East Lothian · Scotland
Remedial sealant & repairs in Broxburn, East Lothian
Removing failed, mouldy or leaking sealant and putting it right for Broxburn, backed by a 12-month guarantee. Ask us for a quote.
- Mould trapped under a layer of silicone
- Gaps opening along the back of the worktop
- Beads that never stuck properly
Surface by surface
Mouldy bath & shower sealant
Repeat mould usually points to a damp, poorly aired room. We’ll reseal and tell you if extraction looks to be the issue.
Worktops & kitchens
Kitchen joints hold grease and residue, so cleaning takes longer than in a bathroom.
Remedial sealant in Broxburn
Water on the floor doesn’t always mean failed silicone. A cracked tray, a failed shower valve or a leaking waste can look just the same. If that’s what we find, we will tell you rather than reseal something that will not fix it. If you have gaps opening along the back of the worktop and a second bead peeling off the first, we can put it right, whatever the surface.
Bathrooms in smaller places like Broxburn work just as hard as those in the cities. Generally soft Scottish water means less limescale, but steam still lets mould into sealant and grout.
We stand behind the work with a one-year guarantee.
- Where
- Broxburn (EH42)
- Wider area
- East Lothian
- Cover
- One year on every job
- Price
- A clear price before we start
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Nearby places to Broxburn
Also in Broxburn
Why act early in Broxburn
Mould under a bead can’t be reached by cleaning. Removal is the only way to get at it, and the joint treated and dried before resealing. When the nearest tradesperson is a drive away, it’s tempting to leave a small leak, but water behind a failed seal does the most damage when nobody’s watching.
The cost depends on how much there is to do, how hard the old material is to remove and how easy the joints are to reach. We give a clear quote before work begins.
Why Broxburn clients choose us
- Domestic, commercial and hotel work
- An ARBOMaster approved applicator
- Fully insured
- Old sealant always removed completely
The process
Once we are on site, we compare the joints with what we discussed. If we find something unexpected, we talk it through with you first. After that, the work takes a few hours, depending on how many layers have to come out. Somewhere like Broxburn may be a longer drive, and the journey is planned ahead. Mention tracks, gates, ferries or anything else about the route.
- 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.
- Mould is treated and the joint dried.
- We reseal with a product suited to the joint, backed where needed.
- The joint is tooled and you are told about anything else we found.
Getting ready for the visit
- Mention any parking rules near the property
- Tell us about access, such as stairs, a lift or high-level joints
- 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, we give you a clear quote for your job. To arrange one, email us at info@mrmastic.co.uk.
Related advice
Remedial sealant in Broxburn: local notes
Broxburn is close to the coast. Coastal homes, holiday lets and guest houses can see heavy bathroom use in busy months, and sealant and grout that work that hard wear out sooner. Private landlords in Scotland must be registered and 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.
For an older house near a landmark such as Dunbar Collegiate Church, walls and floors in older homes can move, and sealant and grout show it first. If you let a flat or house near Dunbar station, botched sealant from a previous quick fix is easier to strip out between tenants.
Broxburn is about 12 miles east of Haddington, in East Lothian. Whether you are in the middle of Broxburn or further out, we cover remedial sealant for every kind of property. Across East Lothian, we cover 48 places, and Broxburn is one of them. There’s also a page for Edinburgh, about 28 miles away.
We work across EH42 for remedial sealant and the streets around it. We also cover Dunbar (1 mile north-west), Spott (2 miles south-west), Belhaven (2 miles north-west), West Barns (2 miles west) and Bielside (2 miles west). Within a short drive, we also cover Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Landmarks near Broxburn
Broxburn’s nearest station is Dunbar station, roughly 1.1 miles north-west. A little further out are Dunbar Town House Museum and Gallery (1.3 miles north-west) and Dunbar Castle (1.5 miles north-west). Open spaces near Broxburn include Doon Hill.
What sealant work cannot fix
We’d rather tell you now than do work that will not last, so here’s what sealant cannot put right:
- Tiles that have come away from the wall
- A leaking trap, valve or supply pipe
- Movement from fittings that are not supported
Not sure which it is? You can drop us a line at info@mrmastic.co.uk and we will tell you honestly.
Joints and surfaces we work on
- Mouldy bath & shower sealant
- Leaking tray & enclosure joints
- Shrunken worktop sealant
- Botched or over-sealed joints
- Failed movement joints
- Expansion joints
Keeping the joints in good condition
How long the joints last depends on use and care. We suggest:
- Deal with small splits early
- Use a soft cloth, not a scourer, on silicone
- Find out why the sealant failed first
- Air the bathroom so the sealant can dry
Give the new sealant its full cure time: follow the cure time we give you.
Signs to act on: peeling layers, mould showing through the bead, leaks after showering or cracks in a movement joint. Each one is worth getting looked at.
Work for landlords, hotels and businesses
We also work for businesses, from offices to washrooms and kitchens. On commercial sites, working times can be discussed when we quote.
We also work for property managers and facilities teams in Broxburn and across East Lothian. Several sites can go on one quote.
Broxburn questions
Do you work in hotels near Broxburn?
Yes, hotels and guest houses are among the places we work. Rooms can be done a few at a time, so the building stays open.
Can you help a landlord with a rental near Dunbar station?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. You can email us at info@mrmastic.co.uk with the details for a clear quote.
Can you quote for more than one area?
Yes, we can. More than one area can go on one quote.
Where are you based?
Our base is in Crawley, West Sussex, and we work across South East England, London and Scotland.
What does remedial sealant cost?
It depends on the job, so we quote each one individually. For a quick quote, email us at info@mrmastic.co.uk and tell us what needs doing and where.
Can you take off two layers of silicone?
Yes. We remove every layer; new silicone doesn’t bond to old silicone, which is why over-sealing fails.
Do you guarantee remedial jobs?
Yes. You get our 12-month guarantee, and we’re ARBOMaster approved.
What sealant 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.
Should I try it myself first?
If you’ve already had a go yourself, that is 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.