West Lothian · Scotland
Glazing & conservatory sealant in Broxburn, West Lothian
Problem with your glazing joints in Broxburn? We cut out the old, prepare the joints and apply the right sealant, with a one-year guarantee.
- Leaking glazing joints on a rooflight
- New silicone smeared over old sealant
- Water running down inside the glass
DIY versus a professional finish
If you’ve already had a go yourself, that is fine. We remove it and do the joint properly, so tell us about it when you ask for a quote.
Some jobs are best left to a professional: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
How we handle glazing silicone in Broxburn
Our work covers conservatory joints, rooflights and glass panels plus shower screens and the bases of glass balustrades. The old sealant comes out, the joint is cleaned and new silicone goes in. We work on rooflights, glass-to-frame joints and shower screens, and common reasons people get in touch are split or lifting silicone on glass and water tracking down the inner face of the glass.
Older stone-built homes in Scotland often have sash and case or timber windows set in stone. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
The work is guaranteed for twelve months. If something isn’t right with it in that time, tell us and we’ll put it right.
- Place
- Broxburn (EH52)
- Region
- West Lothian
- Guarantee
- A year, on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
When something else is needed
In fairness, there are a few things sealant will not fix:
- Misting between the panes of a double-glazed unit (a failed unit for a glazier)
- Failed flashing around a conservatory
- Frames that have decayed or split
Not sure which it is? You can drop us a line at info@mrmastic.co.uk and we’ll tell you honestly.
Joints and surfaces we work on
- Conservatory frames
- Glass-to-frame joints
- Glass balustrade bases
- Rooflights
- Glass-to-glass joints
- Shower screens
How the visit works
Most of a good job is in the preparation, so that’s where we spend the time. Joints are cleaned back and dried before anything new goes in. In total, it generally takes anything from an hour or two to most of a day, depending on the size of the job. Outdoor work around Broxburn depends on the weather, as sealant needs a dry surface, so external jobs may need to move if the day turns wet. Indoor work goes ahead whatever the weather.
- First, we check where the water gets in.
- The failed silicone is cut out without marking the glass or frame.
- We clean the glass and frame so the new silicone bonds.
- A neutral-cure glazing silicone is applied and tooled.
- Each joint is checked and, where possible, water-tested.
How to prepare
- Mention any parking rules near the property
- Where the joints are inside, avoid wetting them before we arrive
- Let us know about earlier repairs to the joints
Get a quote
Asking for a quote is easy: let us know the job and the location, and roughly how big it is. Photos by email help us understand the job, and we’ll take it from there.
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Towns and villages near Broxburn
More services for Broxburn
What we are called out for in Broxburn
Glass and frames expand and contract with the temperature, and they don’t move by the same amount. In time, the sealant splits or pulls away.
Look out for these signs:
- Glazing silicone that has cracked or come away
- Failed sealant around rooflight glass
- Mouldy sealant around glass panels
- Leaks from the base of a shower screen
Howden House, about 3.2 miles south-west, is one of the historic houses in the wider area around Broxburn.
Before booking anyone
- Whether all the old sealant comes out first
- How hidden problems are handled
- How the joint is cleaned and prepared
- Is VAT in the price?
Why deal with it now?
Replacing windows or a shower screen is not needed for a failed joint. Sound glass and frames normally just need resealing, and we will tell you if that’s not the case. Exposed walls in smaller Scottish places take a lot of wind and rain, and once water gets behind a failed joint, damp in stone or harled walls is slow to dry out.
A failed joint rarely gets cheaper to fix by waiting, because water and mould keep working on it. If you’re unsure, send an email to info@mrmastic.co.uk for an honest opinion and a quote.
What you get with us
- A choice of colours where the product allows
- Sanitary silicone with an anti-fungal additive in wet areas
- Homes, businesses and hotels
- 20+ years of sealant experience
Take a look at how sealant jobs are priced and what customers say.
Questions from Broxburn
Is Broxburn in your area for glazing silicone?
Yes. We work across all of Scotland, and Broxburn is part of that. Just email us at info@mrmastic.co.uk with a few details of the job, and we’ll give you a clear quote.
Can you help a landlord with a rental near Uphall station?
Yes, we work for landlords and letting agents. 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 any work starts.
Can you replace a misted double-glazed unit?
No. A misted unit has failed inside, and a glazier needs to replace it.
Can you match the sealant colour?
Yes. White, clear and grey are common, and other colours are available, and we will agree it with you first.
Do you hold any approvals?
Yes. Mr Mastic is an ARBOMaster approved applicator and we’re fully insured too.
Can you work on commercial sites?
Yes. Commercial and hotel work is a large part of what we do. We can talk about working times when we quote.
How long does the job take?
A typical job takes a few hours, depending on how many joints need doing. Your quote will say how long we expect yours to take.
What does glazing silicone cost?
The cost depends on the size of the job, access and how much old sealant has to come out. Ask us for a quote.
Landlord and commercial work in Broxburn
A neglected joint can let water reach the structure, which matters even more when someone else lives there. Resealing at the right time is simple maintenance that we can handle for you.
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements and we will give you a quote.
What the job involves on each surface
Shower screens
Black or peeling silicone on a screen lets water out. Cutting it out and resealing fixes it.
Glass balustrade bases
Outdoor balustrade joints face the weather. A sound sealant joint keeps them tidy and dry.
Broxburn homes and the weather
Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and sound outside sealant is part of that. With historic houses such as Howden House (about 3.2 miles south-west) nearby, there’s older building stock in the area around Broxburn as well as newer homes. Where a home is older, older timber frames in brick or stone need a different approach from a modern uPVC window.
For site and facilities teams at buildings such as Our Lady's High School, its window and door frames need their mastic kept sound, just like a home’s. Rented homes near Uphall station change hands often, and a shower screen or conservatory joint that leaks is easier to reseal while the property is empty.
Broxburn is about 3 miles north-east of Livingston, in West Lothian. Broxburn gets the same service as everywhere we cover: old sealant removed completely, careful preparation and a one-year guarantee. Across West Lothian, we cover 58 places, and Broxburn is one of them. You can also see our page for Edinburgh, about 11 miles away.
Every address in EH52 is covered for glazing silicone, from the main roads to the quietest streets. If you need glazing silicone at a property on West Main Street, Station Road and East Main Street or a nearby road, we can help. You’ll find Broxburn on the A89 and A899, which makes it straightforward to reach with everything needed for glazing silicone. If you are just outside Broxburn, we cover Winchburgh (2 miles north), Pumpherston (2 miles south), Auldcathie (2 miles north), West Clifton (2 miles south-east) and Calderwood (3 miles south-east). Larger places within reach include Livingston (3 miles south-west), Bathgate (7 miles west), Linlithgow (6 miles north-west), Whitburn (9 miles south-west), East Calder (3 miles south) and Armadale (9 miles west). Broxburn is one of the larger places we cover in West Lothian.
Around Broxburn
The closest station to Broxburn is Uphall station, roughly 1.4 miles south-west of the centre. Nearby you’ll also find The Centre (3.8 miles south) and Broxburn Community Museum (under half a mile south-west). Green spaces nearby include Dundas Loch and Dechmont Law.