East Lothian · Scotland
Remedial Sealant in Phantassie
Removing failed, mouldy or leaking sealant and putting it right for Phantassie, backed by a one-year guarantee. Call for a quick quote.
- Movement joints that have split or pulled away
- Decorators’ caulk around a bath or shower
- Gaps opening along the back of the worktop
About our remedial sealant in Phantassie
Water on the floor doesn’t always mean failed silicone. Cracked trays, leaking wastes and faulty valves often look like a sealant problem. When the fault is elsewhere, we say so instead of resealing for the sake of it. If you’re dealing with leaks that keep coming back after resealing and sealant applied over old sealant that has lifted, we can put it right, whatever the surface.
Bathrooms in smaller places like Phantassie 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.
Your job is guaranteed for a year, as with all our work.
- Where
- Phantassie (EH40)
- Wider area
- East Lothian
- Cover
- A year, on every job
- Quotes
- A clear quote up front
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
What affects the quote in Phantassie
We don’t publish a price list. What we look at:
- The number of rooms or windows
- When we can work, for business premises
- The product the joint needs
- Whether old sealant or filler has to be cut out
Instead of a standard rate, we look at what your job involves: how many joints, what’s in them now and how we reach them. You’ll know the price before we begin.
Asking for a quote
To make quoting easier, please include:
- The rough size of the job
- A few photos by email, if you can
- Where the property is
- The problem you’ve noticed
A good description makes for an accurate quote. Tell us where the job is, what’s wrong and how much there is, and add pictures by email if you can.
What we’re called out for in Phantassie
Products get mixed up: caulk where it gets wet, rigid sealant where things move, or an acetoxy silicone on a surface it can mark. None of them last.
Any of these means the joints need attention:
- Movement joints that have split or pulled away
- A second bead peeling off the first
- Repeat leaks from the same joint
- Sealant peeling off a dusty or damp surface
Rented homes near East Linton station change hands often, and failed or mouldy sealant is worth putting right between tenancies, before it turns into a leak.
Before booking anyone
- Is VAT in the price?
- Whether they’re fully insured
- When the joint can take water or movement
- Which sealant they’ll use, and why
When it is not the sealant
We’d rather tell you now than do work that will not last, so these are the limits:
- Failed tanking or loose tiles behind the sealant
- Movement from fittings that are not supported
- Old mastic in a building from before 2000 that should be checked for asbestos before it’s disturbed
If in doubt, send an email to info@mrmastic.co.uk and we’ll say what we think.
Where we work in Phantassie
- Expansion joints
- Botched or over-sealed joints
- Mouldy bath & shower sealant
- Leaking tray & enclosure joints
- Failed movement joints
- Shrunken worktop sealant
Common questions in Phantassie
Can you help a landlord with a rental near East Linton station?
Yes. We work for letting agents and landlords as well as homeowners. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we’ll give you a clear price.
Do you work for hotels and guest houses in Phantassie?
Yes, we work for hotels as well as homes and businesses. Rooms can be done a few at a time, so the building stays open.
Can I add another job to the visit?
Yes. Just list everything you need.
Can you strip sealant from an acrylic tray safely?
Yes. We avoid heavy scraping and use the right cleaner for each surface.
Is it worth trying it myself?
It depends on the job. High-level, external movement and fire-rated joints are professional jobs, while a short indoor joint may be within reach.
Do I need to be at home?
For indoor joints, yes, someone needs to let us in. After that, you can carry on with your day.
What do you need from me for a quote?
Let us know what needs doing and where, with photos by email if possible. We’ll ask anything else we need to know.
How long does remedial resealing take?
That depends on how many layers there are and how many joints. We’ll tell you before any work starts.
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. Private landlords in Scotland must be registered and 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.
In the older streets around Prestonkirk Parish Church, timber floors under older bathrooms flex, so joints need a sealant that moves with them.
Phantassie is about 5 miles west of Dunbar, in East Lothian. Every kind of property in Phantassie is covered for remedial sealant, old or new, large or small. The work is guaranteed for a year. Phantassie is one of 48 towns and villages in East Lothian we cover for remedial sealant. You can also see our page for Edinburgh, about 22 miles away.
We work across EH40 for remedial sealant. We cover properties on Stories Park and Prestonkirk Gardens. 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).
What’s near Phantassie
Locally, jobs take us to homes and businesses close to The Crown & Kitchen pub and the streets around them. The closest station to Phantassie is East Linton station, roughly 0.5 miles west of the centre. Well-known places in the area include Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). For a walk, there’s Traprain Law.
Also in Phantassie
How it works
Once we are on site, we check the joints match what you told us. If anything is different, we explain it before carrying on. After that, the work takes a few hours, depending on how many layers have to come out. Outdoor work around Phantassie depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Indoor work goes ahead whatever the weather.
- First we work out whether the problem is the sealant, movement or a leak.
- Old beads and residue are removed down to clean surfaces.
- We treat any mould and dry the joint thoroughly.
- We reseal with a product suited to the joint, backed where needed.
- We finish neatly and point out anything that needs another trade.
Getting ready for the visit
- Tell us about access, such as stairs, a lift or high-level joints
- Mention any leaks or damp you’ve noticed
- Keep children and pets away from the work area
Getting a quote
There’s no standard price list, as no two jobs are quite the same. Instead, we give you a clear price for your job. To get started, email us at info@mrmastic.co.uk.
Related advice
Work for landlords, hotels and businesses
Housing providers, facilities teams and property managers book us too in Phantassie and across East Lothian. We can quote a run of properties together.
Mouldy or split sealant often shows up at the end of a tenancy. Several properties can go on one quote.
DIY versus a professional finish
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and getting the depth right matters as much as the look.
Not every job suits DIY: work at height, external movement joints, fire-rated sealant and large areas call for the right materials, safe access and experience.
Leave it or put it right?
It’s easy to scratch acrylic, enamel or an uPVC frame cutting out old sealant, and any film left behind stops new sealant sticking. Careful stripping is where most of our time goes. Around Phantassie, water from a failed joint in an older stone home can soak into timber and plaster.
A few things move the cost up or down: the old material and how easily it comes out, any mould to treat, and whether the work is at height. We take all of that into account in your quote.
Why Phantassie clients choose us
- White, clear, grey or coloured to suit, where the product allows
- Colour picked to suit the job
- Tidy, careful work
- Experience in homes, commercial sites and hotels
Read our cost guide and customer reviews.