A dust boot with enhanced protection from contaminants and improved lubrication characteristic includes a dust boot body having a housing opening on one end and on an opposing end a stud opening in an upper boot wall. The boot also includes a wiping lip located on an inner face of the upper boot wall in the stud opening, a grease channel on an outer surface of the upper boot wall bounded circumferentially by a rim seal, an offset opening hole through the upper boot wall into the grease channel which is offset from the wiping lip, and a flexible flap portion of said rim seal which is spaced away from said offset opening hole. The dust boot may also include an insert made from a plastic such as nylon housed in the upper boot wall such that the offset opening hole extends through the insert. The insert may also form a portion of the grease channel. The offset opening is preferably spaced opposite the flexible flap to promote the flow of grease around the outer surface of the stud. The dust boot may be incorporated into a joint assembly by placing it in sealing engagement with a housing which holds a stud in articulating engagement.