West Lothian · Scotland
New-build mastic & snagging in Addiewell, West Lothian
Plot mastic for developers and snagging failed sealant in new homes for homeowners, landlords and businesses in Addiewell. Fully insured, ARBOMaster approved and guaranteed for a year.
- Shower seals failing in the first year or two
- Sealant work across a run of new homes
- Messy sealant that spoils new finishes
DIY sealant or a professional job?
If you’re set on DIY, put the effort into preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it does not work out, we can still put it right.
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.
About our new build mastic in Addiewell
Some new-home owners let the house settle before resealing. For small cosmetic gaps, that is reasonable, but a seal that’s letting water through needs doing now. If you have plot mastic for developers ahead of handover and gaps behind new kitchen upstands, we can help, whatever the surface.
Work in a place like Addiewell is planned ahead, journey included. Inside work goes ahead in any weather; outside mastic needs a dry day.
All of our work is guaranteed for twelve months, in Addiewell and everywhere else we cover.
- Location
- Addiewell (EH55)
- Region
- West Lothian
- Guarantee
- One year on every job
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Also near Addiewell
Other services in Addiewell
New homes and floors in Addiewell
Timber frame is common in newer Scottish homes, and as the frame dries and settles, skirting and sealant joints can open up.
Around Addiewell, as everywhere, new build mastic is only as good as the preparation behind it. If you’ve bought a new home near Addiewell station, the sealant around baths, showers and frames is worth checking in the first year or two.
Addiewell is about 4 miles south of Bathgate, in West Lothian. Wherever you are in the EH55 postcode area, our applicators can take on new build mastic. We cover 58 towns and villages across West Lothian, from the larger towns to small villages. For nearby work, see our Edinburgh page (17 miles or so).
We work across EH55 for new build mastic and the streets around it. Streets in the area include Station Road, Station Court and Blackburn Road. Other places close to Addiewell include Addiebrownhill (1 mile south-west), Loganlea (1 mile south-west), Stoneyburn (1 mile west), Bents (1 mile west) and Blackburn (2 miles north). Within a short drive, we also cover Livingston (5 miles north-east), Bathgate (4 miles north), Linlithgow (9 miles north), Whitburn (3 miles west), East Calder (7 miles north-east) and Broxburn (8 miles north-east).
Local landmarks in Addiewell
Addiewell has its own railway station: Addiewell station. Well-known places in the area include Tippethill House Hospital (3.7 miles north-west) and Whitburn Community Museum (3.2 miles north-west). For a walk, there’s Dechmont Law.
Surface by surface
Plot handovers
Good preparation at handover saves snagging later. We clean out building dust before sealing and prime where the product needs it.
Skirting and floors
New homes often develop a gap between skirting and floor. We seal it with a flexible sealant that copes with the movement.
For landlords and businesses
Mouldy or split sealant often shows up at the end of a tenancy. Several properties can be quoted together.
Housing providers, facilities teams and property managers book us too. We can quote a run of properties together, and we are fully insured.
What sealant work cannot fix
To be straight with you, there are a few things sealant won’t fix:
- Baths and trays that move too much for sealant to cope with
- Broken tiles or a split tray
- Deciding who is responsible under a builder’s warranty
Not sure which it is? You can send an email to info@mrmastic.co.uk and we’ll tell you honestly before booking.
Surfaces we seal
- Plot handovers
- Kitchens
- Bathrooms & en suites
- Windows & doors
- Show homes
- Skirting & floors
How to look after the new joints
To keep the joints looking good and working properly:
- Photograph failed sealant before it’s redone
- Check bath and shower seals every few months as the house settles
- Keep water off fresh sealant until it has cured
- Ventilate bathrooms well, especially in the first year
Clean the sealant with a mild detergent and a soft cloth. Avoid abrasive pads and strong solvents as they wear the bead.
Mould takes hold quickly in sealant that has gaps or lifted edges. Resealing before mould gets in saves a harder job later.
The process
On the day, there’s very little for you to do. Show us the job and we’ll take it from there. The work itself takes a few hours for most snagging lists, longer for a run of plots. Somewhere like Addiewell may be a longer drive, and the journey is planned ahead. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- We look at why each joint failed, including any movement.
- Old sealant is cut out and the joints cleaned.
- We make sure the joints are dry and prime them if needed.
- New sealant goes in, with baths filled first so they’re at their heaviest.
- We check every joint and leave you with the cure times.
Getting ready for the visit
- Tell us about any water getting in
- Move anything stored near the joints
- On commercial sites, let us know about site rules
How to get a quote
The more we know about the job, the more useful the quote. Let us know the location, the problem and roughly how many joints.
Advice
FAQs for Addiewell
I let a flat near Addiewell station. Can you help?
Yes, we work for landlords and agents. You can email us at info@mrmastic.co.uk with the address and a few details, and we will give you a fixed price before work begins.
Do you cover smaller places like Addiewell?
Yes, we do. We work across all of Scotland, and smaller places are part of that. Longer journeys are simply planned in advance.
Where is Mr Mastic based?
Our base is in Crawley, and we work across South East England, London and Scotland.
Can I do it myself?
Some simple jobs can be done by a careful DIYer. Most DIY failures come from sealing over old material, wet joints or too much sealant.
Will there be a smell?
There can be a smell while the sealant cures, but it fades. Opening a window helps.
How much does new build mastic cost in Addiewell?
It depends on the job, so we quote each one individually. To get one, send an email to info@mrmastic.co.uk with a short description of the job.
Can you quote for more than one area?
Yes. Several rooms, windows or areas can go on one quote.
Are you fully insured?
Yes. Full insurance covers our work, and we can confirm the details when we quote.
What happens if it’s left?
A failed shower or bath seal in a new home lets water into floors and walls that are still drying out. Dealing with it early keeps the damage away from ceilings, floors and finishes. In an older home around Addiewell, damp from a failed joint can get into timber and plaster.
No two jobs are quite the same, so each one gets its own quote. Size, access and the product the joint needs all play a part, and we’ll explain the quote if you ask.
Why us?
- Over 20 years’ experience
- A 12-month guarantee on all work
- An ARBOMaster approved applicator
- Tidy, careful work
See our cost guide or our reviews.