West Lothian · Scotland
Livingston Floor Joint Sealing
Professional floor joint sealing in and around Livingston, with every bit of old sealant taken out first.
- Cracked grout where a tiled floor needs a movement joint
- Gaps at thresholds between rooms
- Gaps between floors and kitchen plinths
Common questions in Livingston
Is there a guarantee on floor joint sealing in Livingston?
All our work, in Livingston and everywhere else, comes with a 12-month guarantee. We are fully insured, and an ARBOMaster approved applicator.
Is Livingston in your area for floor joint sealing?
Yes. Our work covers the whole of Scotland, and Livingston is part of that. Just email us at info@mrmastic.co.uk with a few details of the job.
Is caulk good enough for skirting?
Caulk is fine for dry joints that don’t move, but it splits where the joint moves or gets wet. We use a flexible sealant for most skirting and floor joints.
Can I add another job to the visit?
Yes. Several rooms, windows or areas can go on one quote.
How long does floor joint sealing take?
That depends on the amount of work, but as a guide it takes a few hours, depending on the length of joint. We will give you a better idea when we quote.
Can you seal where the floor meets the bath panel?
Yes. The old joint comes out and a flexible silicone replaces it in a colour to suit.
What does floor joint sealing cost?
It depends on the job, so we quote each one individually. For a quick quote, drop us a line at info@mrmastic.co.uk with a short description of the job.
Where is Mr Mastic based?
Our base is Crawley, with over 20 years’ experience. Our area covers South East England, London and Scotland.
Floor joint sealing for homes and businesses in Livingston
Floors move, and the joint where they meet a wall, skirting, threshold or another floor has to move with them. We seal skirting gaps, tiled floor movement joints and concrete floor joints. Common call-outs are for gaps between floors and kitchen plinths and skirting caulk that keeps splitting, across skirting boards, concrete floor joints and commercial floors.
In a town like Livingston, older streets sit alongside newer estates. Newer homes need snagging; older ones need their joints renewing.
Your job is guaranteed for a year, as with all our work.
- Location
- Livingston (EH54, EH53)
- Wider area
- West Lothian
- Cover
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
More services for Livingston
New homes and floors in Livingston
Timber frame is common in newer Scottish homes, so skirting and sealant joints can open up as the building settles. Across West 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 St Andrew's Church are part of the picture too: joints in its floors, skirtings and thresholds need resealing as they wear. Letting a property close to Livingston North station? Then open skirting and floor joints collect dirt and water, so seal them while the property is empty.
Livingston is about 13 miles west of Edinburgh, in West Lothian. Jobs in Livingston get the same care as everywhere else we work: old sealant removed completely, careful preparation and a 12-month guarantee. 58 places in West Lothian are on our list, from the larger towns to small villages. We also work in Edinburgh, about 13 miles from Livingston.
Postcode districts we cover here for floor joint sealing: EH54 and EH53. If you need floor joint sealing at a property on Main Street, Owen Square and Beveridge Square or a nearby road, we can help. Being close to the A71 and A89, Livingston is simple for us to get to. Neighbouring places we cover for floor joint sealing include Howden (1 mile south), Ladywell (1 mile north-west), Livingston Village (1 mile south-west), Eliburn (1 mile west) and Dedridge (1 mile south). Within a short drive, we also cover Bathgate (5 miles west), Linlithgow (7 miles north-west), Whitburn (7 miles west), East Calder (3 miles east), Broxburn (3 miles north-east) and Armadale (7 miles west). As one of the bigger places in West Lothian, Livingston has every kind of property, from flats to offices.
Landmarks near Livingston
We work in homes and buildings around St. Margaret's Academy and The NewYearField pub, among other places. For rail, the closest station is Livingston North station, about 1.1 miles north-west. Other landmarks nearby include Almond Valley Heritage Centre (1.3 miles south-west) and St John's Hospital (under half a mile south-west). Open spaces near Livingston include Dechmont Law.
What sealant work cannot fix
A few problems are outside what sealant work can do:
- Large cracks that need a surveyor
- Failed waterproofing under a wet room floor
- A tiled floor that needs relaying
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think before booking.
Joints and surfaces we work on
- Tiled floors
- Commercial floors
- Skirting boards
- Concrete floor joints
- Thresholds
- Wet room & bathroom floors
Can I do it myself?
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
The difference is mostly in the preparation and the product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, and the work is guaranteed for a year.
Leave it or put it right?
Dirt builds up in open joints. A neat sealed joint is easier to clean. For landlords in Livingston, damp and leaks can fall under the Repairing Standard. Sorting failed joints early is easier than dealing with a tenant’s complaint.
Commercial jobs are quoted on the same basis as homes: how much there is to do, how we reach it and what it needs. Ask us for a quote and we will explain what it covers.
What you get with us
- Colour picked to suit the job
- White, clear, grey or coloured to suit, where the product allows
- We leave the area clean and tidy
- Arbo and Everbuild products
See our cost guide or customer reviews.
How it works
Before we leave, we go over the finished joints with you and tell you how long to leave it. The visit itself normally takes a morning or an afternoon for most homes, depending on the amount of work. For a job in Livingston, tell us where the work is, how to get in and where to park. Outside work depends on the weather, as sealant needs a dry surface.
- First, the floor type, the gap and the traffic are checked.
- We remove what’s in the joint now.
- The joint is vacuumed clean and backing fitted where needed.
- The chosen sealant goes in, coloured to suit the floor.
- The joint is tooled neatly and the cure time explained.
Getting ready for the visit
- Let us know if you’ve seen damp or leaks
- Mention if the joints have been sealed before
- Keep children and pets away from the work area
Getting a quote
Call for a quick quote, or email us if that’s easier. Tell us about the joints that need doing and we will talk you through the work before giving you a price.
Read more
How to look after the new joints
A little care helps the new joints last. We recommend:
- Look at floor joints each spring
- Vacuum floor joints regularly to stop grit building up
- Have a cracking tiled floor checked before tiles break
- Keep heavy wheels off new concrete joints until cured
In commercial units, keep pallet trucks and heavy wheels off new joints until they’ve cured. Mark the area off so drivers avoid it.
Small gaps are quick to seal. Ignored, they fill with dirt and open further over time.
What affects the cost of floor joint sealing
Your quote is based on your job. We look at:
- How much there is to do
- The product the joint needs
- Any mould that needs treating
- Working hours on commercial sites
Combining jobs into one visit is usually more efficient than separate visits. You’ll get one clear quote for the whole job.
Asking for a quote
When you contact us, it’s useful to know:
- Photos by email, if that is easy
- The type of property
- Where the property is
- How we’d reach the joints
For a quote, email us at info@mrmastic.co.uk and tell us where the job is and what the problem looks like. You will have a clear quote before any work starts.
Signs you need floor joint sealing in Livingston
Some floors were never given a perimeter gap or movement joint. It pushes against the walls and skirting as it expands and joints fail.
The problems people generally mention when they call are:
- Dirt and water collecting in open floor joints
- Open gaps along the bottom of skirting boards
- Caulk that has cracked where the floor moves
- Open joints around bathroom floor edges
If you look after a building such as Inveralmond Community High School, entrance and corridor floor joints take a lot of traffic.
What to look for in a quote
- Is VAT in the price?
- Is the old sealant removed completely?
- Which colour the sealant will be
- Who does the work, and how experienced they are