West Lothian · Scotland
Regrouting in Armadale, West Lothian
We cover Armadale for raking out old, cracked or stained grout and regrouting tiled walls and floors. Old material cut out, joints cleaned and sealed neatly and every job guaranteed for a year.
- Dirty, worn grout on a tiled floor
- Grout that is cracking and breaking up
- Corners filled with grout instead of silicone
Why act early in Armadale
With regrouting, your tiles stay where they are. Retiling is a much bigger job: stripping, making good, new tiles and new grout, and the room is out of use for longer. When the tiles are fine, it’s the sensible first step. In a place like Armadale, small leaks are easy to put off, but water behind a failed seal does the most damage when nobody’s watching.
A few things move the cost up or down: how much old sealant there is and how stubborn it is, whether mould needs treating, and whether we need extra access for height. We take all of that into account in your quote.
Why us?
- 180+ five-star Google reviews
- Over 20 years’ experience
- Trusted Arbo and Everbuild sealants
- Any old sealant cut out fully, not covered over
Read what affects the cost or what customers say.
About our regrouting in Armadale
Grout is the filler between your tiles, and sealant is what goes along the bath, tray or worktop. When grout cracks or washes out, water can get in behind the tiles. Our job is to rake it out and put new grout in, then reseal the corners and edges. If you are dealing with floor grout that has worn and darkened and greasy, stained grout behind the hob, we can help, whatever the surface.
A bathroom in a place like Armadale gets the same daily wear as one in a city flat. Limescale is less of a problem with Scotland’s generally soft water, but mould still takes hold in damp sealant and grout.
Our work is backed for twelve months, in Armadale and everywhere else we cover.
- Location
- Armadale (EH48)
- Region
- West Lothian
- Guarantee
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
How to look after the new joints
No joint lasts for ever, but care makes a real difference. A few tips:
- Check the corner silicone every few months
- Wipe water off the walls when you are done
- Rinse soap off the tiles after each shower
- Use a soft brush rather than a wire one
Have any tile that moves checked right away. A loose tile cracks the grout around it and lets water in.
Small problems with grout are quick to put right. Left, the same problem can let water through so it’s worth dealing with as soon as you spot it.
Armadale homes and their sealant
In Scotland, private landlords have to meet the Repairing Standard, which includes keeping fixtures and fittings in reasonable repair. Failed sealant around a bath or shower is worth sorting between tenancies. Scottish Water supplies are generally soft, so limescale is less of a problem than in hard-water areas. Mould is another matter: a bathroom that stays damp still turns sealant and grout black.
If you look after a building such as Armadale Academy, its toilets, changing areas and kitchens need their sealant renewed like any other building’s. For landlords with property near Armadale station, a regrout while the flat is empty is quicker than working around a tenant.
Armadale is about 2 miles west of Bathgate, in West Lothian. Across the EH48 area, our applicators can take on regrouting. 58 places in West Lothian are on our list, large and small. Our Edinburgh page covers work nearby (19 miles or so).
All of EH48 is within our area for regrouting. If you need regrouting at a property on Ochilview Square, East Main Street and West Main Street or anywhere close by, our applicators can take on the job. Armadale sits on or near the A89 and B708, which makes travel easy. If you are just outside Armadale, we cover Westrigg (2 miles west), Blackridge (3 miles west), Greenrigg (3 miles south-west), Harthill (3 miles south-west) and Eastfield (4 miles south-west). Within a short drive, we also cover Livingston (7 miles east), Linlithgow (7 miles north-east), East Calder (10 miles east), Broxburn (9 miles east), Ladywell (7 miles east) and Kirkton (7 miles east). Armadale is one of the larger places we cover in West Lothian.
Around Armadale
Around Armadale, our work takes us to homes and buildings near The Goth pub. For rail, the closest station is Armadale station, roughly 0.8 miles south of the centre. Other landmarks nearby include Armadale Museum (within half a mile west) and Bathgate Castle (2.7 miles east). Not far away are Black Loch and Cockleroy.
Armadale questions
Will you come out to Armadale?
Yes, smaller places are covered as well as towns. Our work covers the whole of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
Can you help a landlord with a rental near Armadale station?
Yes, we work for letting agents and landlords. Just send an email to info@mrmastic.co.uk and tell us about the property, and we will send you a clear quote.
Do you take out the old sealant first?
Yes, always, and completely. New sealant won’t bond properly to old, so the joint is cleaned back first.
How long does regrouting take?
As a guide, most jobs take a few hours, or longer for a fully tiled room. Bigger jobs take longer.
Is it possible to regrout only the shower area?
We can. We’ll look at the rest of the room too and tell you if anything else needs attention.
Do you grout the corners?
Internal corners and edges are sealed with flexible silicone. Grout in a moving joint soon cracks.
How soon can the shower be used after regrouting?
The wait depends on the materials and how warm the room is. We’ll tell you exactly how long at the end of the visit.
Is resealing included with regrouting?
In most cases, yes. Corners and edges need flexible silicone, and it makes sense to renew both together.
How the visit works
The work is kept neat and contained to the area we’re working on, so you can get on with your day. Expect the work to take anything from a few hours to a full day, depending on the area, and we tell you how long to leave it before we go. Outside jobs in Armadale need a dry day, because sealant will not bond to a wet joint, so an outdoor job can move if the forecast changes. Indoor work goes ahead whatever the weather.
- Every tile area is checked for hollow or loose tiles first.
- We rake out the grout evenly, protecting the tile edges.
- The joints are vacuumed clean.
- New grout is pressed into the joints and the tiles are cleaned.
- Silicone goes into the corners and along the edges.
Getting ready for the visit
- Plan for the work area to be out of bounds to pets and children
- Mention if the joints have been sealed before
- Tell us about any water getting in
Getting a quote
There’s no standard price list, as no two jobs are quite the same. Instead, your job gets its own clear quote. To arrange one, drop us a line at info@mrmastic.co.uk.
Advice
Can I do it myself?
If you’ve already had a go yourself, that is fine. We remove it and do the joint properly, so just mention it when you contact us.
Some sealant jobs are within reach of a careful DIYer, such as a straightforward joint indoors. Where it goes wrong is sealing over the old bead, working on a wet joint or overloading the gap.
Landlord and commercial work in Armadale
Housing providers, facilities teams and property managers book us too. We can quote a run of properties together, and we are fully insured for the work.
Water getting past a failed joint can damage the building, which is a bigger problem in a rented property. Resealing at the right time is simple maintenance.
What the job involves on each surface
Corners and edges
Corners flex as the building moves, so they get silicone, not grout.
Wet rooms
New grout in a wet room keeps the surface sound. It doesn’t repair failed tanking underneath.
Also near Armadale
Also in Armadale
When something else is needed
We won’t take on work that will not last, so these are the limits:
- Tiles that are loose or hollow behind
- Tiles that are chipped or split
- A leaking shower valve or waste
If in doubt, email us at info@mrmastic.co.uk and we’ll say what we think before you book.
What we seal
- Shower walls
- Kitchen splashbacks
- Bathroom floors
- Bathroom wall tiles
- Tiled floors
- Wet rooms