East Lothian · Scotland
Remedial sealant & repairs in Smeaton, East Lothian
Problem with your failed sealant joints in Smeaton? We cut out the old, prepare the joints and apply the right sealant, with a 12-month guarantee.
- Sealant that came away because the surface wasn’t prepared
- A second bead peeling off the first
- Caulk or the wrong sealant used in a wet area
What we can’t put right
Honest advice matters more to us than a booking, so here’s what new sealant won’t do:
- A cracked shower tray or bath (that needs repair or replacing)
- Tiles that have come away from the wall
- A tray or worktop that needs refixing first
If you’re not sure, just drop us a line at info@mrmastic.co.uk and we’ll give you a straight answer before booking.
Surfaces we seal
- Leaking tray & enclosure joints
- Shrunken worktop sealant
- Failed movement joints
- Botched or over-sealed joints
- Expansion joints
- Mouldy bath & shower sealant
How we handle remedial sealant in Smeaton
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’ll tell you rather than reseal something that will not fix it. We work on mouldy bath & shower sealant, expansion joints and failed movement joints, and common reasons people get in touch are torn expansion joints and wide, uneven beads that look worse than the old ones.
In and around a place like Smeaton, 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 is covered by a 12-month guarantee.
- Location
- Smeaton (EH40)
- Wider area
- East Lothian
- Guarantee
- 12 months on all our work
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
FAQs for Smeaton
Can you help a landlord with a rental near East Linton station?
Yes. We work for landlords and letting agents as well as householders, and several properties can go on one quote. Just send an email to info@mrmastic.co.uk with the address and what needs doing, and we will give you a clear price.
Do you take on hotel work around Smeaton?
Yes. Hotel and guest-house work is part of what we do. Work can be planned room by room, and out-of-hours working can be arranged.
What do you need from me for a quote?
Tell us what needs doing and where, with photos by email if possible. If we need more, we’ll ask.
Do you remove the old sealant?
Yes, always, and completely. New sealant won’t bond properly to old, so any old material comes out before anything new goes in.
Will there be a smell?
Possibly a little. Any smell clears as the sealant cures.
Which products do you use?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We explain the product when we quote.
Can you fix a reseal that hasn’t worked?
Yes, generally. We check it’s the sealant and not the tray, valve or waste, then the joints are stripped and resealed.
How long will it take to strip and reseal the joint?
Longer than a simple reseal, because every layer has to come out. For most joints, it’s a few hours.
Also near Smeaton
Also in Smeaton
Signs you need remedial sealant in Smeaton
Some joints fail because water is reaching them from behind. A leaking valve, a failed waste or cracked grout feeds water behind the bead, so the silicone goes mouldy or lets go.
The problems people usually mention when they call are:
- Beads that never stuck properly
- A second bead peeling off the first
- Decorators’ caulk around a bath or shower
- A shower that leaks however often it’s resealed
In the older streets around Prestonkirk Parish Church, timber floors under older bathrooms flex, so joints need a sealant that moves with them.
Questions to ask before you book
- What the quote includes, VAT included or not
- Whether you can choose the colour
- Who does the work, and how experienced they are
- What happens if the job turns out different
DIY sealant or a professional job?
If you are set on DIY, put the effort into preparation: remove every trace of old sealant, clean and dry the joint, and follow the product’s cure time. If it does not work out, we can still put it right.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and does not move well, and the joint depth matters as much as the finish.
Remedial sealant around Smeaton
Smeaton is close to 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. In Scotland, private landlords have to meet the Repairing Standard, which covers keeping fixtures and fittings in a reasonable state of repair. Failed sealant around a bath or shower is worth sorting between tenancies.
Letting a property close to East Linton station? Then botched sealant from a previous quick fix is easier to strip out between tenants.
Smeaton is about 5 miles south-east of North Berwick, in East Lothian. From the centre of Smeaton to the outskirts, we cover remedial sealant for every kind of property, from flats and houses to offices and hotels. Our area takes in 48 places across East Lothian. For nearby work, see our Edinburgh page, about 22 miles away.
Work in EH40 is quoted and booked the same way as anywhere else. We also cover the places around Smeaton: Preston (1 mile south-east), Phantassie (1 mile south), East Linton (1 mile south), Stenton (3 miles south-east) and Garvald (5 miles south). Larger places within reach include 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 Smeaton
Around Smeaton, our work takes us to homes and buildings near The Crown & Kitchen pub and the streets around them. For rail, the closest station is East Linton station, about 0.9 miles south-west. Nearby you’ll also find National Museum of Flight (2.5 miles west) and Hailes Castle (2.2 miles south-west). For a walk, there’s Traprain Law.
Work for landlords, hotels and businesses
Housing providers, facilities teams and property managers book us too in Smeaton and across East Lothian. Several sites can be quoted together, and we are fully insured.
Whether it’s one flat or a portfolio, the work is the same standard: old sealant fully removed, joints prepared properly and a 12-month guarantee.
How to look after the new joints
Aftercare is simple:
- Always have old sealant cut out, not covered
- Ask why a joint failed before redoing it
- Have loose fittings fixed before resealing
- Air the bathroom so the sealant can dry
Ventilation keeps mould away from the new bead: use the extractor or open a window after showering.
Mould trapped under over-sealed joints spreads unseen. By the time it shows through, the joint is well past saving.
How it works
On the day, there’s very little for you to do. Show us the job and we will take it from there. The work itself takes a few hours for a typical bath or shower, longer where several layers have been applied, including the tidy-up. Around Smeaton, distance and access matter more than parking. Tell us how to find the property and how to reach the work.
- The failure is looked at first, so we know whether it’s sealant, movement or water from elsewhere.
- 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.
- The joint is tooled and you’re told about anything else we found.
How to prepare
- On commercial sites, let us know about site rules
- Mention any leaks or damp you’ve noticed
- Clear the area around the work
How to get a quote
There’s no standard price list. Instead, your job gets its own clear quote. To arrange one, email us at info@mrmastic.co.uk.
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What affects the cost of remedial sealant
For a quick quote, just ask. What matters most is:
- Whether the work is at height
- Any working-time requirements on site
- The number and length of the joints
- Which sealant suits the joint
What it costs depends on how much there is to do, how hard the old material is to remove and access to the work. We give a clear quote before work begins, so you know where you stand.
What we need to know
A few details help us give you an accurate quote. When you ask for a quote, tell us:
- Whether it’s a home or a business
- What’s wrong with the joints now
- If someone has resealed it before
- A few photos by email, if you can
Need a quote? Please email us at info@mrmastic.co.uk with a few details. You’ll know what we plan to do, and what it will cost, before any work begins.