West Lothian · Scotland
Philpstoun Window Mastic
Professional window mastic in and around Philpstoun, with old sealant always removed completely.
- Cracked sealant at the sill ends
- Old mastic that has gone black or come away
- Rain getting in at the frame or under the sill
About our window mastic in Philpstoun
Colour matters on a frame. White, brown, anthracite grey, black and clear sealants are all available, so the bead blends with the window rather than framing it. We work on timber windows & doors, uPVC windows and composite doors, and people most often call us about sealant in the wrong colour for the frame and gaps where the sill meets the wall.
Mastic can only go onto a dry joint, so outside work in Philpstoun depends on the weather. Let us know about access to every frame, including any upstairs.
There’s a 12-month guarantee on every job, large or small.
- Location
- Philpstoun (EH49)
- Wider area
- West Lothian
- Guarantee
- 12 months on all our work
- Price
- Quoted before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
The process
At the end, we look at the finished work together and explain the cure time. The visit itself normally takes most of a day for a typical house, less for a few frames, depending on the amount of work. Outdoor work around Philpstoun depends on the weather, as sealant needs a dry surface, so an outdoor job can move if the forecast changes. Indoor work goes ahead whatever the weather.
- 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.
- A flexible, weatherproof sealant is applied in a colour to suit the frame.
- Every joint is checked before we leave.
Getting ready for the visit
- Mention any parking rules near the property
- Plan for the work area to be out of bounds to pets and children
- Where the joints are inside, avoid wetting them before we arrive
Getting a quote
Asking for a quote is easy: let us know what needs doing and where. A few pictures by email make the job easier to understand, and we will take it from there.
Read more
Honest limits
We won’t take on work that won’t last, so these are the limits:
- Misting between the panes of a double-glazed unit (that needs a new unit)
- Draughts through the window seals rather than the frame
- Faulty window hardware
Not sure which it is? You can send an email to info@mrmastic.co.uk and we will tell you honestly before you book.
Where we work in Philpstoun
- Window sills
- Patio & French doors
- uPVC windows
- Timber windows & doors
- Aluminium frames
- Composite doors
Philpstoun: your questions answered
Does living near the coast affect window mastic in Philpstoun?
Near the coast, wind-driven rain and, nearer the shore, salt air make outside sealant work harder. The right product, a clean joint and the right depth all help it cope.
Is Philpstoun within the area you cover?
Yes, we do. Our work covers the whole of Scotland, and smaller places are part of that. The journey is planned ahead, so it helps to know about access.
Can you get sealant to suit coloured frames?
Yes, we choose a colour to suit the frame. Anthracite grey, black, brown and white cover most frames, with clear as an option.
Can I paint over the new sealant?
Not usually, if it’s silicone. Tell us your decorating plans and we will pick a sealant to suit.
Are you ARBOMaster approved?
Yes. We are approved under the ARBOMaster scheme, which is run for the Arbo sealant brand.
What do you need from me for a quote?
A short description and the location, with pictures by email if possible. We’ll ask anything else we need to know.
What sealant do you use?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We explain the product when we quote.
Do you work for letting agents?
Yes. Domestic, commercial and hotel work are all part of what we do, and we are fully insured.
Surface by surface
Composite doors
Composite doors are normally hung in an uPVC-type frame, so its perimeter joint is sealed much like a window. We match the colour to the frame.
Patio & French doors
Patio and French doors have the longest joints on most houses. Most leaks start at the bottom corners, so we pay close attention there.
When to call us in Philpstoun
Sun, frost and rain wear sealant out. UV light hardens the outside of the bead, until it loses its stretch and starts to crack.
Any of these means the joints need attention:
- Leaking joints at the ends of sills
- Draughty joints inside around the window
- Water coming in at the bottom corners of a door
- Untidy mastic left by window fitters
For site and facilities teams at buildings such as Winchburgh Academy, the mastic around its windows and doors needs looking after like any other building’s.
What your quote should include
- What guarantee comes with the work
- Which sealant they’ll use, and why
- What the quote includes, VAT included or not
- Who turns up on the day
How we quote for window mastic
Some jobs are bigger than they look, and some smaller. The main factors:
- When we can work, for business premises
- Whether the work is at height
- How many rooms, windows or areas are involved
- The amount of work
We do not show prices on the website, because the cost depends so much on the job itself. For a quick quote, please drop us a line at info@mrmastic.co.uk and we will talk you through it.
Helping us quote
To help us quote quickly, let us know:
- Access, such as stairs, a lift or height
- The type of property
- Whether it has been sealed before
- The problem you’ve noticed
Need a quote? Please send an email to info@mrmastic.co.uk with a few details. We’ll explain what we’d do and give you a clear price before any work starts.
Philpstoun homes and the weather
Philpstoun 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’s hard on the mastic around window and door frames, especially on the side facing the sea. Sash and case windows are common in older Scottish homes, often pointed into the wall with traditional sand mastic.
Homes close to Pardovan Church include some older properties, and the joint between an old wall and a newer frame is normally the first place rain gets in. Rented homes near Linlithgow station change hands often, and cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Philpstoun is about 4 miles south-east of Bo'ness, in West Lothian. Across the EH49 area, our applicators can take on window mastic. Philpstoun is one of 58 towns and villages in West Lothian we cover for window mastic. There’s also a page for Edinburgh, about 13 miles away.
Jobs for window mastic in EH49 is quoted and booked the same way as anywhere else. Whether your property is on Main Street, The Avenue and Pardovan Crescent or a nearby road, our applicators can take on the job. Other places close to Philpstoun include Old Philpstoun (1 mile east), Bridgend (1 mile south), Uphall (3 miles south), Dechmont (4 miles south) and Uphall Station (4 miles south). Further out, we also cover Livingston (6 miles south), Bathgate (7 miles south-west), Linlithgow (3 miles west), Whitburn (10 miles south-west), East Calder (6 miles south-east) and Broxburn (3 miles south-east).
Near you in Philpstoun
Philpstoun’s nearest station is Linlithgow station, roughly 2.7 miles west of the centre. A little further out are Canal Museum (Linlithgow) (2.8 miles west) and Blackness Castle (2 miles north). Green spaces nearby include Linlithgow Loch and Cockleroy.
Landlords, agents and businesses in Philpstoun
We work for letting agents and landlords as well as householders. Resealing between tenancies keeps a property looking cared for before the next move-in.
Businesses can book us for washrooms, kitchens, offices and more. On commercial sites, working times can be discussed when we quote.
Nearby places to Philpstoun
What else we do in Philpstoun
Why deal with it now?
Once mastic fails, rain can get between the frame and the wall. Over time that can mean damp patches, damaged plaster and rotting timber. A reseal is a much smaller job. Exposed walls in smaller Scottish places take a lot of wind and rain, and once water gets behind a failed joint, damp in stone or harled walls is slow to dry out.
The cost reflects the work involved, not a rough estimate. That’s why we ask about the job first and agree the price before starting.
Why Philpstoun customers choose us
- We are fully insured
- Tidy, careful work
- An ARBOMaster approved applicator
- One-year guarantee on every job
Take a look at what affects the cost and what customers say.