West Lothian · Scotland
Remedial sealant & repairs in Old Philpstoun, West Lothian
Removing failed, mouldy or leaking sealant and putting it right for householders, landlords and businesses in Old Philpstoun. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Black mould underneath the bead
- A shower that leaks however often it’s resealed
- Sealant peeling off a dusty or damp surface
How we handle remedial sealant in Old Philpstoun
A movement joint stops working when its sealant splits or sets hard. We cut out the failed sealant and set the depth with backing, then a flexible sealant matched to the movement goes in. If you have torn expansion joints and thick, messy sealant smeared over tiles, we can put it right, on expansion joints, mouldy bath & shower sealant and leaking tray & enclosure joints alike.
Bathrooms in smaller places like Old Philpstoun work just as hard as those in the cities. Limescale is less of a problem with Scotland’s generally soft water, but mould still takes hold in damp sealant and grout.
We guarantee the work for a year. If something isn’t right with it in that time, tell us and we will put it right.
- Location
- Old Philpstoun (EH49)
- Region
- West Lothian
- Guarantee
- 12 months on all our work
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Bathrooms and kitchens in Old Philpstoun
Old Philpstoun is within about 2 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. Scotland’s water is generally soft, so sealant and grout see less limescale than in much of England. But mould still grows into sealant and grout in a room that does not dry out.
Schools such as Winchburgh Academy are buildings too, and we reseal washrooms and kitchens in schools and businesses as well as homes. Homes close to Pardovan Church include some older properties, and older homes can move a little, which is hard on rigid grout and tired sealant.
Old Philpstoun is about 4 miles south-east of Bo'ness, in West Lothian. Jobs in Old Philpstoun get the same care as everywhere else we work: the old material taken out, joints prepared properly and a 12-month guarantee. Old Philpstoun is one of 58 towns and villages in West Lothian we cover. Edinburgh is on our list too, about 12 miles from Old Philpstoun.
All of EH49 is covered for remedial sealant. Neighbouring places we cover for remedial sealant include Philpstoun (1 mile west), Bridgend (1 mile south-west), Uphall (3 miles south), Dechmont (4 miles south) and Uphall Station (4 miles south). Larger places within reach include Livingston (6 miles south), Bathgate (7 miles south-west), Linlithgow (4 miles west), Whitburn (10 miles south-west), East Calder (6 miles south) and Broxburn (3 miles south).
What’s near Old Philpstoun
The closest station to Old Philpstoun is Linlithgow station, about 3.3 miles west of the centre. Nearby you will also find Broxburn Community Museum (3.4 miles south) and Hopetoun House (2.2 miles north-east). Not far away are Cockleroy and Linlithgow Loch.
What we do, step by step
We keep the work tidy and contained to the joints we’re treating. The job generally takes a few hours for a typical bath or shower, longer where several layers have been applied, and we tell you how long to leave it before we go. Outdoor work around Old Philpstoun depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Work indoors is not affected.
- We look at how the sealant has failed and check for movement or a leak path.
- Every layer of old sealant is cut and cleaned out.
- Next, any mould is treated and the joint dried.
- Where the joint moves, backing and a flexible sealant suited to the movement go in.
- Finally we finish the joint and talk you through what we found.
Before we arrive
- Where the joints are inside, avoid wetting them before we arrive
- Mention any sign-in or site rules at work premises
- Keep pets and children clear of the area while we work
Get a quote
Call for a quick quote, or email us if that is easier. Describe what needs sealing and we will explain what’s involved before giving you a price.
Advice
DIY sealant or a professional job?
If you’ve already had a go yourself, that is fine. We remove it and do the joint properly, so tell us about it when you ask for a quote.
Sealing over old silicone is the commonest DIY error. New silicone won’t bond to old, so it peels away and traps moisture behind it. All the old material has to come out first.
Common questions in Old Philpstoun
Will you come out to Old Philpstoun?
Yes, smaller places are covered as well as towns. We work across all of Scotland. Just mention lanes, gates or anything else about the route when you book.
Do you work for landlords with property near Linlithgow station?
Yes, landlords and agents are among the people we work for. Just drop us a line at info@mrmastic.co.uk with the address and what needs doing, and we’ll send you a clear quote.
Will it make a mess?
No. We protect the surfaces around the joints, and we clear up the old sealant and our materials before we leave.
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.
Do I have to be there?
Access is agreed with you when the job is booked. For inside work, that normally means someone being in.
Can you reseal a split movement joint?
Yes. We cut out the failed sealant, fit backing and reseal with a flexible product.
Where do you work from?
We’re based in Crawley, and we work across South East England, London and Scotland.
Will the old sealant be removed?
Yes. Sealing over the old bead is the commonest cause of early failure, and it’s something we never do.
For landlords and businesses
Whether it’s one flat or a portfolio, you get the same standard of work: old sealant fully removed, joints prepared properly and a 12-month guarantee.
In hotels, rooms out of use cost money, so the work can be planned room by room. We have worked in hotels as well as homes and businesses.
Towns and villages near Old Philpstoun
Also in Old Philpstoun
Surface by surface
Windows & doors
Failed frame mastic is often hard, cracked and in several layers. We remove it all and clean back to sound surfaces.
Over-sealed & botched joints
Thick, smeared sealant looks messy and hides problems. Taking it back shows what’s underneath, then reseal neatly.
Common problems we fix in Old Philpstoun
Using the wrong product is a common cause: caulk where it gets wet, rigid sealant where things move, or an acetoxy silicone on a surface it can mark. None of them last.
It’s worth asking for a quote if you see:
- Mould trapped under a layer of silicone
- Thick, messy sealant smeared over tiles
- Over-sealed joints coming away
- Sealant that came away because the surface wasn’t prepared
For landlords with property near Linlithgow station, botched sealant from a previous quick fix is easier to strip out between tenants.
Questions to ask before you book
- How the surfaces are prepared before sealing
- Whether VAT is included
- What product goes in the joint
- Whether all the old sealant comes out first
What sealant work can’t fix
New sealant can’t fix everything, and we’ll tell you before work begins. It will not solve:
- Water damage behind tiles that needs a tiler
- Leaks from a shower valve, waste or pipework (a plumber’s job)
- A cracked shower tray or bath (that needs repair or replacing)
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think before booking.
Joints and surfaces we work on
- Leaking tray & enclosure joints
- Botched or over-sealed joints
- Expansion joints
- Shrunken worktop sealant
- Mouldy bath & shower sealant
- Failed movement joints
Why deal with it now?
Another bead over the top will not fix a failed joint. It doesn’t grip the old layer, leaving the leak in place and one more layer to cut out later. In a place like Old Philpstoun, small leaks are easy to put off, but water through a failed joint keeps working away until it’s fixed.
Instead of a standard rate, we price the job in front of us: how many joints, what’s in them now and how we reach them. The price is agreed before we begin.
Why Old Philpstoun customers choose us
- A choice of colours where the product allows
- Neat joints and a tidy finish
- ARBOMaster approved applicator
- A 12-month guarantee on all work