Expansion and movement joint sealing in Broadmeadows, Scottish Borders
Expansion and movement joint sealing in walls, decks and floors in Broadmeadows and across the Scottish Borders. CHAS accredited, Constructionline member, with a 12-month guarantee on workmanship.
- Sealant pulling off the joint face
- Damp inside where a wall movement joint has failed
- Layers of sealant in a movement joint
Expansion joint sealing near Broadmeadows
Share the site address and what’s failing, and we’ll reply with a fixed quote or arrange a visit.
How we handle expansion joint sealing in Broadmeadows
Joint design counts for as much as the sealant itself. Joint width must suit the movement and the movement class of the sealant, and depth is controlled using closed-cell backing rod, or bond-breaker tape in shallow joints. For wider joints, many sealant makers recommend a width-to-depth ratio, often around 2:1 and the bead bonds to the sides, never the back. Most enquiries involve expansion joints split through the centre of the bead and layers of sealant in a movement joint, on precast concrete panel joints, cladding panel joints and blockwork control joints. A single leaking joint is often how a building in Broadmeadows first comes to us: we look at the rest while we are there and tell you what we find.
In smaller places such as Broadmeadows, the joints we are asked about sit in workshops, farm sheds, schools and halls. Slabs and yards take vehicles, rain and frost.
What our 12-month guarantee covers is the way we did the job: the preparation, the sealing and the tooling. Damage, later alterations by others and movement beyond what the joint was designed for sit outside it.
- Where
- Broadmeadows (TD7)
- Region
- Scottish Borders
- Cover
- 12 months on every job
- Quotes
- Quoted before any work starts
- Phone
- 01277 525 020
- Last updated
- 3 November 2026
Maintenance after handover
Keep the joints in good shape with a few simple steps:
- Treat a small split as a warning, not a cosmetic issue
- Reopen bays and walkways only after the stated cure time
- Clear dirt from joint lines during routine cleaning
- Look over external and deck joints after a hard winter
Keep wheels, feet and water off new joints until the sealant has cured. How long that takes depends on the product, the temperature and the depth of the joint. Barriers left in place until then protect the finish.
External wall joints that fail let rain into the masonry and cavity. The first sign is often a damp patch indoors by which time the joint has been open for a while. Catching it early keeps the water outside.
For managing agents and facilities managers
Planned maintenance programmes are welcome: resealing failed joints building by building, on a schedule that suits your budget. Sites in Broadmeadows can sit alongside others in a wider programme.
Agents, factors and owners’ representatives all follow the same route: send the details, accept a fixed quote, and we carry out and guarantee the work. We can agree access arrangements and keyholder contacts beforehand.
Joints that move: notes for Broadmeadows
The east of Scotland, where Broadmeadows is, gets less rain than the west. Frost and de-icing salt still find their way into open external joints. Resealing before the cold months helps protect the edges.
In and around Broadmeadows, the right filler or sealant for each joint depends on the traffic and the movement it takes. Around Broadmeadows, open joints collect water and debris, and the arrises are the next to go.
Broadmeadows is about 4 miles west of Selkirk, in the Scottish Borders. Commercial clients in Broadmeadows can call on us for movement joints. We work across 91 places in the Scottish Borders. Edinburgh is covered too, some 28 miles away.
Business premises anywhere in TD7 are within our area for movement joints. Just outside Broadmeadows, we also work in Yarrowford (1 mile south-west), Peel (3 miles north-east), Ashiestiel (3 miles north), Caddonfoot (4 miles north-east) and Selkirk (4 miles east). Further afield, our area takes in Galashiels (6 miles north-east), Hawick (11 miles south-east), Peebles (12 miles north-west), Wilton (11 miles south-east), Innerleithen (6 miles north-west) and Melrose (9 miles east).
Near you in Broadmeadows
Well-known places in the area include Peel Hill (3.9 miles east) and Halliwells House Museum (3.8 miles east). The countryside around Broadmeadows includes Ashiesteel Hill and Haining Loch.
