West Lothian · Scotland
Fire Rated Sealant in Adambrae
Intumescent and fire-rated sealant around gaps, frames and service penetrations for householders, landlords and businesses in Adambrae. Fully insured, ARBOMaster approved and guaranteed for a year.
- Unsealed gaps around fire door frames
- New service routes left unsealed after building work
- Gaps flagged on a fire risk assessment
Surface by surface
Door frames
Frame gaps are usually hidden behind the architrave. Where it’s open, we seal it to the product’s details for that gap size.
Flats and HMOs
In occupied buildings, we plan the order of work with you. We agree access to each flat and the common parts before any work starts so residents know what to expect.
Fire rated sealant in Adambrae
Fire-rated sealant closes the gaps around pipes, cables and frames where they pass through a fire-resisting wall or floor. Each gap is sealed to the product maker’s tested detail for its size and substrate, and we can record what went where. If you have unsealed gaps where pipes and cables go through a wall and seals cut through by electricians, plumbers or data installers, we can help, whatever the surface.
For a place like Adambrae, the journey and timings are planned in advance, so it can be fitted around bookings or opening times where possible.
You get a one-year guarantee, the same in Adambrae as everywhere else we work.
- Place
- Adambrae (EH54, EH55)
- Region
- West Lothian
- Guarantee
- One year on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Places near Adambrae
Also in Adambrae
Adambrae: your questions answered
Will you come out to Adambrae?
Yes, we do. Our work covers the whole of Scotland, and smaller places are part of that. Longer journeys are simply planned in advance.
Do you work for landlords with property near Livingston South station?
Yes. We work for letting agents and landlords as well as homeowners, and several properties can go on one quote. You can send an email to info@mrmastic.co.uk with the details for a clear quote.
Where are you based?
We work from Crawley. We cover Adambrae and the rest of West Lothian.
Can you quote for more than one area?
Yes, and it often makes sense. Combining jobs makes good use of the visit.
Do you take on fire stopping in schools and offices?
Yes. We regularly work in flats, HMOs, schools and offices while they’re in use. Out-of-hours work can be arranged if that suits the building.
What sealant do you use?
The product depends on the job: anti-fungal sanitary silicone in wet areas, and other sealants where joints move or face the weather. Brands we use include Arbo and Everbuild.
Is intumescent sealant the same as fire-rated sealant?
Fire-rated sealant covers any sealant tested for use in fire stopping. Intumescent types expand when heated, and they’re one option among several. We use whichever the specification and tested details call for.
How do I get a quote for fire rated sealant in Adambrae?
It depends on the job, so we quote each one individually. To get one, drop us a line at info@mrmastic.co.uk and tell us what needs doing and where.
For landlords and businesses
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements and we’ll quote.
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
What we are called out for in Adambrae
Over time, buildings change layout and use. A house turned into flats or an HMO, or an office split into smaller units, brings new walls, new service routes and new gaps.
Signs it’s time to call us include:
- Unsealed gaps around fire door frames
- Gaps flagged on a fire risk assessment
- Seals cut through by electricians, plumbers or data installers
- Gaps where walls meet ceilings or slabs
For buildings such as Livingston Parish Church, older buildings that have had new heating or wiring often have service gaps worth checking.
What your quote should include
- How the joint is cleaned and prepared
- Who does the work, and how experienced they are
- How the colour is chosen
- How long the guarantee is
Why deal with it now?
For some gaps, sealant isn’t the right answer and another system is needed. Large holes, cable bundles and plastic pipes can call for batts, collars or wraps. If a gap isn’t suitable for sealant, we will tell you. In an older home around Adambrae, damp from a failed joint can get into timber and plaster.
The cost reflects the work involved, not a rough estimate. That’s why we ask a few questions first.
What you get with us
- Rated 4.9 stars on Google
- Sanitary silicone with an anti-fungal additive in wet areas
- Quality sealants from Arbo and Everbuild
- 20+ years of sealant experience
Take a look at our cost guide and our reviews.
What happens on the day
Good joint work is mostly preparation, and we don’t rush it. Joints are cleaned back and dried before anything new goes in. All told, the work takes a few hours for a handful of gaps, and longer for a whole building. Outdoor work around Adambrae depends on the weather, as sealant needs a dry surface, so external jobs may need to move if the day turns wet. Work indoors isn’t affected.
- We plan the order of work and access, floor by floor or flat by flat.
- Old, damaged or unsuitable sealant is removed.
- Dust and loose debris are cleaned from each gap.
- We apply and tool the sealant to the product’s tested detail.
- Locations and products are written up and any gaps unsuitable for sealant are flagged.
How to prepare
- Mention any parking rules near the property
- On commercial sites, let us know about site rules
- Clear the area around the work
Get a quote
Getting a quote is simple: let us know what needs doing and where, and roughly how big it is. A few pictures by email make the job easier to understand, and we’ll take it from there.
Related advice
Fire rated sealant around Adambrae
In Scotland, building work comes under the Building (Scotland) Regulations and their technical handbooks. Fire-rated sealant is installed to the manufacturer’s tested details; we don’t certify buildings or carry out fire risk assessments.
For landlords with property near Livingston South station, fire-rated sealant around pipes and cables through walls and floors needs making good whenever new services go through. Managing a site like St. Margaret's Academy? Then fire-stopping around service openings should be restored whenever new services go in.
Adambrae is about 2 miles south of Livingston, in West Lothian. Homes, rented property, offices and hotels in Adambrae is covered for fire rated sealant, old or new, large or small. Every job comes with our one-year guarantee. Adambrae is one of 58 places in West Lothian where we work. For nearby work, see our Edinburgh page.
Every address in EH54 and EH55 is covered for fire rated sealant. You will find streets such as Calder Road, Newpark Road and Adambrae Road. Other places close to Adambrae include Bellsquarry (1 mile south), Dedridge (1 mile north-east), Murieston (1 mile east), Livingston Village (1 mile north) and Polbeth (1 mile south-west). Within a short drive, we also cover Bathgate (5 miles north-west), Linlithgow (8 miles north-west), Whitburn (6 miles west), East Calder (3 miles north-east), Broxburn (5 miles north-east) and Armadale (7 miles west).
Landmarks near Adambrae
Around Adambrae, our work takes us to homes and buildings near The NewYearField pub and Inveralmond Community High School. The nearest railway station is Livingston South station, roughly 1 mile east. Other landmarks nearby include Livingston Designer Outlet (0.8 miles north-east) and Bathgate Castle (4.3 miles west). Not far away are Dechmont Law.
When it isn’t the sealant
Some problems need a builder, plumber or other trade rather than us:
- Deciding what fire stopping a building needs
- Big openings where sealant alone isn’t the tested solution
- Problems with the door itself rather than the gap around the frame
If you’re not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer.
Joints and surfaces we work on
- Flats & HMOs
- Door frames
- Linear gaps
- Service penetrations
- Pipe & cable gaps
- Plasterboard & masonry
Aftercare tips
So the new joints stay in good condition:
- Ask every contractor to reseal any fire stopping they disturb
- Ask which product was used before you paint
- Don’t fill fire-stopping gaps with ordinary foam or silicone
- Store the list of sealed gaps with your building paperwork
Follow the cure time we give you before decorating over the sealant. Some fire-rated sealants can be painted and some can’t and we’ll tell you which one you have.
It’s easiest to seal gaps while they’re few and easy to reach. Over time, more work adds more holes and the job gets bigger.