Brick is one of the most durable building materials you can choose, but that durability only lasts if you maintain it properly. Neglected brick deteriorates faster than you'd expect, with mortar joints failing, water penetration damaging the structure beneath, and spalling bricks creating safety hazards. A solid maintenance routine now prevents expensive repairs—or full restoration—down the road.
Why Brick Maintenance Matters
Brick itself can last 100+ years, but the mortar holding it together typically fails every 25–40 years depending on climate and exposure. Once mortar fails, water gets behind the brick face and damages the substrate, foundation, or interior walls. A small repoint job costs $300–$800 per 100 square feet when caught early; wait too long and you're looking at structural repairs running into thousands.
Environmental factors accelerate decay. Salt spray from coastal areas, freeze-thaw cycles in cold climates, and trapped moisture all weaken mortar and brick. Regular inspection and cleaning catch these issues before they become structural problems.
Inspect Brick Annually
Walk around your home or building every spring and fall, looking for:
- Cracked or missing mortar joints (especially horizontal joints that hold water)
- Spalling brick—small pits or flaking on the surface
- Efflorescence—white, powdery salt deposits on the brick face
- Loose bricks or ones that "ring" hollow when tapped
- Cracks wider than 1/4 inch or running vertically through multiple bricks
- Water stains or damp patches on the interior walls behind brick
Take photos and note the location. If you spot cracks wider than 1/8 inch, a pattern of failing mortar across multiple joints, or active water leakage, call a mason for a professional assessment.
Cleaning Brick Safely
Dirt and biological growth (moss, algae) trap moisture against the brick. However, aggressive cleaning damages mortar and can force water into the wall.
Do this:
- Use a soft-bristle brush and low-pressure water (below 40 PSI) to remove loose dirt
- For stubborn algae or moss, apply a mild bleach solution (1 part bleach to 10 parts water) and let it sit 10–15 minutes before brushing gently
- Rinse thoroughly from top to bottom
- Avoid power washing, which erodes mortar and forces water into the wall
Avoid:
- Acidic cleaners on old mortar (they dissolve lime-based mortar)
- Sealing brick with impermeable coatings (brick needs to breathe; moisture trapped inside causes bigger problems)
Cost for professional brick cleaning runs $0.50–$2 per square foot depending on the extent of soiling.
Repointing: When and How
Repointing—removing failed mortar and replacing it—is the most important maintenance task. Signs you need it: mortar joint depth less than 1/2 inch, mortar that crumbles when scraped with a tool, or visible gaps between mortar and brick.
A qualified mason will:
- Remove old mortar 2.5–3 inches deep using specialized tools (not a grinder, which damages brick edges)
- Clean debris from the joint
- Apply new mortar that matches the original in color, composition, and strength (often using lime-based mortar for older brick)
- Tool the joint to match the existing profile
Typical cost: $8–$15 per linear foot. A 2,000 sq ft brick home with 500 linear feet of mortar joints might run $4,000–$7,500. Budget varies widely by location, brick condition, and how much mortar needs replacement.
Timeline: Plan 2–4 weeks for a full repoint job. New mortar needs time to cure before exposure to rain or freezing.
Seasonal Care
Spring: Inspect after winter for freeze-thaw damage. Check that gutters direct water away from the foundation.
Summer: Keep vegetation trimmed away from brick surfaces. Ivy and vines hold moisture against mortar.
Fall: Clear leaves and debris from brick surfaces and around the base. Clean out gutters to prevent water backup.
Winter: In cold climates, monitor for salt damage and efflorescence where ice melt products contact the brick.
Finding a Qualified Mason
Look for masons experienced in restoration, not just new construction. Ask to see before-and-after photos of repointing work, verify they use mortar analysis (identifying original mortar strength to match it), and confirm licensing and insurance. Get at least three quotes.
Platforms like Mercoly help you compare trusted masonry providers, read customer reviews, and find specialists in your area—saving time when you're evaluating options.
Frequently Asked Questions
Q: Can I repoint brick myself? A: Small repairs on non-structural areas are possible if you're comfortable with hand tools, but full-scale repointing requires skill to match mortar color, strength, and joint profile correctly. Mistakes can trap moisture or weaken the wall.
Q: Is brick sealing worth it? A: No. Impermeable sealers trap moisture inside the wall, causing spalling and internal damage. Brick naturally sheds water when mortar is sound and kept clean.
Q: How do I know if spalling brick needs replacement? A: If the spall is surface-level (less than 1/2 inch deep), cleaning and monitoring is fine. Deeper damage, loose fragments, or spalling affecting multiple bricks indicates replacement is needed—typically $15–$30 per brick plus labor.
Compare quotes from local masonry professionals on Mercoly to get the right contractor for your brick maintenance needs.