Edinburgh · Scotland
Mastic man in Edinburgh
We cover Edinburgh for bathroom resealing, window mastic and traditional sand mastic on sash and case windows, tenements and New Town flats.
- 20+ years’ experience
- ARBOMaster approved applicator
- One-year guarantee
Mastic and sealant work in Edinburgh
We cover Edinburgh and the Lothians for all kinds of sealant work: resealing baths, showers and kitchens, replacing mastic around windows and doors, pointing sash and case windows with traditional sand mastic, and sealing joints in hotels, offices and rented flats.
Edinburgh’s buildings are among the most demanding we work on. Stone walls, old timber windows and flats stacked above one another mean the wrong sealant, or a rushed job, causes problems quickly. We take the time to remove old sealant completely, prepare the joint and choose a product that suits the stone and the frame.
Tenements, the New Town and sash and case windows
The Old and New Towns of Edinburgh are a UNESCO World Heritage Site, and the Georgian New Town’s terraces, crescents and squares are some of the finest in Britain. Beyond them, Marchmont, Bruntsfield, Leith and Gorgie are full of Victorian sandstone tenements, where most flats share a stair, a roof and walls with their neighbours.
In a tenement, a leaking bath seal is everyone’s business. Water that gets past a failed bead soaks into the floor and often shows up on the ceiling of the flat below. When we reseal in a tenement flat, we cut out all of the old sealant, dry the joint, fill the bath and reseal with anti-fungal silicone, checking shower trays and corners as we go. Our guide to tenement flat leaks explains how water travels between floors.
Sash and case windows are everywhere in older Edinburgh homes. The joint between the timber box and the stone opening is traditionally pointed with burnt sand mastic, a linseed-based mix that suits stone, and we rake out failed pointing and renew it with sand mastic. Where windows have been replaced, we use a modern sealant suited to both frame and stone. Listed buildings and conservation areas may need consent for changes to the outside, so check with the council if you are unsure.
Haar, east winds and soft Scottish Water
Edinburgh sits on the Firth of Forth, and the haar, a cold sea fog off the North Sea, can roll in over the city, especially in spring and summer. Add east winds and plenty of rain, and external joints around windows stay damp for long spells. A well-bonded, flexible sealant at the right depth keeps that moisture out of the wall. On sandstone we use neutral-cure products, because acetoxy silicone can affect some stone.
Scottish Water supplies Edinburgh, and most of Scotland’s water is soft. That means less limescale than in the South East, but soft water doesn’t stop mould. In a tenement bathroom with poor ventilation, condensation is the main enemy of sealant. Anti-fungal sanitary silicone, a good extractor fan and drying the joint after use make the biggest difference.
Festival lets, hotels and factors
Edinburgh’s hotels, guest houses and short-term lets are busy all year and packed during the August festivals. Bathrooms used by a new guest every few days need sealant that looks clean and holds. We can reseal room by room, and out-of-hours working can be arranged for commercial jobs. The Scottish Government’s guidance on the Repairing Standard, which requires a let home to be wind and water tight, also covers short-term let hosts.
Private landlords in Scotland must be registered and meet the Repairing Standard, and failed window mastic and leaking shower seals are the kind of defect that needs putting right. In a shared building, common repairs are often organised through a property factor, and the Tenements (Scotland) Act 2004 sets default rules for maintaining a tenement where the title deeds are silent. We’re happy to quote for landlords, letting agents and factors as well as homeowners.
How it works
- Call or email. Tell us what needs doing, where it is and anything about access. Photos by email help.
- Get a clear quote. We give you a clear price before any work starts, and agree a date with you.
- Cut out and prepare. All the old sealant comes out, and the joints are cleaned, treated and dried.
- Seal and finish. The right sealant for each joint is applied and tooled to a neat, even finish.
- Cure and guarantee. We tell you when it can be used, and every job has our one-year guarantee.
Our services in Edinburgh
- Bathroom & kitchen resealing: Baths, showers, basins, wet rooms, worktops and sinks: old sealant cut out, mould treated and a new bead of anti-fungal silicone laid.
- Window & door mastic: Cracked or shrunken mastic around window and door frames, sills and patio doors replaced with a weatherproof sealant.
- Commercial & hotel sealant: Hotels, offices, washrooms and welfare areas resealed room by room, with out-of-hours working possible to arrange.
- Remedial sealant & repairs: Failed, botched or over-sealed joints stripped out, the cause found and the joint resealed properly.
- Fire-rated sealant: Fire-rated and intumescent sealant around gaps, frames and service penetrations, to the product’s tested details.