When something else is needed
Before quoting, we check that sealant is the right answer. It won’t put right:
- Mechanical expansion joint covers, cover plates or proprietary joint systems (a specialist supplier’s job)
- Movement on a scale no sealant is meant to absorb
- Changing the joint layout or spacing of a structure
If in doubt, phone 01277 525 020 or send photos by email and we will say what we think before you book.
Joints and surfaces we work on
- Cladding panel joints
- Blockwork control joints
- Podiums and floor movement joints
- Car park decks and ramps
- Brickwork movement joints
- Precast concrete panel joints
What happens if it’s left?
Closing a car park for a reseal is rarely an option. Phased work by bay or zone lets the rest stay in use, compared with a full closure. We agree phasing with you before work starts. Exposed buildings in Scotland take a lot of weather, and for a smaller place like Broadmeadows, a repair visit takes planning, so it’s better to act early.
Every site prices differently: the joint sizes, the specified product, access and working hours each have a bearing. Send the details and a fixed figure follows.
What you get with us
- Fully insured, including public liability cover
- CHAS accredited contractor
- Colours chosen to suit frames, cladding or finishes where possible
- Failed material removed, not covered up
Read how commercial sealant jobs are priced or how we’re accredited.
Questions about Broadmeadows
What paperwork can you provide for a job in Broadmeadows?
RAMS, insurance certificate, CSCS details: list what the site needs and we will confirm it with the quote. Our applicators are CSCS-carded, and we carry £5m public liability insurance.
Is a smaller place like Broadmeadows outside your area?
Not at all: smaller places are covered as well as towns. Our area covers all of Scotland, cities, towns and islands alike. Good photos up front let us bring everything on the first visit.
Do you seal on top of existing sealant?
No. Sealing over old material is one of the classic causes of early joint failure, so everything comes out first.
Can the building stay open while you work?
Usually, yes. Phased work can be planned so areas stay in use, with each area protected and signed.
Is any job too small?
Whatever the size, the process is the same: details, then a fixed price, then sealing, then a 12-month guarantee.
Do you take on multi-site work?
Yes. We take on portfolio and planned maintenance work, with each site phased to suit its occupants.
Do you hold CHAS accreditation?
Yes. We’re CHAS accredited, we are a Constructionline member and we use CSCS-carded applicators.
How the quote is worked out
Each job is priced on its own details. The main factors are:
- The total length or number of joints
- Whether old sealant has to be cut out first
- Which sealant the job calls for
- Access and working height
Larger quantities, tricky access or phasing all shape the price. So do site requirements such as inductions and permits, along with the time of year for external work.
Sending details for a quote
We can often quote from photos and a few details. Please tell us:
- The product your specification calls for
- What the building is and how it’s used
- Rough lengths or quantities, or drawings if you have them
- Where the site is, with the postcode
Tell us about the building, the joints and when you need the work done, and we will put a fixed quote together. To get it moving, phone 01277 525 020 or email us.
From enquiry to sign-off
Before any cutting starts, the area is protected: tape along each joint edge and covers over finishes, stock and equipment close by. On site, the work typically takes a few hours to several weeks, depending on how many metres of joint there are and how much old sealant or filler needs removing, and our waste is bagged and taken away as we go. Jobs near Broadmeadows are often grouped with others in the same area, to make the most of each trip. Tell us how flexible your dates are.
- The first job is to check each joint: how wide it is, how it moves and why the old seal let go.
- A fixed quote follows, naming the sealant and its movement class.
- The failed seal is removed and both faces are cleaned until sound and dry.
- We control the depth with backing rod or, in shallow joints, bond-breaker tape.
- After any primer the maker requires, the bead is applied and tooled so it grips two sides only.
- Each joint is inspected and handed over with our 12-month guarantee.
What we need from you
- Send your site hours and access windows
- Tell us which areas need to stay in use
- Share the asbestos register for older buildings
Getting a fixed quote
Send us photographs, drawings or a joint schedule and a fixed quote comes back to you. Where a site visit makes more sense, we’ll arrange one.