West Lothian · Scotland
Window Mastic in Torphichen
Mastic around window and door frames, sills and patio doors for homes and businesses in Torphichen and across West Lothian. ARBOMaster approved applicators, fully insured, with a one-year guarantee.
- Sealant in the wrong colour for the frame
- Mastic that’s falling out in pieces
- Gaps between the frame and the inside reveal
Landlords, agents and businesses in Torphichen
In hotels, rooms out of use cost money, so the work can be planned room by room. We’ve worked in hotels as well as homes and businesses.
From a single let to a portfolio, the work is the same standard: the old material taken out, careful preparation and a 12-month guarantee.
Window mastic in Torphichen
A window frame and the wall around it expand and shrink at different rates. Plastic and aluminium frames move with the temperature, while masonry stays fairly still. That is why the joint needs a flexible, low-modulus sealant rather than something rigid. We work on uPVC windows, aluminium frames and composite doors, and the jobs we see most are cracked sealant at the sill ends and draughts coming in around windows and doors.
Across smaller places in Scotland, homes range from stone and harled cottages to newer houses, many standing in the open. Exposed frames and sills take the full force of wind-driven rain.
We stand behind the work with a one-year guarantee, so you’re covered after we’ve gone.
- Place
- Torphichen (EH48)
- Wider area
- West Lothian
- Cover
- One year on every job
- Price
- A clear price before work begins
- info@mrmastic.co.uk
- Updated
- 26 October 2026
Towns and villages near Torphichen
Other services in Torphichen
Looking after it afterwards
Joint life depends on how it’s used and looked after. We suggest:
- Repaint timber before it’s bare
- Clear any debris from frame drain holes
- Keep jet washers away from the mastic
- Use gentle cleaners on frames and sealant
Clean the frames with mild soapy water, and avoid solvent cleaners on the sealant.
Draughts get worse, not better. As old mastic keeps shrinking, the gap widens, and heat escapes around the frame. Resealing closes it.
What affects the quote in Torphichen
Call for a quick quote. What matters most is:
- Any working-time requirements on site
- The type of sealant required
- Whether there’s mould to deal with
- The amount of work
Some things make a job bigger or smaller: the old material and how easily it comes out, whether mould needs treating, and whether we need extra access for height. We take all of that into account in your quote.
Asking for a quote
When you call or email, it’s useful to know:
- Whether it’s a home or a business
- The problem you’ve noticed
- The rough size of the job
- Access, such as stairs, a lift or height
Every job is quoted individually. Just drop us a line at info@mrmastic.co.uk with the details.
Frames and glazing around Torphichen
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. Many older homes in Scotland have sash and case windows, and the joint between the box frame and the stone or render is traditionally pointed with sand mastic.
For an older house near a landmark such as Torphichen Kirk, the windows may be timber, sash or later replacements, and each needs the right sealant against the wall.
Torphichen is about 3 miles north of Bathgate, in West Lothian. Homes, rented property, offices and hotels in Torphichen can book us for window mastic, old or new, large or small. The work is guaranteed for a year. Our West Lothian coverage runs to 58 places, Torphichen among them. You can also see our page for Edinburgh, roughly 17 miles from Torphichen.
Work in EH48 works the same way as everywhere else we cover. Whether your property is on The Loan, Priors Grange and Priorscroft or a nearby road, our applicators can take on the job. Close by, we work in Westfield (2 miles west), Bathgate (3 miles south), Standburn (3 miles north-west), Whitecross (3 miles north) and Linlithgow Bridge (3 miles north). Within a short drive, we also cover Livingston (6 miles south-east), Linlithgow (3 miles north-east), Whitburn (5 miles south), East Calder (8 miles east), Broxburn (7 miles east) and Ladywell (6 miles south-east).
Near you in Torphichen
Locally, jobs take us to homes and businesses close to Muiravonside Country Park, among other places. Torphichen’s nearest station is Bathgate station, roughly 2.7 miles south. Nearby you’ll also find Bennie Museum (2.3 miles south) and St. Michael's Hospital (3.8 miles north-east). Not far away are Cockleroy and Linlithgow Loch.
When to call us in Torphichen
Mastic ages in the weather. UV light hardens the outside of the bead, and over the years it loses its give, cracks and comes away.
Common reasons people contact us include:
- Gaps where the sill meets the wall
- Gaps left after new windows were fitted
- Old mastic that has gone black or come away
- Draughty joints inside around the window
Letting a property close to Bathgate station? Then cracked frame mastic tends to show up as a draught or damp complaint, so it’s worth checking between lets.
What to look for in a quote
- What guarantee comes with the work
- Whether all the old sealant comes out first
- Whether you can choose the colour
- Whether they’re fully insured
DIY sealant or a professional job?
Too much sealant is as bad as too little. A thick, smeared bead looks untidy and doesn’t move well, and getting the depth right matters as much as the look.
What a professional job adds is preparation and the right product. Joints are cleaned back to sound surfaces and dried, and the sealant is chosen for how the joint moves and where it is, and the work is guaranteed for a year.
Questions from Torphichen
I let a flat near Bathgate station. Can you help?
Yes, rental work is part of what we do. Just drop us a line at info@mrmastic.co.uk and tell us about the property, and we’ll give you a clear quote.
Do you cover smaller places like Torphichen?
Yes, Torphichen is covered. We work across all of Scotland, from towns to the smallest places. Longer journeys are simply planned in advance.
Can new sealant go over the old?
No, it will not last. It may look fine at first, but the new layer lifts away from the old one. Removing the old sealant completely is the only lasting way.
Are you an approved applicator?
Yes. We hold ARBOMaster approved applicator status, and we’re fully insured.
What do you put in the joint?
We choose the sealant for the joint, not the other way round. Where it moves, gets wet or faces the weather makes a difference, and we’ll explain our choice.
Can you get sealant to suit coloured frames?
Usually, yes. Tell us the frame colour when you get in touch and we’ll use the nearest match.
Do you do commercial work?
Yes. Hotels, offices and other businesses use us and we are fully insured.
Are you insured?
Yes. We’re fully insured.
Different surfaces, different methods
Composite doors
Front doors take the weather head on, and the top and bottom corners tend to fail first. Those corners get the most care.
Window sills
Sills catch the water running down the glass, so the sill ends and the joint under the frame are vital. They’re cut out and resealed with exterior sealant.
What happens on the day
Once we’re on site, we check the joints match what you told us. If anything is different, we explain it before carrying on. After that, the work takes a morning for a couple of windows and a door. Somewhere like Torphichen 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.
- 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.
- A flexible exterior sealant is applied in a colour to suit the frame.
- Every joint is tooled smooth and checked before we leave.
Preparing for the visit
- For indoor joints, keep the area dry beforehand if you can
- Let us know about earlier repairs to the joints
- For business premises, tell us about site rules or sign-in
Ask for a quote
To get a quote, drop us a line at info@mrmastic.co.uk and tell us where the job is and what the problem looks like. You will have a clear quote before work begins.