West Lothian · Scotland
Polbeth Sand Mastic
Traditional burnt sand mastic around sash and case windows and doors in stone and brick in Polbeth, with a one-year guarantee on every job. Ask us for a quote.
- Failed mastic on an exposed elevation
- Draughts and rain around sash boxes
- Open joints round the window box
The process
Most of a good job is in the preparation, and we don’t rush it. Every joint is cleaned and dried before new material goes in. In total, it normally takes a few hours for a single window, longer for several. Around Polbeth, distance and access matter more than parking. Let us know how to find you and how to reach the joints.
- We check each window surround and the condition of the joint.
- We rake out the old mastic and clean the joint.
- We fill deep gaps so the new mastic isn’t too thick.
- New sand mastic is applied and shaped by hand.
- The finish is dressed neatly.
Getting ready for the visit
- For indoor joints, keep the area dry beforehand if you can
- Mention any leaks or damp you’ve noticed
- Clear items away from the joints we are working on
Get a quote
We don’t publish a price list, as no two jobs are quite the same. Instead, we give you a clear quote for your job. To get started, email us at info@mrmastic.co.uk.
Related advice
About our sand mastic in Polbeth
On many period windows, sand mastic looks right and suits the building. On modern frames we’d normally use a flexible sealant and we will explain which is best for yours. We’re often asked to deal with a silicone bead on a sash window that spoils the look and mastic dropping out of the joint, on timber door frames, sash and case windows and stone surrounds.
Many older Scottish homes still have timber windows set into stone walls. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
All of our work is guaranteed for twelve months.
- Location
- Polbeth (EH55)
- Wider area
- West Lothian
- Cover
- 12 months on all our work
- Price
- A clear price before we start
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
For landlords and businesses
Businesses can book us for washrooms, kitchens, offices and more. For commercial premises, we can talk through working times when we quote.
Hotels need rooms back in use, so we plan the work room by room around your bookings where we can. We’ve worked in hotels as well as homes and businesses.
Aftercare tips
No joint lasts for ever, but care makes a real difference. A few tips:
- Don’t paint over the new mastic
- Ask the planning authority about consent for listed or conservation-area homes
- Check the mastic when you check the paintwork
- Renew mastic before redecorating the windows
Don’t touch or press the mastic while it hardens. It forms a skin fairly soon, but takes longer to harden fully.
Crumbling mastic lets rain into the joint. It can soak into the frame and the surrounding masonry, so renewing it early is worth it.
Different surfaces, different methods
Sash and case windows
The box of a sash and case window sits in the stone or brick opening. Sand mastic seals the joint round it.
Brick reveals
Loose mastic comes out and deep gaps are packed before pointing.
FAQs for Polbeth
Do you work for landlords with property near West Calder station?
Yes, we work for landlords and agents. You can drop us a line at info@mrmastic.co.uk with the address and a few details, and we’ll give you a fixed price before work begins.
Will you come out to Polbeth?
Yes, we do. Our work covers the whole of Scotland, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Is it OK to seal over old sealant?
No, and we never do. It may look fine at first, but the new bead soon lifts. Removing the old sealant completely is the only lasting way.
How long does the job take?
Typically it takes a few hours for a single window, longer for several. Bigger jobs take longer, and we will say how long yours will take.
Do I need to be at home?
For indoor joints, yes, someone needs to let us in. Once we have agreed the job, you do not need to watch us work.
When will the new mastic be hard?
It forms a skin fairly soon and it hardens fully over a longer time. Timing depends on the weather and the joint.
Are you an approved applicator?
Yes. We are approved under the ARBOMaster scheme, the approved applicator scheme for Arbo sealants.
Will the old sealant be removed?
Yes, always, and completely. New silicone does not stick to old silicone, so any old material comes out before anything new goes in.
Can I do it myself?
A DIY attempt doesn’t rule out a professional job. 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.
Sand mastic in Polbeth: local notes
Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and sound outside sealant is part of that. Historic houses like Howden House (about 2.6 miles north-east) are a reminder that the area around Polbeth has older buildings as well as new. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic.
Rented homes near West Calder station change hands often, and any sash windows need sound mastic to keep draughts and rain out.
Polbeth is about 3 miles south-west of Livingston, in West Lothian. Whether you’re in the middle of Polbeth or further out, sand mastic is available for homes and businesses alike. Our West Lothian coverage runs to 58 places, and Polbeth is one of them. We also work in Edinburgh, about 15 miles from Polbeth.
Work in EH55 works the same way as everywhere else we cover. That includes homes and businesses on Polbeth Avenue, Polbeth Place and Limefield Road and the roads around them. Other places close to Polbeth include Mossend (1 mile west), West Calder (1 mile south-west), Bellsquarry (1 mile north-east), Adambrae (1 mile north-east) and Dedridge (2 miles north-east). Further out, we also cover Livingston (3 miles north-east), Bathgate (4 miles north-west), Linlithgow (8 miles north), Whitburn (5 miles west), East Calder (5 miles north-east) and Broxburn (6 miles north-east).
Local landmarks in Polbeth
For rail, the closest station is West Calder station, about 0.8 miles south-west of the centre. Well-known places in the area include Livingston Designer Outlet (2 miles north-east) and Almond Valley Heritage Centre (1.7 miles north). Not far away are Dechmont Law.
Common problems we fix in Polbeth
Most of it is simply age. Sand mastic is a maintenance item like any pointing and how long it lasts depends on the weather it faces.
Any of these means the joints need attention:
- Mastic round period door frames that has failed
- Window mastic to renew ahead of painting
- Old cement repairs round a window that have failed
- Modern sealant on a period surround
Howden House, about 2.6 miles north-east, is one of the historic houses in the wider area around Polbeth, and older homes nearby need a sealant that suits their walls.
What your quote should include
- Whether they seal over old material or remove it
- How the joint is cleaned and prepared
- Who does the work, and how experienced they are
- What the cure time is
What affects the quote in Polbeth
The price is agreed before any work begins. It’s based on:
- Which sealant suits the joint
- Mould in or behind the old joints
- The number and length of the joints
- Whether the work is at height
Instead of a standard rate, we look at what your job involves: the amount of work, the old material and the access. You’ll know the price before we begin.
What to tell us for a quote
To help us quote quickly, please include:
- If it’s domestic, commercial or a hotel
- Any previous sealing or DIY work
- Where the property is
- Pictures of the joints, sent by email
Asking for a quote is easy: let us know the job and the location, and roughly how big it is. A few photos by email make the job easier to understand, and we’ll take it from there.