East Lothian · Scotland
Window & door mastic in Broxburn, East Lothian
Mastic around window and door frames, sills and patio doors for homes and businesses in Broxburn and across East Lothian. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Gaps left after new windows were fitted
- Cracked or shrunken mastic around the frame
- White mastic on grey or black frames
Questions from Broxburn
Is window mastic in a coastal place like Broxburn any different?
Coastal weather is harder on outside sealant: there’s more wind-driven rain and, closer to the shore, salt in the air. The right product, a clean joint and the right depth all help it cope.
Will you come out to Broxburn?
Yes. Broxburn is within the area we cover, which takes in towns, villages and rural addresses. Our work covers the whole of Scotland. Let us know about access, parking and anything unusual about getting there when you book.
Do you seal inside as well as outside?
Yes. Outside is the weather seal; inside closes the gap to the plaster. We can do either or both.
Can I add another job to the visit?
Yes. More than one area can be quoted together.
Will the old sealant be removed?
Yes. We cut out all the old sealant and clean the joint before applying anything new.
How many windows can you do in a day?
It depends on access, the old mastic and the size of the frames. We will tell you how long your job needs when we quote.
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.
Where do you work from?
Our base is in Crawley, and we work across South East England, London and Scotland.
Window mastic for homes and businesses in Broxburn
Behind a thin line of old mastic there’s sometimes a deep void. Filling it with sealant alone leaves a joint that cannot move properly, so we fit backing rod to set the right depth. The sealant then grips the two sides it should. If you’re dealing with cold air getting in at the frame edge and leaking joints at the ends of sills, we can help, on composite doors, window sills and patio & French doors alike.
Older stone-built homes in Scotland often have sash and case or timber windows set in stone. Those suit a traditional sand mastic or a neutral-cure sealant, not an acetoxy silicone that can attack some stone.
The work is covered for a year after we finish. If anything isn’t right with it, drop us a line at info@mrmastic.co.uk.
- Place
- Broxburn (EH42)
- Wider area
- East Lothian
- Guarantee
- 12 months on all our work
- Quotes
- Quoted before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Windows and doors in Broxburn
Broxburn is within about 1 mile of the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That’s hard on the mastic around window and door frames, especially on the side facing the sea. Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and sound outside sealant is part of that.
For landlords with property near Dunbar station, cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Broxburn is about 12 miles east of Haddington, in East Lothian. Anywhere in EH42, we cover window mastic for homes and businesses. Broxburn is one of 48 places in East Lothian where we work. There’s also a page for Edinburgh, roughly 28 miles from Broxburn.
All of EH42 is covered for window mastic. We also cover Dunbar (1 mile north-west), Spott (2 miles south-west), Belhaven (2 miles north-west), West Barns (2 miles west) and Bielside (2 miles west). Within a short drive, we also cover Haddington (12 miles west), North Berwick (10 miles north-west), Gullane (13 miles west), East Linton (6 miles west) and Aberlady (14 miles west).
Near you in Broxburn
For rail, the closest station is Dunbar station, about 1.1 miles north-west. Nearby you’ll also find Dunbar Town House Museum and Gallery (1.3 miles north-west) and Dunbar Castle (1.5 miles north-west). For a walk, there’s Doon Hill.
Nearby places to Broxburn
Also in Broxburn
Common problems we fix in Broxburn
Every frame moves through the day. A plastic or aluminium frame lengthens in sunshine and shortens as it cools, while the brick or render around it hardly moves. A sealant that cannot keep up eventually tears.
If you can see any of these, it’s time to have the joints looked at:
- Old mastic that has gone black or come away
- Draughty joints inside around the window
- White mastic on grey or black frames
- Damp patches on the reveal after heavy rain
Homes close to Dunbar Collegiate Church include some older properties, and frames set in older brick or stone need a sealant that suits the wall as well as the frame.
Before booking anyone
- Is the old sealant removed completely?
- What the quote includes, VAT included or not
- How hidden problems are handled
- Whether they’re fully insured
DIY versus a professional finish
Not every job suits DIY: high-level joints, fire-rated gaps, external movement joints and big jobs need the right product, the right access and the right method.
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and does not move well, and getting the depth right matters as much as the look.
Landlord and commercial work in Broxburn
Letting agents often deal with us directly. Send the address, what’s needed and the access arrangements.
From a single let to a portfolio, the work is the same standard: the old material taken out, careful preparation and a 12-month guarantee.
Different surfaces, different methods
Window sills
Sills catch the water running down the glass, so the joints at each end and underneath matter. Each is cleaned out and resealed.
Composite doors
Front doors take the weather head on. We pay most attention there.
What we do, step by step
At the end, we look at the finished work together and explain the cure time. The visit itself generally takes most of a day for a typical house, less for a few frames, depending on the amount of work. Around Broxburn, distance and access matter more than parking. Let us know how to find you and how to reach the joints.
- First, we go round the frames with you and agree the list.
- The old mastic is cut out and scraped back to clean surfaces.
- Where the gap is deep, backing rod goes in first.
- A flexible exterior sealant is applied in a colour to suit the frame.
- We tool each bead neatly and check every joint is closed.
How to prepare
- Clear items away from the joints we are working on
- Let us know about parking restrictions
- For indoor joints, keep the area dry beforehand if you can
Get a quote
Getting a quote is simple: let us know what needs doing and where, and roughly how big it is. Photos by email help us understand the job, and we will take it from there.
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How to look after the new joints
After the cure time, these simple habits help:
- Keep paint and stain on wooden frames in good order
- Avoid harsh chemicals near the mastic
- Clear any debris from frame drain holes
- Wash the frames with mild soapy water
Have a look at the joints once a year, ideally after winter. Small splits are simple to catch before they leak, and if anything looks wrong, just email us at info@mrmastic.co.uk.
Water trapped behind a failed joint can start rot in timber frames and sills. Once wood has rotted, it needs repair before it can be sealed, so it pays to reseal before that happens.
Quotes for window mastic in Broxburn
You’ll get a clear quote before work begins. It’s based on:
- The type of sealant required
- Any working-time requirements on site
- Whether the work is at height
- Mould in or behind the old joints
We don’t show prices on the website, because each job is priced on what it involves. For a quick quote, please drop us a line at info@mrmastic.co.uk and we will talk you through it.
What we need to know
Before you ask for a quote, have a think about:
- Access, such as stairs, a lift or height
- The rough size of the job
- If someone has resealed it before
- The type of property
For window mastic in Broxburn, 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.