West Lothian · Scotland
Remedial sealant & repairs in Broxburn, West Lothian
Our applicators work in Broxburn on removing failed, mouldy or leaking sealant and putting it right. Old sealant removed completely, joints prepared properly and every job guaranteed for a year.
- Black mould underneath the bead
- Wide, uneven beads that look worse than the old ones
- Leaks that keep coming back after resealing
Remedial sealant in Broxburn, done properly
Two decades of sealant work means we recognise most failures quickly. We’re ARBOMaster approved and fully insured, and every remedial job comes with a 12-month guarantee. Common call-outs are for dark patches showing through the sealant and caulk or the wrong sealant used in a wet area, across expansion joints, failed movement joints and mouldy bath & shower sealant.
In and around a place like Broxburn, homes range from older stone-built properties to newer houses. Where a building moves, cracked grout and split sealant are generally the first signs.
There’s a 12-month guarantee on every job, whatever its size.
- Where
- Broxburn (EH52)
- Region
- West Lothian
- Cover
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Landlord and commercial work in Broxburn
For anyone letting property in or around Broxburn, jobs at different addresses can be quoted together. Send us the addresses and the work at each.
Businesses can book us for washrooms, kitchens, offices and more. For commercial premises, we can talk through working times when we quote.
Remedial sealant in Broxburn: local notes
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. 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.
For landlords with property near Uphall station, failed or mouldy sealant is worth putting right between tenancies, before it turns into a leak.
Broxburn is about 3 miles north-east of Livingston, in West Lothian. From the centre of Broxburn to the outskirts, remedial sealant is available for homes and businesses alike. Broxburn is one of 58 places in West Lothian we cover. For nearby work, see our Edinburgh page, about 11 miles away.
Here we cover the EH52 postcode area for remedial sealant. Whether your property is on West Main Street, Station Road and East Main Street or a nearby road, our applicators can take on the job. Being close to the A89 and A899, Broxburn is simple for us to get to. We also cover the places around Broxburn: Winchburgh (2 miles north), Pumpherston (2 miles south), Auldcathie (2 miles north), West Clifton (2 miles south-east) and Calderwood (3 miles south-east). Further out, we also cover Livingston (3 miles south-west), Bathgate (7 miles west), Linlithgow (6 miles north-west), Whitburn (9 miles south-west), East Calder (3 miles south) and Armadale (9 miles west). Being one of West Lothian’s larger places, Broxburn has every kind of property, from flats to offices.
Local landmarks in Broxburn
Broxburn’s nearest station is Uphall station, about 1.4 miles south-west of the centre. Nearby you’ll also find The Centre (3.8 miles south) and Broxburn Community Museum (within half a mile south-west). For a walk, there’s Dundas Loch and Dechmont Law.
What we can’t put right
It helps to know what we cannot do too:
- Older mastics that may need an asbestos check before removal
- Failed tanking or loose tiles behind the sealant
- A cracked shower tray or bath (that needs repair or replacing)
If in doubt, email us at info@mrmastic.co.uk and we will say what we think before you book.
Surfaces we seal
- Expansion joints
- Failed movement joints
- Leaking tray & enclosure joints
- Botched or over-sealed joints
- Mouldy bath & shower sealant
- Shrunken worktop sealant
Your questions about remedial sealant in Broxburn
I let a flat near Uphall station. Can you help?
Yes, we work for landlords and agents. Just send an email to info@mrmastic.co.uk and tell us about the property, and we will give you a clear price.
Do you cover Broxburn for remedial sealant?
Yes, Broxburn is within the area we cover. We work across all of Scotland. You can email us at info@mrmastic.co.uk and let us know what needs doing.
How long does remedial resealing take?
A little longer than a standard reseal. For most joints, it’s a few hours, and we confirm the time with your quote.
Can you do several jobs on one visit?
Yes, we can. More than one area can be quoted together.
What should I tell you?
The location, the problem and the rough size of the job. Photos by email help too.
Do you remove the old sealant?
Yes. Sealing over old sealant is the main reason resealing fails early, and it’s something we never do.
Can you match the sealant colour?
Yes. Sealants come in white, clear, grey and other colours for many products, and we will agree it with you first.
Do you guarantee remedial jobs?
Yes, with our one-year guarantee. If we’ve pointed out another problem, getting it fixed helps the new joint last.
Surface by surface
Worktops & kitchens
If a worktop moves when you lean on it, the sealant will keep splitting. It needs fixing down first, which we will point out.
Mouldy bath & shower sealant
Mould that has grown into silicone doesn’t clean out for good. The sealant is cut out completely, the joint treated with a mould remover and dried before anti-fungal sanitary silicone goes in.
How the visit works
Before we leave, we go over the finished joints with you. The work normally takes a few hours for a typical bath or shower, longer where several layers have been applied, depending on how much there is to do. In smaller Scottish places, parking is normally less of an issue than access and distance. Let us know how to find you and how to reach the joints, and the visit is planned around that.
- Surrounding tiles, trays and frames are protected first.
- Every layer of failed sealant is stripped out.
- The joint is degreased and checked for movement and leaks.
- Once dry, a suitable sealant is applied and tooled.
- We give you the cure time and explain what caused the failure.
Preparing for the visit
- Tell us about access, such as stairs, a lift or high-level joints
- Try not to wet indoor joints just before the visit
- Clear items away from the joints we’re working on
Getting a quote
If you’re in Broxburn and need remedial sealant, drop us a line at info@mrmastic.co.uk. A short description of the job and where it is helps us quote, and you will get a clear quote before work begins.
Read more
Nearby places to Broxburn
Other services in Broxburn
How we quote for remedial sealant
Some jobs are bigger than they look, and some smaller. What affects the quote:
- Any mould that needs treating
- The size of the job
- How many areas need sealing
- How much old sealant there is and how hard it is to remove
Some things make a job bigger or smaller: the old material and how easily it comes out, any mould to treat, and whether we need extra access for height. We take all of that into account in your quote.
What we need to know
Photos help, but a description is a good start. Try to tell us:
- A few pictures by email, if you can
- If it’s domestic, commercial or a hotel
- Where the property is
- The rough size of the job
It all starts with a short chat. Tell us what’s wrong, where it is and how much there is, and we will talk you through what we’d do. Whenever you are ready, send an email to info@mrmastic.co.uk.
Leave it or put it right?
Ripping out a bathroom is not generally needed. If the bath, tray and tiles are sound, remedial resealing normally puts it right. If they’re not, we’ll tell you. Out of town in Scotland, exposed walls take a lot of weather, and damp in stone or harled walls takes a long time to dry once water gets behind a joint.
The cost depends on the size of the job, how much old material has to come out and access to the work. You’ll have a clear quote before any work starts, so you know where you stand.
Why Broxburn clients choose us
- Trusted Arbo and Everbuild sealants
- We never seal over old sealant
- 12-month guarantee on every job
- Over 20 years’ experience
Take a look at how sealant jobs are priced or what customers say.
When to call us in Broxburn
Water from somewhere else can ruin a good seal. A leaking valve, a failed waste or cracked grout feeds water behind the bead, so the silicone goes mouldy or lets go.
It’s worth asking for a quote if you see:
- Floor or wall movement joints that have failed
- Leaks that keep coming back after resealing
- Sealant peeling off a dusty or damp surface
- Mould trapped under a layer of silicone
Schools such as Our Lady's High School are buildings too, and its toilets, changing areas and kitchens need their sealant renewed like any other building’s.
Comparing quotes
- What insurance they hold
- How hidden problems are handled
- What the cure time is
- How the colour is chosen