East Lothian · Scotland
Floor & skirting joints in Broxburn, East Lothian
Sealing skirting-to-floor joints, tiled floor movement joints and concrete floor joints for homes and businesses in Broxburn and across East Lothian. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Grout used at the floor edge instead of sealant
- Gaps between floors and kitchen plinths
- Threshold joints that have opened or worn
The process
Good joint work is mostly preparation, so that’s where we spend the time. Joints are cleaned back and dried before anything new goes in. All told, the work takes a few hours for most rooms, longer for large commercial floors. For a place like Broxburn, longer drives are planned in advance. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- First we check the joint and the floor and agree which sealant suits it.
- 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.
- We tool the joint neatly and tell you when it can be walked on and cleaned.
How to prepare
- On commercial sites, let us know about site rules
- Move anything stored near the joints
- Tell us about access, such as stairs, a lift or high-level joints
Ask for a quote
Every job is quoted individually, so start by telling us what you need. Simply drop us a line at info@mrmastic.co.uk and describe the job, and pictures are welcome.
Related advice
Floor joint sealing for homes and businesses in Broxburn
Painted skirting can be sealed with a flexible product that can be painted over. For bathrooms and kitchens, silicone is generally the better choice, which isn’t made to be painted. Typical jobs include open joints that fill with dirt and open joints around bathroom floor edges, on concrete floor joints, tiled floors and wet room & bathroom floors.
New homes in smaller Scottish places are often single plots, self-builds or small developments. Each needs its sealant and floor joints finished as carefully as on a big site.
You get a one-year guarantee, the same in Broxburn as everywhere else we work.
- Place
- Broxburn (EH42)
- Region
- East Lothian
- Cover
- One year on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
What affects the cost of floor joint sealing
Every job gets its own quote. This is what makes a difference:
- Which sealant suits the joint
- The number and length of the joints
- How easy the joints are to reach
- How much old sealant there is and how hard it is to remove
Every job is a little different, so each one gets its own quote. The number of joints, how easy they are to reach and the sealant needed all make a difference, and we will explain the quote if you ask.
Asking for a quote
Photos by email are helpful but not essential. Please mention:
- Whether it has been sealed before
- What’s wrong with the joints now
- Whether it’s a home or a business
- Where the property is
If you’re in Broxburn and need floor joint sealing, send an email to info@mrmastic.co.uk. Tell us what the problem is and where, and you’ll get a clear quote before any work starts.
Also near Broxburn
What else we do in Broxburn
Can I do it myself?
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is chosen for how the joint moves and where it is, then guaranteed for a year.
Not every job suits DIY: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
Questions from Broxburn
Is Broxburn within the area you cover?
Yes, we do. We work across all of Scotland, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Is Broxburn in your area for floor joint sealing?
Yes, Broxburn is within the area we cover. Our work covers the whole of Scotland. You can send an email to info@mrmastic.co.uk and let us know what needs doing.
Do you guarantee your work?
Yes, for a year. If anything isn’t right with the work within the year, let us know and we will sort it.
Can sealant along the skirting be painted?
If you tell us beforehand, yes. We use a paintable flexible sealant on joints you plan to paint and wet areas get silicone.
What sealant do you use?
We choose the sealant for the joint, not the other way round. Where it moves, gets wet or faces the weather makes a difference, and we will tell you what we are using.
Where is Mr Mastic based?
We work from Crawley. Our applicators cover Broxburn, along with the rest of our area.
Will there be a smell?
Sometimes, a little. Any smell clears as the sealant cures.
Can new sealant go over the old?
No, because it fails. The old sealant always comes out first.
Common problems we fix in Broxburn
When a tiled floor has no movement joints, the grout takes the strain. You will see a crack running along the grout, showing where a movement joint was needed.
Look out for any of the following:
- Caulk that has cracked where the floor moves
- Concrete floor joints that have broken down
- Gaps opening between the floor and skirting
- Grout used at the floor edge instead of sealant
If you let a flat or house near Dunbar station, a tidy floor and skirting joint helps a rental look ready for the next tenant.
What your quote should include
- How the joint is cleaned and prepared
- What insurance they hold
- Who does the work, and how experienced they are
- What happens if they find a problem under the old sealant
Looking after it afterwards
How long the joints last depends on use and care. Here’s what we suggest:
- Look at floor joints each spring
- Keep caulk for dry, still joints only
- Check the sealant is paintable before decorating
- Lift furniture rather than dragging it across joints
Keep heavy traffic off resealed concrete joints for the cure time we give you. Mark the area off so drivers avoid it.
A tiled floor that cracks along a line will keep cracking until it can move. A flexible joint added early helps protect the tiles themselves.
What floor joint sealing looks like in Broxburn
Many new homes in Scotland are timber-framed, so skirting and sealant joints can open up as the building settles. Across East Lothian, floors range from older suspended timber floors to concrete slabs in newer homes and commercial units, and each moves in its own way. The joint at the skirting or threshold has to allow for that.
Community buildings like Dunbar Collegiate Church are part of the picture too: floor and skirting joints in halls and kitchens wear like any others.
Broxburn is about 12 miles east of Haddington, in East Lothian. Broxburn gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. 48 places in East Lothian are on our list, large and small. You can also see our page for Edinburgh, about 28 miles away.
Jobs for floor joint sealing in EH42 works the same way as everywhere else we cover. If you are just outside Broxburn, we cover 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). Larger places within reach include Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Landmarks near Broxburn
The closest station to Broxburn is Dunbar station, roughly 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). Green spaces nearby include Doon Hill.
When something else is needed
It helps to know what we cannot do too:
- A tiled floor that needs relaying
- Water getting under the tiles from elsewhere
- Large cracks that need a surveyor
If in doubt, send an email to info@mrmastic.co.uk and we will say what we think.
Surfaces we seal
- Concrete floor joints
- Tiled floors
- Thresholds
- Commercial floors
- Skirting boards
- Wet room & bathroom floors
What the job involves on each surface
Wet room and bathroom floors
In a wet room, the floor-to-wall joint is a key line of defence. We reseal it with a flexible silicone suited to wet areas, and we’ll tell you if the leak seems to come from elsewhere.
Tiled floors
When grout cracks along a straight line, the floor is telling you it needs to move. That line is converted to a flexible joint if it’s in the right place.