East Lothian · Scotland
Regrouting in Phantassie
Specialist regrouting for Phantassie: careful preparation, the right product and tidy work. Call for a quick quote.
- Discoloured grout on otherwise sound tiles
- Old grout in a dated colour
- Kitchen splashback grout stained by grease
Keeping the joints in good condition
Once the sealant has cured, a few habits help it last:
- Have loose tiles looked at early
- Use gentle cleaners on grout
- Look at the sealant in the corners now and then
- Keep harsh bleach and acid cleaners off the grout
Clean the grout with a mild bathroom cleaner with a soft brush. Keep harsh bleach and acid limescale removers away from it, as they can break grout down.
Tiles can come away if failed grout is left. Once that happens, regrouting won’t fix it, so it’s worth acting early.
Regrouting in Phantassie, done properly
We work across Phantassie, regrouting bathrooms, showers and kitchens. Out comes the old grout, the joints are cleaned and new grout goes in, and we finish by resealing the edges. Common call-outs are for discoloured grout on otherwise sound tiles and shower grout that has worn away, on bathroom wall tiles, bathroom floors and shower walls.
A bathroom in a place like Phantassie gets the same daily wear as one in a city flat. Generally soft Scottish water means less limescale, but steam still lets mould into sealant and grout.
All our work comes with a one-year guarantee, wherever you are in East Lothian.
- Location
- Phantassie (EH40)
- Wider area
- East Lothian
- Guarantee
- 12 months on all our work
- Price
- A clear price before we start
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Phantassie homes and their sealant
Phantassie is within about 3 miles of the coast. Near the coast, holiday lets and guest houses can see bathrooms used by one guest after another, and sealant and grout that work that hard wear out sooner. There are hotels and other places to stay in and around Phantassie. As well as homes, we work in hotel bathrooms, where resealing and regrouting can be done room by room.
For landlords with property near East Linton station, stained grout drags a rental down, and regrouting between lets puts that right.
Phantassie is about 5 miles west of Dunbar, in East Lothian. Anywhere in EH40, we can carry out regrouting at your property. Phantassie is one of 48 places in East Lothian we cover. You can also see our page for Edinburgh, roughly 22 miles from Phantassie.
Jobs for regrouting in EH40 is quoted and booked the same way as anywhere else. Regrouting is available to properties on Stories Park and Prestonkirk Gardens and the roads around them. If you’re just outside Phantassie, we cover East Linton (1 mile west), Preston (1 mile north), Smeaton (1 mile north), Stenton (3 miles south-east) and Garvald (4 miles south). We also work in nearby towns such as Haddington (6 miles south-west), Dunbar (5 miles east), Tranent (12 miles west), North Berwick (5 miles north-west), Prestonpans (13 miles west) and Cockenzie and Port Seton (12 miles west).
Local landmarks in Phantassie
Locally, jobs take us to homes and businesses close to The Crown & Kitchen pub. For rail, the closest station is East Linton station, roughly 0.5 miles west of the centre. Other landmarks nearby include Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). For a walk, there’s Traprain Law.
Different surfaces, different methods
Corners and edges
The joint between tiles and a bath, tray or worktop gets silicone. Grout there would crack.
Kitchen splashbacks
A splashback can be regrouted without touching the worktop. The worktop edge is finished with silicone.
Should I try it myself first?
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it fails, we can still redo it.
A careful DIYer can reseal a simple joint, 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.
The process
When we get to you, we compare the joints with what we discussed. If anything is different, we explain it before carrying on. Most jobs then take a few hours for a shower enclosure, longer for a whole room. Outdoor work around Phantassie depends on the weather, as sealant needs a dry surface, so external jobs may need to move if the day turns wet. Work indoors is not affected.
- We check the tiles for any that are hollow or loose.
- The old grout is removed to an even depth.
- The joints are vacuumed clean.
- We regrout the joints and clean the tile faces.
- We finish with silicone in the moving joints.
Before we arrive
- Mention if the joints have been sealed before
- Mention any leaks or damp you’ve noticed
- Mention any sign-in or site rules at work premises
Ask for a quote
Want a quote for regrouting? Please drop us a line at info@mrmastic.co.uk with a few details. We’ll explain what we’d do and give you a clear quote before we start.
Related advice
Why deal with it now?
If tiles are loose, regrouting alone is not the answer. We point that out first, so you can decide what to do. On sound tiles, regrouting avoids the upheaval of a retile. Around Phantassie, water from a failed joint in an older stone home can soak into timber and plaster.
Rather than a set price list, we price the job in front of us: the amount of work, the old material and the access. You will know the price before we begin.
Why Phantassie customers choose us
- ARBOMaster approved applicator
- Neat joints and a tidy finish
- Anti-fungal sanitary silicone in wet areas
- 180+ five-star Google reviews
Read our cost guide and what customers say.
Your questions about regrouting in Phantassie
Will you come out to Phantassie?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
I let a flat near East Linton station. Can you help?
Yes, rental work is part of what we do. Just send an email to info@mrmastic.co.uk and tell us about the property, and we’ll give you a clear price.
Do you work for hotels and businesses?
Yes. Hotels, offices and other businesses use us, and we are fully insured.
What if some of my tiles are loose?
New grout can’t hold loose tiles in place. We flag any loose or hollow tiles before starting so you know where you stand.
Do you guarantee regrouting?
All our work carries a one-year guarantee, and we’re fully insured.
Are you fully insured?
Yes, we are fully insured for domestic and commercial work.
Will the old sealant be removed?
Always. Sealing over the old bead is the commonest cause of early failure, and it’s something we never do.
Is there any odour?
Possibly a little. Any smell clears as the sealant cures, and ventilation helps.
Signs you need regrouting in Phantassie
Grout is porous, so water, soap and grime soak into it. Over time it stains, softens and starts to crumble and showers that get daily use suffer most.
These are the problems we are asked about most:
- Floor grout that won’t come clean
- Greasy, stained grout behind the hob
- Good tiles let down by tired grout
- Stained grout that cleaning will not shift
For an older house near a landmark such as Prestonkirk Parish Church, timber floors under older bathrooms flex, so joints need a sealant that moves with them.
Questions to ask before you book
- Who does the work, and how experienced they are
- Which sealant they’ll use, and why
- Is VAT in the price?
- What preparation is included
Other services in Phantassie
Landlords, agents and businesses in Phantassie
We regularly work with letting and managing agents. Send the address, what’s needed and the access arrangements and we’ll quote.
Hotels need rooms back in use, so we plan the work room by room. Hotel work is part of what we do, alongside homes and businesses.