Edinburgh · Scotland
Bathroom & kitchen resealing in West End, Edinburgh
We cover West End for bath, shower, basin, wet room, worktop and sink resealing. Old sealant removed completely, joints prepared properly and every job guaranteed for a year.
- Cracked, shrunken or lifting silicone
- Water getting behind the kitchen upstand
- Splits where the tray meets the wall
About our bathroom resealing in West End
Resealing is a small job that makes a big difference. Black, patchy sealant makes clean tiles look tired, and a neat new joint puts that right in a short visit. It also seals the gaps that let water behind the bath. We work on baths, shower trays & enclosures and kitchen worktops & upstands, and common reasons people get in touch are black spots spreading through the bead and water escaping at the shower enclosure.
Stone-built tenements are part of every Scottish city, alongside houses and newer flats. With flats above and below, a leak from a tired seal can reach the flat underneath, and that’s as true in West End as anywhere in the city.
A one-year guarantee comes with the work, just as it does everywhere we cover.
- Location
- West End (EH3, EH11, EH4)
- Region
- Edinburgh
- Guarantee
- A year, on every job
- Quotes
- A clear price before we start
- info@mrmastic.co.uk
- Page updated
- 26 October 2026
Common questions in West End
Can a failed shower seal in a tenement flat in West End leak into the flat below?
Yes, and the first sign is often a mark on the ceiling below. Cutting out the old sealant and laying a fresh bead puts a stop to it.
Do you take on hotel work around West End?
Yes, we work for hotels as well as homes and businesses. A room-by-room programme keeps most rooms in use while the work goes on.
Are you insured?
Yes. Mr Mastic is fully insured, with over 20 years’ experience in sealant work.
How long does it take to reseal a bath or shower?
A single bath or shower takes about a couple of hours, old sealant removal included. A full bathroom and kitchen can take most of a day.
Can I add another job to the visit?
Yes. Tell us about everything you’d like done and you will get one quote.
Which products do you use?
Quality sealants from brands including Arbo and Everbuild, picked for each joint. We will tell you what we’re using and why.
Do you hold any approvals?
Yes. Mr Mastic is an ARBOMaster approved applicator.
Can new silicone go straight over the old?
No. A bead laid over old silicone soon starts to come away, because silicone doesn’t bond to silicone. Every trace of the old bead is removed first.
Landlords, agents and businesses in West End
Hotels need rooms back in use, so the work can be planned room by room around your bookings where we can. We’ve worked in hotels as well as homes and businesses.
We regularly work with letting and managing agents. Send the address, what’s needed and the access arrangements and we’ll give you a quote.
Why it’s worth doing now in West End
Most of the work in a good reseal happens before any silicone goes on: removing all the old sealant, degreasing the joint, treating mould and drying it properly. Without that preparation, the new bead will not last. In a tenement flat in West End, a failed seal is rarely just your problem: water can reach the flat below, and gaps in shared walls or fire-stopping affect the whole stair.
Doing several joints on one visit generally makes better use of the time than several visits. You will get one clear quote for the whole job.
Why West End customers choose us
- Approved under the ARBOMaster scheme
- White, clear, grey or coloured to suit, where the product allows
- 180+ five-star Google reviews
- Experience in homes, commercial sites and hotels
Take a look at what affects the cost and customer reviews.
The process
Every visit runs the same way: we look at the joints together, protect the area around them, do the work and tidy away. Most jobs take around two hours for one bath or shower, longer for a whole bathroom. For a tenement in West End, work inside your flat is between us and you, while shared parts may need the factor or neighbours to agree. It helps to know which it is when you get in touch.
- We cover the area around the joints we’re working on.
- Old sealant is sliced away and the residue removed.
- We treat any mould and let the joint dry properly.
- Baths are filled first, then anti-fungal sanitary silicone is applied in a colour to suit.
- The joint is finished neatly and we explain when it can get wet.
How to prepare
- Tell us about any previous sealing or DIY attempts
- Tell us about any water getting in
- For indoor joints, keep the area dry beforehand if you can
How to get a quote
The more we know about the job, the more useful the quote. Let us know the location, the problem and roughly how many joints, and email pictures if that is easy.
