Arniston mastic sealing
Our CSCS-carded applicators take on mastic sealing for building owners, managing agents and housing associations in Arniston and the surrounding area. Send details for a fixed quote.
- Complaints coming in block by block
- Open joints in brickwork or panels
- Old repairs sealed over failed mastic
Mastic sealing for businesses in Arniston
Photos, a specification or a quick description of the joints is enough to start a fixed quote.
Frames, entrances and external joints in Arniston
Arniston is on Scotland’s drier eastern side. Outside mastic still waits for dry, frost-clear conditions. We plan block programmes with some give for it
Trustees of buildings like Hunterfield Road Church can bring frame and external mastic into a planned maintenance list. With historic buildings such as Melville Castle (to the north-west of Arniston) in the wider area, owners of older properties around Arniston should expect mastic to need a product that suits old masonry.
Arniston is about 4 miles south-east of Bonnyrigg, in Midlothian. We cover Arniston, with the same fixed quotes and 12-month guarantee as everywhere else. 34 places across Midlothian fall within our area, including Arniston. Sites around Edinburgh have their own page, about 10 miles away.
Postcode districts covered here: EH23 for mastic joints. We cover commercial and managed buildings on Bellsmains, Cadwell Path and Cadwell Walk and the roads nearby. If your building is just outside Arniston, we cover Birkenside (1 mile north), Gorebridge (1 mile north), North Middleton (1 mile south-east), Carrington (2 miles west) and Gowkshill (2 miles north). Further afield, our area takes in Bonnyrigg (4 miles north-west), Dalkeith (4 miles north), Penicuik (7 miles west), Loanhead (5 miles north-west), Mayfield (3 miles north) and Shawfair (7 miles north).
Local landmarks in Arniston
The closest station to Arniston is Gorebridge station, roughly 0.7 miles north of the centre. Other landmarks nearby include Midlothian Community Hospital (3.8 miles north-west) and Catcune Castle (0.5 miles east). The countryside around Arniston includes Edgelaw Reservoir.
Mastic sealing for commercial buildings in Arniston
On a residential block, the work happens around people’s lives. Dates, areas and the order of work are agreed with you in advance so you can let residents know what is happening. Entrances and stairwells are kept in use throughout. The enquiries we see most involve old repairs sealed over failed mastic and mastic failing across several blocks on an estate, across external wall and movement joints, balcony and threshold joints and communal entrances and stairwells. Whoever orders the work in Arniston, the brief is typically the same: a fixed quote, no surprises on site and a 12-month guarantee behind the result.
Around Arniston, outside mastic waits for dry weather and the right temperature. We agree a window with some flexibility.
We sign every job off with a 12-month guarantee. The promise is simple: if our work fails within that year, we put it right.
- Place
- Arniston (EH23)
- Wider area
- Midlothian
- Guarantee
- A 12-month guarantee
- Quote
- Quoted before any work starts
- Telephone
- 01277 525 020
- Updated
- 3 November 2026
Different surfaces, different methods
Estate-wide resealing programmes
A programme can start with the worst buildings and work down. Quotes can be per block or for the full programme.
Tenement and older buildings
Older mastic can contain asbestos and the register is checked before anything is disturbed. If it’s suspected, work stops until it’s tested.
On site: what to expect
A typical day starts with protection: tape along each joint edge and covers over finishes, stock and equipment close by. The work itself normally takes a day or two for a single block, longer for an estate programme, and we clear our waste as we work. Jobs near Arniston are often grouped with others in the same area, to make the most of each trip. Tell us how flexible your dates are.
- We check the asbestos register for older buildings and look at the joints.
- The products and programme are set out in a fixed quote.
- Failed mastic is removed completely.
- The joints are prepared and resealed with the right product.
- Buildings are completed in turn.
Before we start on site
- Share the asbestos register for older buildings
- Tell us which areas need to stay in use
- Send your site hours and access windows
Request a quote
A handful of photos and a postcode is the fastest way to a quote. Send them through the quote form, or call the office on 01277 525 020 or email the details over to discuss it first.
Read more
Questions about Arniston
Can you quote for a block close to Gorebridge station?
Yes, we work for agents, landlords and housing associations with blocks of every size. We work to your notice and access arrangements.
Do you cover business parks and estates near Arniston, such as Butlerfield Industrial Estate?
Yes. We cover Arniston and the area around it, including industrial estates, business parks and retail parks such as Butlerfield Industrial Estate. Send details of the unit and the work through our quote form for a quick quote.
How long will the new sealant last?
There isn’t a single answer, since movement, weather, cleaning and use all affect it. Regular checks let you plan resealing before leaks or damage.
Can you work to our specification?
Yes. Include it with the drawings when you ask for a quote, and the quote will be based on it, flagging anything that needs clarifying.
Who decides which product is used?
Where there’s a specification, we use the product it names. If not, we choose for the movement, the surfaces and the conditions, in line with the manufacturer’s guidance.
How long does a typical visit take?
We plan the time on site around your programme and access. You will have an expected duration with the quote.
Do you cover Arniston?
Yes. We take on work across Arniston, and the same phone number covers every area.
Nearby places to Arniston
What else we do in Arniston
Maintenance after handover
A few simple habits keep the new joints working:
- Prioritise elevations facing the weather
- Log resealing dates block by block
- Have the asbestos survey to hand for older buildings
- Check sealant joints during planned building inspections
Where a paintable product was specified, it can be painted after curing. Non-paintable silicone shouldn’t be painted over.
One failed perimeter normally means others on the same building are close so a single failure is a sign to check the rest. A planned reseal saves repeated visits.
Common problems we fix in Arniston
Buildings move with temperature and moisture, and every joint has to stretch and squeeze with them. A joint that was too narrow, too thin or the wrong product can’t cope and fails early.
These are often picked up first by site or facilities staff:
- Damp patches beside frames
- No planned programme for sealant
- Communal area joints that look neglected
- Draught complaints from residents or tenants
If you own or manage units on a site such as Butlerfield Industrial Estate, which lies north of Arniston, failed mastic on frames, door surrounds and external joints can be dealt with unit by unit.
Before you book anyone
- How long is the guarantee, and what does it include?
- Can the work be phased to keep areas open?
- Is depth set with backing rod, or bond-breaker tape in shallow joints?
- What level of public liability insurance do they hold?
Why act early in Arniston
Reacting to every complaint means sending someone out block by block. Planned resealing covers a whole building or estate in one go and is simpler to manage and budget. In Scotland, wind-driven rain finds a failed joint quickly, and for a smaller place like Arniston, 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
- Colour agreed before work starts
- One contact handling all your sites
- Sealing commercial buildings since 2005
- Fully insured
Read our cost guide and how we’re accredited.
Honest limits
Some faults sit outside our scope, and we say so rather than covering them up:
- Asbestos-containing sealant, which we don’t remove
- Leaks through the frame itself rather than the perimeter
- Substrate edges that need repairing first
Not sure which it is? You can give us a call on 01277 525 020 or email us and we will tell you honestly before you book.
Where we work in Arniston
- Balcony and threshold joints
- Communal entrances and stairwells
- Shopfronts below residential blocks
- Window and door perimeters on blocks
- Communal kitchens and washrooms
- External wall and movement joints