East Lothian · Scotland
Fire-rated sealant in Broxburn, East Lothian
Fire rated sealant across Broxburn and nearby, with every bit of old sealant taken out first.
- Gaps flagged on a fire risk assessment
- Open joints along the top of partitions
- Old fire sealant that has split or come away
Fire rated sealant for homes and businesses in Broxburn
Landlords, managing agents and facilities teams use us for the sealant items on a fire risk assessment. Send us the list or the survey and we’ll quote for the fire-rated sealant work on it. Common call-outs are for open holes round services passing through fire walls and cracked or shrunken fire-rated sealant, across door frames, service penetrations and flats & HMOs.
If you look after holiday lets, a guest house or a community building in or near Broxburn, washroom and kitchen sealant and any fire-rated joints need the same attention as anywhere.
Big or small, you get the same 12-month guarantee.
- Place
- Broxburn (EH42)
- Wider area
- East Lothian
- Guarantee
- 12 months on all our work
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Honest limits
We’ll always be straight with you, so here’s what new sealant will not do:
- Openings too large for sealant, which need batts, boards or another system
- Fire doors that need new seals, closers or hardware
- Issuing a fire rating or certificate for a building
If you’re not sure, just email us at info@mrmastic.co.uk and we will give you a straight answer.
Surfaces we seal
- Pipe & cable gaps
- Flats & HMOs
- Service penetrations
- Plasterboard & masonry
- Linear gaps
- Door frames
Aftercare tips
Good habits help new joints last longer. Our tips:
- Ask which product was used before you paint
- Report cracked or damaged seals as soon as you notice them
- Look in service cupboards and ceiling voids from time to time
- Allow for resealing whenever new services are run
Avoid covering a sealed gap with anything that is not part of the tested detail. If it needs repair, use the same type of product. We can tell you which product we used.
A gap left open in a fire-resisting wall or floor lets smoke spread in ways the building wasn’t designed for. Closing it is generally a straightforward job.
Places near Broxburn
Other services in Broxburn
Work for landlords, hotels and businesses
For anyone letting property in or around Broxburn, several properties can be quoted together. Just tell us the addresses and what each one needs, and photos by email help.
Hotels need rooms back in use, so we plan the work room by room. Hotel work is part of what we do, alongside homes and businesses.
Commercial buildings in Broxburn
For seaside hotels, guest houses and holiday lets around Broxburn, busy months put washrooms and kitchens under pressure, so it’s worth checking the sealant before the busiest weeks. There are hotels and other places to stay in and around Broxburn. For hotels, a room-by-room programme keeps most rooms in use while the work goes on.
For landlords with property near Dunbar station, new cables or pipes through a fire-resisting wall leave a gap that needs the right sealant. For buildings such as Dunbar Collegiate Church, older buildings that have had new heating or wiring often have service gaps worth checking.
Broxburn is about 12 miles east of Haddington, in East Lothian. Across the EH42 area, we cover fire rated sealant for homes and businesses. We cover 48 towns and villages across East Lothian. You can also see our page for Edinburgh, roughly 28 miles from Broxburn.
Our applicators cover all of EH42 for fire rated sealant. Nearby, we also carry out fire rated sealant in Dunbar (1 mile north-west), Spott (2 miles south-west), Belhaven (2 miles north-west), West Barns (2 miles west) and Bielside (2 miles west). Within a short drive, we also cover Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Near you in Broxburn
Broxburn’s nearest station is Dunbar station, about 1.1 miles north-west of the centre. Nearby you will also find Dunbar Town House Museum and Gallery (1.3 miles north-west) and Dunbar Castle (1.5 miles north-west). Open spaces near Broxburn include Doon Hill.
DIY versus a professional finish
A careful DIYer can reseal a simple joint, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
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 fails, we can still redo it.
Broxburn questions
Do you work for landlords with property near Dunbar station?
Yes, rental work is part of what we do. You can send an email to info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before work begins.
Do you take on hotel work around Broxburn?
Yes, hospitality work, including hotels, is part of what we do. Jobs can be programmed room by room, with out-of-hours working possible to arrange.
Can you fill the gap behind a fire door frame?
Yes, if the gap is within the product’s tested range. Our work is the gap around the frame, and we’ll mention anything we notice about the door.
Can you give us a record of the work?
Yes. Locations and products are written up when we finish. Tell us if your assessor needs it in a particular format.
Do you hold any approvals?
Yes. We are approved under the ARBOMaster scheme, the approved applicator scheme for Arbo sealants.
Can you do several jobs on one visit?
Yes, and it often makes sense. Doing several areas at once is usually more efficient, so mention them when you ask for a quote.
Can I use normal mastic around a pipe through a fire wall?
No. Where a fire-rated seal is needed, it has to be a product tested for that use fitted to the maker’s details.
Should I try DIY first?
You can, for simple jobs. The key is preparation: remove all the old material and work on a clean, dry joint. If it doesn’t work out, we can redo it.
What affects the cost of fire rated sealant
We quote each job individually. These are the things that affect it:
- The old material and how stubborn it is
- How many rooms, windows or areas are involved
- The type of sealant required
- How easy the joints are to reach
What it costs depends on the size of the job, how hard the old material is to remove and how easy the joints are to reach. We give a clear quote before we start, so you know where you stand.
Helping us quote
To help us quote quickly, please include:
- How many joints, rooms or windows are involved
- Photos by email, if that is easy
- If it’s domestic, commercial or a hotel
- The problem you’ve noticed
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and email pictures if that is easy.
How it works
A visit follows a simple pattern: we check the joints, mask and protect the surrounding surfaces, do the work and clear up. It normally takes anything from a few hours to several days, depending on how many gaps there are. Somewhere like Broxburn may be a longer drive, and the journey is planned ahead. Mention tracks, gates, ferries or anything else about the route.
- We go through the gaps on your list or survey and check each one’s size and substrate.
- We remove any old or unsuitable filler and clean the gap.
- Backing or fill is fitted where the product’s tested detail calls for it.
- The sealant goes in to the depth its detail sets, then it’s tooled off.
- We record the locations and products used for your records.
Preparing for the visit
- Tell us about access, such as stairs, a lift or high-level joints
- Let us know if you’ve seen damp or leaks
- For indoor joints, keep the area dry beforehand if you can
Get a quote
Want a quote for fire rated sealant? Please drop us a line at info@mrmastic.co.uk and tell us about the job. We’ll explain what we’d do and give you a clear quote before we start.
Read more
Why act early in Broxburn
Fire-rated sealants are less forgiving than ordinary ones. Depth, backing and surface preparation all affect how a seal performs, so we follow the maker’s details on every gap. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water through a failed joint keeps working away until it’s fixed.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, any mould to treat, and whether we need extra access for height. We take all of that into account in your quote.
Why us?
- Any old sealant cut out fully, not covered over
- 4.9 on Google from 180+ five-star reviews
- Sanitary silicone with an anti-fungal additive in wet areas
- Trusted Arbo and Everbuild sealants
Read what affects the cost or what customers say.