Edinburgh · Scotland
Window & door mastic in Bughtlin, Edinburgh
Mastic around window and door frames, sills and patio doors for Bughtlin, backed by a 12-month guarantee. Call for a quick quote.
- Untidy mastic left by window fitters
- Draughty joints inside around the window
- Old mastic that has gone black or come away
For landlords and businesses
Mouldy or split sealant often shows up at the end of a tenancy, and it’s easy to sort out between tenants. We can quote for more than one property at once.
Hotels need rooms back in use, so the work can be planned room by room. We’ve worked in hotels as well as homes and businesses.
How we handle window mastic in Bughtlin
If you can feel air around a shut window, the gap is often at the frame. Resealing that joint can make a room feel noticeably less draughty and quietens the whistle on windy days. If the draught is through the window seals instead, we’ll tell you. We work on uPVC windows, timber windows & doors and composite doors, and common reasons people get in touch are black, perished sealant on frames and rain getting in at the frame or under the sill.
Scotland’s cities are full of stone-built tenements and terraces, in sandstone or granite. Stone needs a sealant that suits it, so acetoxy silicones, which can attack some stone, are best avoided.
Our work is backed for twelve months.
- Where
- Bughtlin (EH4, EH12)
- Region
- Edinburgh
- Guarantee
- A year, on every job
- Quote
- A clear quote up front
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
DIY sealant or a professional job?
Sealing over old silicone is the commonest DIY error. Silicone does not stick to old silicone, so it peels away and traps moisture behind it. Everything old must be removed first.
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is matched to the joint and its conditions, then guaranteed for a year.
Frames and glazing around Bughtlin
Bughtlin is within about 2 miles of the coast, where wind-driven rain is a fact of life and, nearer the shore, so is salt air. That’s hard on the mastic around window and door frames, especially on the side facing the sea. With historic houses such as Caroline Park (about 3.2 miles north-east) nearby, there’s older building stock in the area around Bughtlin as well as newer homes. In older buildings, older frames set in brick or stone need a sealant that suits them, and sometimes that’s traditional sand mastic.
If you let a flat or house near Edinburgh Gateway station, renewing tired window mastic between tenants heads off draught and damp complaints. Historic houses such as Caroline Park, about 3.2 miles north-east, show how far back building around Bughtlin goes, and older homes nearby need a sealant that suits their walls.
Bughtlin is about 4 miles west of Edinburgh, in Edinburgh. Across the EH4 area, our applicators can take on window mastic. Our Edinburgh coverage runs to 175 places, Bughtlin among them.
All of EH4 and EH12 is within our area for window mastic. That includes homes and businesses on Craigs Road, Maybury Road and Pinetum Lane. Neighbouring places we cover for window mastic include East Craigs (1 mile south), Cammo (1 mile north-west), Barnton (1 mile north), Braepark (1 mile north) and West Craigs (1 mile south-west). Within a short drive, we also cover Edinburgh (4 miles east), Leith (6 miles east), Bonnington (5 miles east), Greenside (5 miles east), Broughton (5 miles east) and Bellevue (4 miles east).
Near you in Bughtlin
For rail, the closest station is Edinburgh Gateway station, about 1 mile south-west of the centre. Other landmarks nearby include Craigcrook Castle (1.6 miles east) and Corstorphine Hospital (1.6 miles south-east). Not far away are Dundas Loch and The New Leaf Co-op.
How the visit works
We keep the work tidy and contained to the joints we are treating, so you can carry on as normal. Expect the work to take a few hours for a few frames, or a day or more for a whole house. Parking in city streets around Bughtlin can be tight or controlled, so it helps to know about permits or nearby bays. For flats, mention the door entry system and any shared-stair arrangements.
- First, we confirm safe access to each frame.
- Old, cracked mastic is removed completely, along with any loose debris.
- Frame and wall are cleaned and must be dry before sealing.
- Deep voids are backed, then the sealant is gunned in.
- We tool the joint so water runs off, then clear up.
How to prepare
- Mention if the joints have been sealed before
- Let us know about stairs, lifts or work at height
- Clear items away from the joints we are working on
Get a quote
Asking for a quote is easy: let us know the job and the location and its rough size. A few photos by email make the job easier to understand, and we’ll come back to you with a quote.
Read more
Also near Bughtlin
What else we do in Bughtlin
When to call us in Bughtlin
Frames are never completely still. 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 can’t keep up eventually tears.
Keep an eye out for these signs:
- Gaps where the sill meets the wall
- Mastic that has split away from the wall
- Damp patches on the reveal after heavy rain
- Gaps between the frame and the inside reveal
For site and facilities teams at buildings such as Craigmount High School, larger buildings have plenty of frames, and the mastic around each one ages.
Questions to ask before you book
- Whether you can choose the colour
- How long the guarantee is
- What happens if they find a problem under the old sealant
- What insurance they hold
What the job involves on each surface
uPVC windows
Plastic frames move a lot between a hot afternoon and a cold night, so the joint needs a low-modulus sealant that stays flexible. White is the usual colour, with brown, anthracite grey and black for coloured frames.
Aluminium frames
Bi-fold and sliding aluminium doors have long frame joints, and the bottom joint sees the most water. Each is cleaned, backed where deep and resealed.
Why act early in Bughtlin
Getting a straight, even bead on an outside frame takes practice, especially upstairs. We cut out properly, back deep gaps and tool every joint neatly, in a sealant suited to the wall. Wind-driven rain gets into any failed joint on the outside of a city building, and in a tall building in Bughtlin, damp can travel a long way before it shows.
The cost reflects the work involved, not a rough estimate. That is why we ask about the job first and give you a clear quote before work begins.
Why choose Mr Mastic in Bughtlin
- We leave the area clean and tidy
- 4.9 on Google from 180+ five-star reviews
- Colour picked to suit the job
- One-year guarantee on every job
Read what affects the cost and our reviews.
Your questions about window mastic in Bughtlin
Can you help a landlord with a rental near Edinburgh Gateway station?
Yes, rental work is part of what we do. You can email us at info@mrmastic.co.uk with the address and a few details, and we will give you a fixed price before work begins.
How is work on the outside of a tenement in Bughtlin generally arranged?
The owners of the flats normally agree repairs to shared parts like the roof and outside walls, and many buildings have a factor to arrange it. The Tenements (Scotland) Act 2004 sets out how that works where the title deeds do not. Windows often belong to the individual flat, but it’s worth checking your deeds.
What do you put in the joint?
Products from Arbo and Everbuild, among others, picked for each joint. We’ll tell you what we’re using and why.
Can new window sealant be painted?
It depends on the sealant. Some hybrid sealants can be painted; silicone can’t. Tell us if you’re decorating and we will choose accordingly.
Do you come to Bughtlin?
We do. Bughtlin is part of the area we cover.
Do the sealants smell?
It depends on the product. Some products have a noticeable smell, others very little, and any smell fades as they cure.
Will resealing my frames help with draughts?
Yes, where the draught is at the frame edge. We check where the draught is before any work starts.
Do you seal inside as well as outside?
Yes. Inside, the joint between frame and plaster is sealed neatly.
When something else is needed
Honest advice matters more to us than a booking, so here’s what new sealant will not do:
- Damp problems in the wall away from the window
- A frame that has rotted at the joint
- Broken hinges, locks or handles
Not sure which it is? You can send an email to info@mrmastic.co.uk and we will tell you honestly.
What we seal
- Composite doors
- Window sills
- Timber windows & doors
- Patio & French doors
- Aluminium frames
- uPVC windows