West Lothian · Scotland
Window & door mastic in Broxburn, West Lothian
Mastic around window and door frames, sills and patio doors for homes and businesses in Broxburn and across West Lothian. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Cracked internal joints between frame and plaster
- Untidy mastic left by window fitters
- Gaps where the sill meets the wall
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.
Letting agents often deal with us directly. Tell us the address, the job and how access works and we’ll give you a quote.
Window mastic in Broxburn
Colour matters on a frame. We can seal in white, brown, anthracite grey, black or clear, so the bead blends with the window rather than framing it. If you have white mastic on grey or black frames and gaps left after new windows were fitted, we can help, whatever the surface.
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.
All of our work is guaranteed for twelve months.
- Where
- Broxburn (EH52)
- Region
- West Lothian
- Cover
- 12 months on all our work
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
When something else is needed
In fairness, there are a few things sealant will not fix:
- A failed sealed unit that has misted up
- Damp coming through the wall itself rather than the frame joint
- Rotten timber, which needs a joiner first
Not sure which it is? You can email us at info@mrmastic.co.uk and we will tell you honestly before you book.
What we seal
- Window sills
- Timber windows & doors
- Aluminium frames
- Patio & French doors
- Composite doors
- uPVC windows
Questions from Broxburn
Can you do window mastic in Broxburn?
Yes, Broxburn is within the area we cover. Our work covers the whole of Scotland. Just drop us a line at info@mrmastic.co.uk with a few details of the job.
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. Just mention lanes, gates or anything else about the route when you book.
Is it messy?
No. The area is protected while we work and cleaned up afterwards.
Can new window sealant be painted?
Not if it’s silicone. Tell us your decorating plans and we will pick a sealant to suit.
Will the old sealant be removed?
Yes, always, and completely. New silicone doesn’t stick to old silicone, so the joint is cleaned back first.
Do you work on first-floor windows?
Yes, in most cases. Access is planned before any work starts.
What information do you need?
Only a few details: the address or postcode, what’s wrong and any access issues. After that, simply send an email to info@mrmastic.co.uk.
Can you work on commercial sites?
Yes. We’ve worked for hotels, offices and other businesses and we’re fully insured.
Surface by surface
Patio & French doors
The joints around patio doors run a long way, top, sides and threshold. Most leaks start at the bottom corners, so we pay close attention there.
Aluminium frames
Metal frames expand in the sun and are often slim, with little room for error. A neat, narrow bead in a colour to match keeps the clean look.
DIY versus a professional finish
Some sealant jobs are within reach of a careful DIYer, such as a straightforward joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
If you do try it yourself, take your time over the preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it doesn’t work out, we can still put it right.
What we do, step by step
We keep the work tidy and contained to the joints we are treating. Expect the work to take anything from an hour or two to a full day, depending on how many frames there are, and we tell you how long to leave it before we go. Around Broxburn, distance and access matter more than parking. Let us know how to find you and how to reach the joints.
- We check each frame and agree which ones need doing.
- The old mastic is cut out and the surfaces cleaned back.
- Where gaps are deep, backing rod goes in first.
- New exterior sealant goes on in a matching colour and is tooled smooth.
- Every joint is checked before we leave.
Preparing for the visit
- Try not to wet indoor joints just before the visit
- Let us know if you’ve seen damp or leaks
- Mention any sign-in or site rules at work premises
Getting a quote
Need a quote? Please drop us a line at info@mrmastic.co.uk with a few details. We will explain what we’d do and send you a clear quote before work begins.
Read more
Also near Broxburn
What else we do in Broxburn
What affects the cost of window mastic
Some jobs are bigger than they look, and some smaller. The main factors:
- The number and length of the joints
- Any working-time requirements on site
- Access and height
- How many areas need sealing
Combining jobs into one visit is generally more efficient than separate visits, so tell us about everything that needs sealing. We’ll send you a clear quote for the lot.
Asking for a quote
Photos help, but a description is a good start. Please mention:
- What’s wrong with the joints now
- How many joints, rooms or windows are involved
- Whether it’s a home or a business
- If someone has resealed it before
We don’t publish a price list, because every job is different. Instead, your job gets its own clear quote. To get started, drop us a line at info@mrmastic.co.uk.
Windows and doors in Broxburn
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 3.2 miles south-west) are a reminder that the area around Broxburn has older buildings as well as new. In older buildings, older timber frames in brick or stone need a different approach from a modern uPVC window.
For landlords with property near Uphall station, sound mastic around windows and doors keeps out the draughts and damp that tenants notice first. Schools such as Our Lady's High School are buildings too, and larger buildings have plenty of frames, and the mastic around each one ages. Historic houses such as Howden House, about 3.2 miles south-west, show how far back building around Broxburn goes, and older homes nearby need a sealant that suits their walls.
Broxburn is about 3 miles north-east of Livingston, in West Lothian. Broxburn gets the same service as everywhere we cover: the old material taken out, joints prepared properly and a 12-month guarantee. Broxburn is one of 58 towns and villages in West Lothian we cover. There’s also a page for Edinburgh, roughly 11 miles from Broxburn.
We cover every part of the EH52 postcode area for window mastic. Window mastic is available to properties on West Main Street, Station Road and East Main Street. You will find Broxburn on the A89 and A899, which makes it straightforward to reach. Other places close to Broxburn include Winchburgh (2 miles north), Pumpherston (2 miles south), Auldcathie (2 miles north), West Clifton (2 miles south-east) and Calderwood (3 miles south-east). Further out, we also cover Livingston (3 miles south-west), Bathgate (7 miles west), Linlithgow (6 miles north-west), Whitburn (9 miles south-west), East Calder (3 miles south) and Armadale (9 miles west). Being one of West Lothian’s larger places, Broxburn has homes, rented property and businesses of every kind.
Landmarks near Broxburn
The closest station to Broxburn is Uphall station, roughly 1.4 miles south-west. Nearby you will also find The Centre (3.8 miles south) and Broxburn Community Museum (within half a mile south-west). Open spaces near Broxburn include Dundas Loch and Dechmont Law.
Why act early in Broxburn
Failed mastic isn’t a reason to replace sound windows. Where the frames are sound, new mastic normally deals with draughts and leaks at the edges. Problems with the glass or gaskets are for a window company, and we will say so. Exposed walls in smaller Scottish places take a lot of wind and rain, and damp in stone or harled walls takes a long time to dry once water gets behind a joint.
The cost depends on the size of the job, how much old material has to come out and access to the work. We give a clear quote before we start, so you know where you stand.
Why book with us
- You choose the colour before work begins
- A choice of colours where the product allows
- Rated 4.9 stars on Google
- Trusted Arbo and Everbuild sealants