West Lothian · Scotland
Livingston Village Window Mastic
Mastic around window and door frames, sills and patio doors for householders, landlords and businesses in Livingston Village. Fully insured, ARBOMaster approved and guaranteed for a year.
- Black, perished sealant on frames
- Water coming in at the bottom corners of a door
- Cold air getting in at the frame edge
How we handle window mastic in Livingston Village
If you can feel air around a shut window, the gap is often at the frame. A new joint stops the air getting through. Where the air is getting in through the window itself, we’ll say so. If you have sealant in the wrong colour for the frame and whistling draughts around closed windows, we can put it right, whatever the surface.
Mastic can only go onto a dry joint, so outside work in Livingston Village depends on the weather, and longer journeys are planned in advance. Tell us about access to all the windows and doors, upstairs included.
All of our work is guaranteed for twelve months, in Livingston Village and everywhere else we cover.
- Location
- Livingston Village (EH54)
- Wider area
- West Lothian
- Guarantee
- A year, on every job
- Price
- A clear quote up front
- info@mrmastic.co.uk
- Updated
- 26 October 2026
When to call us in Livingston Village
Plenty of failed mastic was poorly applied in the first place. Mastic laid onto dusty, damp or crumbling surfaces never bonded as it should, so it comes away long before its time.
The most common problems we see are:
- Sealant in the wrong colour for the frame
- Gaps left after new windows were fitted
- Old mastic that has gone black or come away
- Cracked sealant at the sill ends
For an older house near a landmark such as Livingston Parish Church, the joint between an old wall and a newer frame is normally the first place rain gets in.
Comparing quotes
- Is VAT in the price?
- How the colour is chosen
- What guarantee comes with the work
- Who does the work, and how experienced they are
What else we do in Livingston Village
Leave it or put it right?
Not every sealant suits a window. Decorators’ caulk and bathroom silicone are not designed for outside joints that move. An exterior, low-modulus sealant stays flexible in sun and frost. In a place like Livingston Village, small leaks are easy to put off, but water behind a failed seal does the most damage when nobody’s watching.
The cost reflects the work involved, not guesswork. That is why we ask about the job first and send you a clear quote before work begins.
Why Livingston Village customers choose us
- 180+ five-star Google reviews
- Sanitary silicone with an anti-fungal additive in wet areas
- Domestic, commercial and hotel work
- Colour picked to suit the job
Take a look at our cost guide or customer reviews.
For landlords and businesses
We work for landlords and agents as well as householders. Resealing between tenancies keeps a property looking cared for before the next move-in.
We also work for property managers and facilities teams in Livingston Village and across West Lothian. We can quote a run of properties together, and we are fully insured.
How it works
Our applicators work methodically: protection first, then preparation, sealing and a tidy-up. For most jobs that takes most of a day for a typical house, less for a few frames, and the area is left clean. Somewhere like Livingston Village may be a longer drive, and the journey is planned ahead. Tell us about tracks, gates, a ferry crossing or anything unusual about getting there.
- We check how each frame can be reached safely.
- Old, cracked mastic is removed completely.
- Frame and wall are cleaned and must be dry before sealing, and primed where the sealant calls for it.
- Backing rod fills deep voids and the sealant goes in on top.
- The joint is shaped to shed water and the area tidied.
Before we arrive
- Plan for the work area to be out of bounds to pets and children
- Mention any parking rules near the property
- Let us know about earlier repairs to the joints
Get a quote
Need a quote? Please email us at info@mrmastic.co.uk with a few details. We’ll explain what we’d do and send you a clear quote before any work starts.
Read more
Looking after it afterwards
Aftercare is simple:
- Do not aim a pressure washer at the joints
- Walk round the house once a year and look at the joints
- Keep timber frames painted
- Ventilate rooms so frames do not stay wet inside
On timber frames, keep the paintwork in good order, since wood that gets wet swells and shrinks more. Keep paint off the silicone itself.
Look out for the warning signs: cracks in the mastic, gaps you can see light through, damp on the reveal or mould around the inside of the frame. Any of these is worth a call.
DIY sealant or a professional job?
Overfilling a joint is a classic DIY mistake. A thick, smeared bead looks untidy and does not move well, and getting the depth right matters as much as the look.
Some sealant jobs are within reach of a careful DIYer, like a short, easy-to-reach joint indoors. The common mistakes are sealing over old sealant, sealing a damp joint and using far too much.
Windows and doors in Livingston Village
With historic houses such as Howden House (about 0.8 miles north-east) nearby, there’s older building stock in the area around Livingston Village as well as newer homes. Where a home is older, older frames set in brick or stone need a sealant that suits them, and sometimes that is traditional sand mastic. Private landlords in Scotland must meet the Repairing Standard, which includes keeping a home wind and watertight, and failed outside joints work against that.
If you look after a building such as St. Margaret's Academy, its window and door frames need their mastic kept sound, just like a home’s. If you let a flat or house near Livingston North station, renewing tired window mastic between tenants heads off draught and damp complaints.
Livingston Village is about 1 mile south-west of Livingston, in West Lothian. Across the EH54 area, our applicators can take on window mastic. We cover 58 towns and villages across West Lothian. You can also see our page for Edinburgh, roughly 13 miles from Livingston Village.
Our applicators cover all of EH54 for window mastic. That includes homes and businesses on Kirk Lane, Allen Road and Meikle Road. Being close to the A705, Livingston Village is simple for us to get to for window mastic. Other places close to Livingston Village include Eliburn (1 mile north-west), Howden (1 mile east), Ladywell (1 mile north), Livingston (1 mile north-east) and Dedridge (1 mile south-east). We also work in nearby towns such as Bathgate (4 miles west), Linlithgow (7 miles north-west), Whitburn (6 miles west), East Calder (3 miles east), Broxburn (4 miles north-east) and Armadale (6 miles west).
What’s near Livingston Village
Locally, jobs take us to homes and businesses close to The NewYearField pub and Inveralmond Community High School, among other places. For rail, the closest station is Livingston North station, about 1.1 miles north of the centre. A little further out are Almond Valley Heritage Centre (0.5 miles west) and Bathgate Castle (3.8 miles west). For a walk, there’s Dechmont Law.
How the job changes by surface
uPVC windows
We clean the frame edge carefully so the plastic isn’t marked, then the sealant goes in between frame and wall.
Timber windows & doors
Soft or rotten wood cannot be sealed successfully. We will point out any rot we find, as that’s a job for a joiner.
Livingston Village: your questions answered
Can you help a landlord with a rental near Livingston North station?
Yes. We work for landlords and letting agents as well as householders. You can drop us a line at info@mrmastic.co.uk with the details for a clear quote.
Can you do window mastic in Livingston Village?
Yes. We work across all of Scotland, and Livingston Village is part of that. You can drop us a line at info@mrmastic.co.uk and tell us what needs doing.
Should I try DIY first?
Some simple jobs can be done by a careful DIYer. Most DIY failures come from sealing over old material, wet joints or too much sealant.
Are you insured?
Yes. Mr Mastic is fully insured, and we have been doing sealant work for more than 20 years.
Is the new sealant paintable?
Not normally, if it’s silicone. Tell us your decorating plans and we will pick a sealant to suit.
How much does window mastic cost in Livingston Village?
It depends on the job, so we quote each one individually. To get one, send an email to info@mrmastic.co.uk and tell us what needs doing and where.
Do you seal inside as well as outside?
Yes. Plenty of draughts come through the inside joint as well as the outside, so sealing both is often worthwhile.
Do you have sealant for grey or black windows?
Generally, yes. Tell us the frame colour when you get in touch and we’ll match it as closely as we can.