Advice
Places near West End
More services for West End
Bathroom resealing around West End
West End is within about 2 miles of the coast. Near the coast, holiday lets and guest houses can see bathrooms used by one guest after another, and sealant and grout that work that hard wear out sooner. In Scotland, private landlords have to meet the Repairing Standard, which includes keeping fixtures and fittings in reasonable repair. Failed sealant around a bath or shower is worth sorting between tenancies.
If you live in an older home near 12 Palmerston Place Church, timber floors under older bathrooms flex, so joints need a sealant that moves with them. Rented homes near Haymarket station change hands often, and fresh sealant around the bath, shower and sink between tenancies helps a property present well and keeps leaks at bay. For site and facilities teams at buildings such as St Mary's Music School, its toilets, changing areas and kitchens need their sealant renewed like any other building’s.
West End is about 1 mile north-west of Edinburgh, in Edinburgh. From the centre of West End to the outskirts, bathroom resealing is available for homes and businesses alike, from flats and houses to offices and hotels. Across Edinburgh, we cover 175 places, West End among them.
Here we cover the EH3, EH11 and EH4 postcode area for bathroom resealing. You will find streets such as Duff Road, Dalry Road and Belford Road. Neighbouring places we cover for bathroom resealing include Dean Village (1 mile north), Dalry (1 mile south-west), Edinburgh (1 mile south-east), West Coates (1 mile west) and Comely Bank (1 mile north). Larger places within reach include Leith (3 miles north-east), Queensferry (8 miles west), Timber Bush (3 miles north-east), South Portobello (4 miles east), Southhouse (4 miles south-east) and Gilmerton (4 miles south-east). Being one of Edinburgh’s larger places, West End has every kind of property, from flats to offices.
Landmarks near West End
Locally, jobs take us to homes and businesses close to St Cuthbert's Church, Boroughmuir High School and Ryrie's pub and the streets around them. Nearby too are Princes Street Gardens (0.5 miles east), Tollcross Primary School (0.5 miles south-east) and Gabrielle Keiller Library (0.6 miles west). West End has its own railway station: Haymarket station. Other landmarks nearby include Edinburgh Castle (0.5 miles east) and Edinburgh Castle (0.5 miles east). Not far away are Dunsapie Loch and The New Leaf Co-op.
Looking after it afterwards
A little care helps the new joints last. We recommend:
- Move toiletries away from the joint
- Squeegee the walls and tray after use
- Let new sealant cure fully before it gets wet
- Avoid abrasive pads on the sealant
In a kitchen, do not let water sit along the back of the worktop and keep hot pans away from the silicone. The drier the joint stays, the longer it lasts.
A split bead lets water through every time the bath or shower is used. Left alone, it soaks into the floor, the wall behind the tiles or the ceiling below. Resealing early stops it.
What affects the quote in West End
Some jobs are bigger than they look, and some smaller. What affects the quote:
- The number and length of the joints
- Whether the work is at height
- Whether old sealant or filler has to be cut out
- The type of sealant required
What it costs depends on the size of the job, how hard the old material is to remove and access to the work. We give a clear quote before we start, so you know where you stand.
What we need to know
To help us quote quickly, let us know:
- Where the property is
- Any access issues, like height or stairs
- Photos by email, if that is easy
- If someone has resealed it before
Getting a quote is simple: tell us what needs doing and where. Photos by email help us understand the job, and we will come back to you with a quote.
What the job involves on each surface
Sinks & splashbacks
Where a splashback meets the worktop, there’s a joint that catches every splash. It’s resealed in white, clear or a colour to suit.
Kitchen worktops & upstands
Water behind a laminate worktop can make the edge swell. A sound joint along the back edge stops that, as long as the worktop itself is firmly fixed.
DIY sealant or a professional job?
Too much sealant is as bad as too little. A heavy bead looks messy and copes badly with movement, and getting the depth right matters as much as the look.
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.