastic.co.uk.
- Where
- Smeaton (EH40)
- Wider area
- East Lothian
- Cover
- One year on every job
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
DIY sealant or a professional job?
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.
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it does not work out, we can still put it right.
Walls and rooflines in Smeaton
Smeaton 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 joints where harling meets other materials need a sealant that can grip and flex.
Homes close to Prestonkirk Parish Church include some older properties, and an extension built onto an older house moves differently, and the joint between them takes the strain. If you let a flat or house near East Linton station, outside joints that have cracked can let damp into a rental, so check them between lets.
Smeaton is about 5 miles south-east of North Berwick, in East Lothian. Anywhere in EH40, we cover external mastic for homes and businesses. Our East Lothian coverage runs to 48 places, Smeaton among them. Our Edinburgh page covers work nearby.
Here we cover the EH40 postcode area for external mastic. If you’re just outside Smeaton, we cover Preston (1 mile south-east), Phantassie (1 mile south), East Linton (1 mile south), Stenton (3 miles south-east) and Garvald (5 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 Smeaton
In Smeaton, that means homes and buildings near The Crown & Kitchen pub. The closest station to Smeaton is East Linton station, about 0.9 miles south-west. A little further out are National Museum of Flight (2.5 miles west) and Hailes Castle (2.2 miles south-west). Open spaces near Smeaton include Traprain Law.
Your questions about external mastic in Smeaton
Does living near the coast affect external mastic in Smeaton?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. The right product, a clean joint and the right depth all help it cope.
Do you work for landlords with property near East Linton station?
Yes, we work for landlords and letting agents. Just email us at info@mrmastic.co.uk and tell us about the property, and we will send you a clear quote.
Can you work on commercial sites?
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.
Will there be a smell?
It depends on the product. Some products have a noticeable smell, others very little, and any smell fades as they cure.
What is a movement joint?
A vertical gap in a long brick wall is normally a movement joint. It lets the bricks expand without cracking, and it should be sealed with a flexible sealant.
Do you have insurance?
Yes, we are fully insured.
What do you put in the joint?
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 I add another job to the visit?
Yes. Several rooms, windows or areas can go on one quote.
What the job involves on each surface
Brickwork movement joints
Clay brickwork grows slightly over its life and moves with the weather. The movement joint takes that up, so the sealant in it must stay soft and stretchy.
Concrete and blockwork
Concrete and block walls shrink as they dry and move with temperature. We reseal their joints with backing rod and a flexible product.
Why it’s worth doing now in Smeaton
Done well, a resealed joint is a neat, straight line that suits the wall. A hurried job with smeared edges and no backing looks worse and fails sooner so it’s worth doing right. In a place like Smeaton, small leaks are easy to put off, but water through a failed joint keeps working away until it’s fixed.
Leaving a failed joint normally makes the job bigger, not smaller, because water and mould keep working on it. If you are unsure, email us at info@mrmastic.co.uk for an honest opinion and a quote.
Why Smeaton clients choose us
- We agree the colour with you first
- Neat joints and a tidy finish
- 20+ years of sealant experience
- 12-month guarantee on every job
What we do, step by step
You don’t need to clear the whole room or building before we come, only the area right around the joints. We protect the rest, and the job takes anything from a few hours to several days, depending on the building for a typical job. For a place like Smeaton, longer drives are planned in advance. Mention tracks, gates, ferries or anything else about the route.
- Each joint is checked and the colour of the new sealant agreed.
- Failed sealant is removed back to clean, sound faces.
- Closed-cell backing rod is pushed in so the sealant bonds to two sides only.
- Primer is applied wherever the sealant needs it.
- A low-modulus exterior sealant is gunned in and tooled to a neat finish.
How to prepare
- Mention any sign-in or site rules at work premises
- Tell us about access, such as stairs, a lift or high-level joints
- Let us know about parking restrictions
Ask for a quote
Getting a quote is simple: let us know what needs doing and where and its rough size. A few photos by email make the job easier to understand, and we’ll come back to you with a quote.
Read more
Aftercare tips
Aftercare is simple:
- Get split or bare joints resealed while the damage is small
- Ask before painting over external sealant
- Tell anyone working on the walls about the movement joints
- Wash walls gently around the sealant
Do not let soil, plants or ivy build up against the new joints. Damp material against the sealant shortens its life.
Leaks behind façade panels and render often go unseen. When it finally shows inside, the joint may have been open for years, so it’s worth resealing at the first signs.
Quotes for external mastic in Smeaton
The quote reflects the job in front of us. We take into account:
- Which sealant suits the joint
- The old material and how stubborn it is
- Mould in or behind the old joints
- How easy the joints are to reach
A few things move the cost up or down: how much old sealant there is and how stubborn it is, whether mould needs treating, and whether the work is at height. Your quote takes all of that into account.
What to tell us for a quote
The more you tell us, the more accurate the quote. When you get in contact, it helps to mention:
- Roughly how big the job is
- Any previous sealing or DIY work
- The type of property
- The problem you’ve noticed
We do not publish a price list, as no two jobs are quite the same. Instead, your job gets its own clear quote. To arrange one, email us at info@mrmastic.co.uk.
Landlord and commercial work in Smeaton
Housing providers, facilities teams and property managers book us too in Smeaton and across East Lothian. We can quote a run of properties together.
Mouldy or split sealant often shows up at the end of a tenancy, and it’s quick to put right between tenancies. We can quote for more than one property at once.