- External & façade joints: Brickwork movement joints, render and cladding joints resealed with backing rod and flexible exterior sealant.
- New-build mastic & snagging: Failed builder sealant in new homes put right, and plot mastic for developers.
- Floor & skirting joints: Skirting-to-floor gaps, tiled floor movement joints and concrete floor joints sealed with the right product.
- Regrouting: Cracked, stained or crumbling grout raked out and replaced, with corners resealed in silicone.
- Glazing & conservatory sealant: Conservatory, rooflight, glass panel and shower screen joints resealed with glazing silicone.
- Gutter, fascia & soffit sealing: Leaking gutter joints, end caps, fascia and soffit joints resealed with exterior sealant.
- Sand mastic for sash & case windows: Traditional burnt sand mastic renewed around sash and case windows and doors in stone and brick.
Why Mr Mastic in Edinburgh
Mr Mastic is based in Crawley, West Sussex, and we cover all of Scotland, Edinburgh included. We have 20+ years’ experience, we’re fully insured and ARBOMaster approved applicators, and we use Arbo and Everbuild sealants. A 4.9-star Google rating from more than 180 five-star reviews, and a one-year guarantee on every job, mean you know what you’re getting.
Around Edinburgh
From the centre, the nearest railway station is Haymarket station. Well-known places nearby include Waverley Mall (0.8 miles north-east), Princess Alexandra Eye Pavilion (less than half a mile east) and Museum of Fire (less than half a mile north-east). Around the centre, our work takes us to homes, rentals and businesses close to Tollcross Primary School, Boroughmuir High School, Edinburgh School of Architecture and Landscape Architecture and St Cuthbert's Church. Green spaces within reach include Salisbury Crags and Dunsapie Loch.
What customers say
Rated 4.9 on Google from 180+ five-star reviews. Read the reviews on Google.
“Called for a bathroom reseal and the mastic man showed up on time with all the right equipment. Brilliant attention to detail. The sealant looks perfect and they kept everything tidy.”
“We had old mastic that needed replacing throughout our kitchen and bathrooms. The mastic man professional was knowledgeable, quoted fairly, and delivered excellent quality work. Highly recommend!”
“Professional mastic man service from start to finish. They assessed the work properly, gave a clear quote, and executed the job perfectly. Very satisfied with the results.”
Neighbourhoods we cover in Edinburgh
Pick your area for local details, or email us at info@mrmastic.co.uk with your postcode.
- Abbeyhill
- Bellevue
- Bonnington
- Broughton
- Buccleuch
- Burgh Muir
- Burghmuirhead
- Canonmills
- Comely Bank
- Dalry
- Dean Village
- Dumbiedykes
- Gayfield
- Gilmerton
- Gracemount
- Greendykes
- Greenhill
- Greenside
- Lauriston
- Leith
- Loanhead
- Lochend
- Mayfield
- Merchiston
- Muirhouse
- Musselburgh
- New Town
- Newhaven
- Newington
- North Leith
- Old Town
- Pilrig
- Powderhall
- Sciennes
- Shandon
- Silvermills
- Slateford
- South Portobello
- Southhouse
- Stockbridge
- The Grange
- Timber Bush
- Trinity
- Warriston
- West Coates
- West End
- West Pilton
- Westfield
Towns near Edinburgh
Questions from Edinburgh
Do you have an office in Edinburgh?
No. We’re based in Crawley and cover all of Scotland, including Edinburgh. Get in touch with your postcode and details of the job, and we’ll give you a clear quote.
Can you do sand mastic on sash and case windows in the New Town?
Yes. We rake out failed pointing and repoint with traditional burnt sand mastic. If the building is listed, check whether consent is needed first.
My bath is leaking into the flat below. What should I do?
Stop using the bath or shower and get the seal checked. We cut out the old sealant, find where water is getting past it and reseal. If the leak is from pipework, we’ll tell you so you can call a plumber.
Is tenement window mastic my job or the factor’s?
Sealant inside your flat is usually yours to look after. Responsibility for windows and other parts depends on your title deeds, so check with your factor or solicitor if you’re unsure.
Do you reseal bathrooms in festival and short-term lets?
Yes. We can work room by room between bookings, and out-of-hours working can be arranged for commercial jobs.
Does Edinburgh’s soft water mean my sealant will last longer?
Soft water means less limescale, but mould is driven by condensation and poor ventilation. Good ventilation and anti-fungal silicone matter more.
Do you work on sandstone?
Yes. We use neutral-cure sealants on stone and clean back to sound surfaces before sealing.
Is the work guaranteed?
Yes. Every job carries our one-year guarantee.