East Lothian · Scotland
Window & door mastic in Phantassie, East Lothian
Mastic around window and door frames, sills and patio doors for homes and businesses in Phantassie and across East Lothian. Fully insured, ARBOMaster approved and guaranteed for a year.
- Cracked sealant at the sill ends
- Water coming in at the bottom corners of a door
- Hard, cracked sealant around windows
About our window mastic in Phantassie
Homes in Phantassie have every kind of window: from uPVC casements to timber and aluminium, along with patio doors, French doors and sills. The sealant is chosen to suit the frame material and the wall. Common call-outs are for rushed sealant from a window installation and cold air getting in at the frame edge, across uPVC windows, timber windows & doors and patio & French doors.
Mastic can only go onto a dry joint, so outside work in Phantassie depends on the weather. Let us know about access to every frame, including any upstairs.
A one-year guarantee comes as standard, so you’re not left on your own once the job is done.
- Where
- Phantassie (EH40)
- Wider area
- East Lothian
- Guarantee
- A year, on every job
- Quote
- A clear price before any work starts
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Aftercare tips
Good habits help new joints last longer. A few tips:
- Ventilate rooms so frames don’t stay wet inside
- Avoid harsh chemicals near the mastic
- Walk round the house once a year and look at the joints
- 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 drop us a line at info@mrmastic.co.uk.
Draughts get worse, not better. As the old mastic shrinks further, more air gets through, and heat escapes around the frame. Resealing closes it.
The process
We work through the job in order: protection first, then preparation, sealing and a tidy-up. For most jobs that takes anything from an hour or two to a full day, depending on how many frames there are. Somewhere like Phantassie 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.
- Each frame is looked over and we agree which ones need resealing.
- We remove the old mastic and clean the frame edge and wall.
- Deep gaps get closed-cell backing rod to set the depth.
- 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
- On commercial sites, let us know about site rules
- Tell us about access, such as stairs, a lift or high-level joints
- Move anything stored near the joints
Getting a quote
It all starts with a short chat. Describe the problem, the location and the size of the job. When it suits you, send an email to info@mrmastic.co.uk.
Advice
How the job changes by surface
Timber windows & doors
On period timber windows, traditional sand mastic is sometimes the better choice. We will tell you which suits your home.
Window sills
Where a sill meets brick or render, the ends often crack first. A tight seal at each end keeps rain out of the wall.
Other services in Phantassie
What affects the quote in Phantassie
The price is agreed before any work begins. It takes into account:
- Access and height
- How many areas need sealing
- Whether there’s mould to deal with
- Which sealant suits the joint
There are no prices on our website, because the cost depends so much on the job itself. For a quick quote, please send an email to info@mrmastic.co.uk and we’ll talk you through it.
What we need to know
Before you ask for a quote, have a think about:
- Roughly how big the job is
- The type of property
- What’s wrong with the joints now
- How we’d reach the joints
We quote each job on its own. Just email us at info@mrmastic.co.uk with the details.
For landlords and businesses
Failed sealant is one of the commonest items on a check-out report, and it’s quick to put right between tenancies. Several properties can be quoted together.
We also work for businesses, from offices to washrooms and kitchens. For commercial premises, we can talk through working times when we quote.
Frames and glazing around Phantassie
Phantassie is close to the coast, and homes near the sea take more wind-driven rain, with salt in the air closer to the shore. That is hard on the mastic around window and door frames, especially on the side facing the sea. 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.
In the older streets around Prestonkirk Parish Church, frames set in older brick or stone need a sealant that suits the wall as well as the frame. Letting a property close to East Linton station? Then cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Phantassie is about 5 miles west of Dunbar, in East Lothian. If you need window mastic in Phantassie, please drop us a line at info@mrmastic.co.uk for a quick quote. We are based in Crawley and cover East Lothian. Phantassie is one of 48 towns and villages in East Lothian we cover. Edinburgh is on our list too, about 22 miles from Phantassie.
Postcode districts we cover here for window mastic: EH40. That includes homes and businesses on Stories Park and Prestonkirk Gardens and the roads around them. If you’re just outside Phantassie, we cover East Linton (1 mile west), Preston (1 mile north), Smeaton (1 mile north), Stenton (3 miles south-east) and Garvald (4 miles south). Within a short drive, we also cover Haddington (6 miles south-west), Dunbar (5 miles east), Tranent (12 miles west), North Berwick (5 miles north-west), Prestonpans (13 miles west) and Cockenzie and Port Seton (12 miles west).
Near you in Phantassie
Around Phantassie, our work takes us to homes and buildings near The Crown & Kitchen pub and the streets around them. Phantassie’s nearest station is East Linton station, roughly 0.5 miles west of the centre. Nearby you’ll also find Hailes Castle (1.7 miles south-west) and Belhaven Hospital (4.4 miles east). For a walk, there’s Traprain Law.
DIY sealant or a professional job?
If you’re set on DIY, put the effort into preparation: take out all the old sealant, make sure the joint is clean and dry, and give it the full cure time. If it fails, we can still redo it.
What a professional job adds is preparation and the right product. We take joints back to clean, dry surfaces, and the sealant is chosen for how the joint moves and where it is, and the work is guaranteed for a year.
Common questions in Phantassie
I let a flat near East Linton station. Can you help?
Yes, landlords and agents are among the people we work for, and several properties can be quoted together. You can send an email to info@mrmastic.co.uk with the details for a clear quote.
Does living near the coast affect window mastic in Phantassie?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. Choosing the right sealant for the frame and wall, laid at the right depth, helps it last.
Do I need to be at home?
We need access to the joints, so we’ll agree that with you when we book. For inside work, that normally means someone being in.
What does window mastic cost?
The cost depends on the size of the job, access and how much old sealant has to come out. Call for a quick quote.
Do you work for hotels and businesses?
Yes. We’ve worked for hotels, offices and other businesses, and we are fully insured.
Do you have sealant for grey or black windows?
Generally, yes. Mention the frame colour when you ask for a quote and we’ll use the nearest match.
Do you take out the old sealant first?
Yes, every time. New silicone doesn’t stick to old silicone, so the joint is cleaned back first.
Do you come to Phantassie?
Yes, we do. Our applicators work in Phantassie, and the service is the same as everywhere else.
When it isn’t the sealant
We’d rather tell you now than do work that will not last, so these are the limits:
- Damp problems in the wall away from the window
- Worn gaskets, brush seals or a door that has dropped
- Condensation trapped between the panes
If in doubt, drop us a line at info@mrmastic.co.uk and we’ll say what we think.
Where we work in Phantassie
- Composite doors
- uPVC windows
- Aluminium frames
- Window sills
- Timber windows & doors
- Patio & French doors