West Lothian · Scotland
Remedial Sealant in Addiewell
Removing failed, mouldy or leaking sealant and putting it right for homes and businesses in Addiewell and across West Lothian. Fully insured, ARBOMaster approved and guaranteed for a year.
- A second bead peeling off the first
- Sealant that came away because the surface wasn’t prepared
- A shower that leaks however often it’s resealed
How we handle remedial sealant in Addiewell
The wrong product in the wrong joint fails however neatly it’s applied. Out it comes, and in goes a sealant suited to the job. We work on mouldy bath & shower sealant, failed movement joints and shrunken worktop sealant, and people most often call us about leaks that keep coming back after resealing and sealant peeling off a dusty or damp surface.
In and around a place like Addiewell, homes range from older stone-built properties to newer houses. Older buildings can move a little, and that shows first in cracked grout and split sealant.
Every job comes with our 12-month guarantee, wherever you are in West Lothian.
- Place
- Addiewell (EH55)
- Wider area
- West Lothian
- Guarantee
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
FAQs for Addiewell
Is Addiewell within the area you cover?
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.
Can you help a landlord with a rental near Addiewell station?
Yes. We work for letting agents and landlords as well as homeowners, and several properties can be quoted together. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we will send you a clear quote.
How long will it take to strip and reseal the joint?
The number of joints and layers decides it. We will tell you before work begins.
What do you need from me for a quote?
The location, the problem and the rough size of the job. Photos by email help too.
Someone sealed over the old bead. Can you fix it?
Yes. Each layer is cut out and the residue cleaned off, before resealing with a single bead.
Can you work on commercial sites?
Yes. We’ve worked for hotels, offices and other businesses and we’re fully insured.
Which products do you use?
It depends on the joint: sanitary silicone where it gets wet, and sealants suited to movement or weather elsewhere. We use products from Arbo and Everbuild.
Do the sealants smell?
It depends on the product. Some products have a noticeable smell, others very little.
Landlord and commercial work in Addiewell
Housing providers, facilities teams and property managers book us too. Several sites can be quoted 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 that we can handle for you.
Towns and villages near Addiewell
More services for Addiewell
How the job changes by surface
Movement & expansion joints
A movement joint must be able to stretch. Failed sealant is cut out, backing rod or tape is fitted and the joint resealed.
Mouldy bath & shower sealant
Black mould inside the bead won’t scrub out. All of it comes out, and the joint is treated and dried before anti-fungal sanitary silicone goes in.
Should I try it myself first?
If you’ve already had a go yourself, that’s fine. We cut it out and start again.
Overfilling a joint is a classic DIY mistake. A heavy bead looks messy and copes badly with movement, and the joint depth matters as much as the finish.
What remedial sealant looks like in Addiewell
In Scotland, private landlords have to meet the Repairing Standard, which includes keeping fixtures and fittings in reasonable repair. Tired, leaking sealant is worth putting right before a new tenant moves in. Scotland’s water is generally soft, so sealant and grout see less limescale than in much of England. Mould is another matter: a bathroom that stays damp still turns sealant and grout black.
Around Addiewell, as everywhere, remedial sealant is only as good as the preparation behind it. If you let a flat or house near Addiewell station, a joint that keeps failing is best fixed properly while the property is empty.
Addiewell is about 4 miles south of Bathgate, in West Lothian. Homes, rented property, offices and hotels in Addiewell can book us for remedial sealant. Every job comes with our 12-month guarantee. 58 places in West Lothian are on our list. For nearby work, see our Edinburgh page.
Postcode districts we cover here for remedial sealant: EH55. Remedial sealant is available to properties on Station Road, Station Court and Blackburn Road and the roads around them. If you’re just outside Addiewell, we cover 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).
Near you in Addiewell
There’s a railway station in Addiewell itself: Addiewell station. A little further out are Tippethill House Hospital (3.7 miles north-west) and Whitburn Community Museum (3.2 miles north-west). The countryside around Addiewell includes Dechmont Law.
Leave it or put it right?
Repeat failures have a cause. Taking time to find the cause, whether it’s movement, a leak or the wrong product, is what stops it happening again. Around Addiewell, water from a failed joint in an older stone home can soak into timber and plaster, which is a far bigger job than the sealant.
The cost reflects the work involved, not guesswork. That’s why we ask about the job first.
Why book with us
- 12-month guarantee on every job
- Any old sealant cut out fully, not covered over
- Quality sealants from Arbo and Everbuild
- A choice of colours where the product allows
See what affects the cost or our reviews.
What sealant work can’t fix
We’d rather tell you now than do work that won’t last, so these are the limits:
- Water damage behind tiles that needs a tiler
- A tray or worktop that needs refixing first
- Old mastic in a building from before 2000 that should be checked for asbestos before it’s disturbed
If you’re not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer.
Surfaces we seal
- Expansion joints
- Shrunken worktop sealant
- Mouldy bath & shower sealant
- Failed movement joints
- Botched or over-sealed joints
- Leaking tray & enclosure joints
Keeping the joints in good condition
Joint life depends on how it’s used and looked after. Here’s what we suggest:
- Report a tray that rocks or a worktop that lifts
- Ask why a joint failed before redoing it
- Look for stains below bathrooms now and then
- Keep movement joints clear of mortar and paint
Where we have pointed out another fault, have it put right, because the new sealant can’t hold back a problem underneath.
Warning signs: peeling layers, mould showing through the bead, leaks after showering or cracks in a movement joint. Each one is worth getting looked at.
What happens on the day
All our tools and materials come with us in the van, so there’s nothing for you to buy. After a quick look at the joints together, we protect the area and start. It normally takes a few hours for most joints, depending on how much old sealant has to come out. For a place like Addiewell, longer drives are planned in advance. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- The failure is looked at first, so we know whether it’s sealant, movement or water from elsewhere.
- Each layer is cut out and the residue cleaned off.
- We treat any mould and dry the joint thoroughly.
- The right product goes in, with backing where the joint moves.
- We finish neatly and point out anything that needs another trade.
How to prepare
- Let us know if you’ve seen damp or leaks
- Move anything stored near the joints
- Let us know about stairs, lifts or work at height
Getting a quote
Need a quote? Please send an email to info@mrmastic.co.uk and tell us about the job. We will explain what we’d do and give you a clear price before any work starts.