West Lothian · Scotland
Window & door mastic in Tarbrax, West Lothian
Window mastic across Tarbrax and nearby, with every bit of old sealant taken out first and a one-year guarantee.
- Rain getting in at the frame or under the sill
- Whistling draughts around closed windows
- Mastic that is falling out in pieces
About our window mastic in Tarbrax
If you can feel air around a shut window, the gap is often at the frame. A new joint stops the air getting through. If the draught is through the window seals instead, we will tell you. We work on uPVC windows, aluminium frames and patio & French doors, and people most often call us about cracked or shrunken mastic around the frame and cracked sealant at the sill ends.
Mastic can only go onto a dry joint, so outside work in Tarbrax depends on the weather. Let us know about access to every frame, including any upstairs.
A one-year guarantee comes with the work, just as it does everywhere we cover.
- Place
- Tarbrax (EH55)
- Region
- West Lothian
- Guarantee
- A year, on every job
- Quote
- A clear price before any work starts
- info@mrmastic.co.uk
- Last updated
- 26 October 2026
Keeping the joints in good condition
How long the joints last depends on use and care. Here’s what we suggest:
- Don’t paint over the silicone
- Make sure the drainage slots are not blocked
- Wash the frames with mild soapy water
- Air rooms to keep condensation down around windows
Keep the new mastic undisturbed while it cures, following the cure time we give you. Do not point a pressure washer at the joints.
Draughts get worse, not better. As the old mastic shrinks further, more air gets through, and a cold room gets colder. Resealing closes it.
When to call us in Tarbrax
Mastic ages in the weather. Sunlight dries the surface out, and over the years it loses its give, cracks and comes away.
Common reasons people contact us include:
- Sealant in the wrong colour for the frame
- Rushed sealant from a window installation
- Old mastic that has gone black or come away
- Cracked or shrunken mastic around the frame
Letting a property close to Addiewell station? Then cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
Before you book anyone
- Whether all the old sealant comes out first
- Whether they’re fully insured
- How the joint is cleaned and prepared
- How the colour is chosen
When it isn’t the sealant
A few problems are outside what sealant work can do:
- Damp problems in the wall away from the window
- Misting between the panes of a double-glazed unit (that needs a new unit)
- A sash or casement that won’t close properly
Not sure which it is? You can send an email to info@mrmastic.co.uk and we will tell you honestly.
Joints and surfaces we work on
- Aluminium frames
- Timber windows & doors
- uPVC windows
- Window sills
- Patio & French doors
- Composite doors
Surface by surface
Composite doors
Draughts round the door leaf normally come from worn seals or adjustment, not the mastic. We seal the frame and let you know about anything else.
uPVC windows
The frame is cleaned with a product that will not harm the plastic, then the new bead is laid against the frame and the wall.
Common questions in Tarbrax
Can you help a landlord with a rental near Addiewell station?
Yes. We work for landlords and agents as well as householders, and several properties can go on one quote. Just email us at info@mrmastic.co.uk with the address and what needs doing, and we’ll give you a clear price.
Can you do window mastic in Tarbrax?
Yes, Tarbrax is within the area we cover. Our work covers the whole of Scotland. Just send an email to info@mrmastic.co.uk with a few details of the job, and we will give you a clear quote.
Are you ARBOMaster approved?
Yes. We are an ARBOMaster approved applicator, the approved applicator scheme for Arbo sealants.
Will new mastic stop draughts?
Yes, where the draught is at the frame edge. We check where the draught is before we start.
How many windows can you do in a day?
The work takes anything from an hour or two to a full day, depending on how many frames there are. Access and how stubborn the old mastic is affect the time most.
What do you need from me for a quote?
The location, the problem and the rough size of the job. If you can, email a few pictures.
Is there any odour?
Possibly a little. It fades as the sealant cures.
How much does window mastic cost in Tarbrax?
It depends on the job, so we quote each one individually. To get one, send an email to info@mrmastic.co.uk and let us know what needs doing and where.
Should I try it myself first?
A DIY attempt doesn’t rule out a professional job. We cut it out and start again, so tell us about it when you ask for a quote.
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.
What affects the cost of window mastic
Jobs vary more than people expect. What affects the quote:
- Access and height
- Working hours on commercial sites
- The number and length of the joints
- Whether old sealant or filler has to be cut out
Instead of a standard rate, we look at what your job involves: how many joints, what’s in them now and how we reach them. You will know the price before we begin.
What we need to know
To make quoting easier, let us know:
- Where the property is
- How many joints, rooms or windows are involved
- Access, such as stairs, a lift or height
- Whether it has been sealed before
We don’t publish a price list, because every job is different. Instead, we give you a clear quote for your job. To get started, drop us a line at info@mrmastic.co.uk.
What happens on the day
There is not much for you to do on the day. Point us to the joints and we’ll get on with it. The work itself takes anything from an hour or two to a full day, depending on how many frames there are, including the tidy-up. For a place like Tarbrax, longer drives are planned in advance. Mention tracks, gates, ferries or anything else about the route.
- First, we go round the frames with you and agree the list.
- We remove the old mastic and clean the frame edge and wall.
- Where the gap is deep, backing rod goes in first.
- The new sealant goes on in white, brown, anthracite grey, black or clear to suit.
- We tool each bead neatly and check every joint is closed.
Before we arrive
- Mention any tricky access
- Tell us about any water getting in
- Where the joints are inside, avoid wetting them before we arrive
Get a quote
A good description makes for an accurate quote. Let us know the location, the problem and roughly how many joints.
Advice
Towns and villages near Tarbrax
What else we do in Tarbrax
What window mastic looks like in Tarbrax
Under the Repairing Standard, private landlords in Scotland have to keep homes wind and watertight, and failed outside joints work against that. Sash and case windows are common in older Scottish homes, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
In the older streets around Tarbrax Church, the joint between an old wall and a newer frame is normally the first place rain gets in.
Tarbrax is about 8 miles south of Livingston, in West Lothian. Across the EH55 area, we cover window mastic for homes and businesses. Our West Lothian coverage runs to 58 places, and Tarbrax is one of them. We also work in Edinburgh, around 18 miles away.
Postcode districts we cover here for window mastic: EH55. Whether your property is on Crosswood Terrace, Viewfield Road and Tarbrax Road or anywhere close by, we can help. If you are just outside Tarbrax, we cover Auchengray (2 miles west), Haywood (4 miles west), Wilsontown (5 miles west), West Calder (5 miles north) and Addiebrownhill (5 miles north-west). We also work in nearby towns such as Livingston (8 miles north), Bathgate (9 miles north), Linlithgow (14 miles north), Whitburn (8 miles north-west), East Calder (9 miles north-east) and Broxburn (11 miles north).
What’s near Tarbrax
For rail, the closest station is Addiewell station, about 4.8 miles north-west. The countryside around Tarbrax includes Maiden Hill.