West Lothian · Scotland
Bents Floor Joint Sealing
Floor joint sealing in Bents from a team with over 20 years’ experience. Rated 4.9 on Google from 180+ five-star reviews.
- Skirting caulk that keeps splitting
- Open joints around bathroom floor edges
- Gaps at thresholds between rooms
Bents: your questions answered
Can you do floor joint sealing in Bents?
Yes. Our work covers the whole of Scotland, and Bents is part of that. Just send an email to info@mrmastic.co.uk with a few details of the job, and we will give you a clear quote.
I let a flat near Addiewell station. Can you help?
Yes, rental work is part of what we do. Just email us at info@mrmastic.co.uk and tell us about the property, and we will give you a clear price.
Are you ARBOMaster approved?
Yes. We hold ARBOMaster approved applicator status, and we’re fully insured.
Why has a gap opened under my skirting?
It’s normally the floor moving: heating drying the timber, or a filler that is too rigid. A flexible bead keeps up with the movement.
How do I get a quote for floor joint sealing in Bents?
It depends on the job, so we quote each one individually. To get one, email us at info@mrmastic.co.uk and tell us what needs doing and where.
Does someone need to be in?
It depends on the job. For work indoors, someone needs to let us in, and for outside work we will agree access with you when we book.
Is there a guarantee?
Yes. Each job is guaranteed for twelve months, large or small.
What should I tell you?
A short description and the location, with pictures by email if possible. We’ll ask anything else we need to know.
Floor joint sealing for homes and businesses in Bents
Tiled floors can crack along the grout when there’s no room for movement. Where one is needed, we rake out the grout along the right line and replace it with flexible sealant. If you’re dealing with open joints that fill with dirt and perimeter joints in tiled floors filled with grout, we can help, on thresholds, skirting boards and wet room & bathroom floors alike.
Around smaller Scottish places like Bents, new homes tend to be single plots or small developments. They need their sealant and floor joints finished just as carefully as on a big site.
Every job comes with a 12-month guarantee, wherever you are in West Lothian.
- Location
- Bents (EH47)
- Wider area
- West Lothian
- Guarantee
- One year on every job
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What happens on the day
The work is kept neat and contained to the joints we are treating, so you can get on with your day. Expect the work to take a few hours, depending on the length of joint. For a place like Bents, longer drives are planned in advance. Mention tracks, gates, ferries or anything else about the route.
- We look at the gap and the floor type and agree the right sealant.
- Whatever is in the joint now, whether caulk, grout or sealant, comes out.
- The joint is vacuumed clean, with backing fitted wherever depth matters.
- We apply a flexible sealant, or a floor-joint product on concrete, in a suitable colour.
- Finally we tool it smooth and explain when the floor can be used and cleaned.
Getting ready for the visit
- Where the joints are inside, avoid wetting them before we arrive
- Keep pets and children clear of the area while we work
- Let us know if you’ve seen damp or leaks
Getting a quote
For a quote, send an email to info@mrmastic.co.uk and tell us where the job is and what the problem looks like. We’ll send you a clear quote before any work starts.
Related advice
What happens if it’s left?
Putting new grout into a crack that keeps reappearing does not last. The movement is still there, so the grout fails again. Replacing that line with flexible sealant gives it somewhere to go. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water behind a failed seal does the most damage when nobody’s watching.
The cost depends on how much there is to do, how much old material has to come out and how easy the joints are to reach. You will have a clear quote before any work starts, so you know where you stand.
What you get with us
- Any old sealant cut out fully, not covered over
- We leave the area clean and tidy
- Colour agreed with you before work begins
- Homes, businesses and hotels
Take a look at what affects the cost or our reviews.
What we can’t put right
It helps to know what we cannot do:
- Loose, hollow or cracked tiles, which need a tiler
- Structural movement or subsidence
- Leaks from a failed tanking system
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think.
What we seal
- Wet room & bathroom floors
- Thresholds
- Commercial floors
- Concrete floor joints
- Tiled floors
- Skirting boards
Towns and villages near Bents
Other services in Bents
How to look after the new joints
No joint lasts for ever, but care makes a real difference. Our tips:
- Keep caulk for dry, still joints only
- Sweep along the edges of the floor
- Walk round the room once a year and look at the edges
- Check the sealant is paintable before decorating
In commercial units, keep pallet trucks and heavy wheels off new joints until they’ve cured. Mark the area off so drivers avoid it until it’s ready.
Once concrete joint edges start to break, wheels make it worse. Early resealing helps keep the joint intact and the surface smoother.
What affects the cost of floor joint sealing
Every job gets its own quote. This is what makes a difference:
- The number of rooms or windows
- Whether old sealant or filler has to be cut out
- How much there is to do
- The type of sealant required
Rather than a set price list, we look at what your job involves: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
Helping us quote
To help us quote quickly, please include:
- Photos by email, if that is easy
- How many joints, rooms or windows are involved
- Whether it has been sealed before
- What’s wrong with the joints now
The more we know about the job, the more useful the quote. Tell us where the job is, what’s wrong and how much there is.
Joints and finishes in Bents homes
Floors around West Lothian run from suspended timber in older homes to concrete in newer houses and units, and each moves in its own way. That’s why the skirting and threshold joints need a flexible seal. Many new homes in Scotland are timber-framed, so skirting and sealant joints can open up as the building settles.
In and around Bents, as anywhere, good floor joint sealing starts with a clean, dry, properly prepared joint. Rented homes near Addiewell station change hands often, and a tidy floor and skirting joint helps a rental look ready for the next tenant.
Bents is about 4 miles south of Bathgate, in West Lothian. We carry out floor joint sealing for homes and businesses in Bents and nearby. 58 places in West Lothian are on our list. Edinburgh is on our list too, around 18 miles away.
We cover every part of EH47 for floor joint sealing. Floor joint sealing is available to properties on Main Street, Meadow Drive and Knowe Park Road. We also cover the places around Bents: Stoneyburn (1 mile north-east), Loganlea (1 mile east), Addiebrownhill (1 mile east), Breich (1 mile south-west) and Addiewell (1 mile east). Further out, we also cover Livingston (6 miles north-east), Bathgate (4 miles north), Linlithgow (9 miles north), East Calder (8 miles north-east), Broxburn (9 miles north-east) and Armadale (4 miles north-west).
Local landmarks in Bents
The nearest railway station is Addiewell station, roughly 1.4 miles east of the centre. Other landmarks nearby include Bathgate Castle (3.6 miles north) and Tippethill House Hospital (2.9 miles north-west).
DIY versus a professional finish
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.
Sealing over old silicone is the commonest DIY error. New silicone won’t bond to old, so it peels away and traps moisture behind it. Everything old must be removed first.
What the job involves on each surface
Wet room and bathroom floors
Bathroom floor edges get wet at every clean. A neat silicone joint keeps it out.
Skirting boards
Skirting pulls away from the floor as floors shrink and settle. A flexible sealant closes the gap without cracking in a colour to suit.