Painting Brick Veneer

General Inspection Topics
1

I know that painting brick veneer can be frowned upon as it can trap moisture inside the wall. I call this out on older homes that have been painted. I have been seeing more and more new expensive builds that have painted brick veneer. I’m in the Dallas, TX area so the humidity can get pretty high.

I have heard of using special paint that allows the brick to breathe more, but how affective is that really? Would the new builds be using a different type of brick on these homes in conjunction with the breathable paint? Also, can I get some opinions on using regular paint on an older brick veneer home and how bad it could really be? I have seen quite a few flippers demo interiors on older homes that were previously painted and have not seen any real moisture issues on exterior sheathing behind the brick veneer. Maybe some internal framing/sheathing damage at leaky windows/doors, but I have seen the same damages on homes with the same kind of leaks when the veneer is not painted.

2

I liked this article because it mentions type of recommended paint for brick and the pros or cons.

1 Like
3

Might want to read this also;

3 Likes
4

I see painted brick on a surprising number of brand new homes here. I have a set comment for it in the report and do reference this Tech Note. Looks pretty at closing but many do not realize what they might be in for.

1 Like
5

Don’t really understand why Builders choose to paint other than being able to change the exterior color of a home that is basically the same design as the one next door??

Painting an existing home’s brick is a good way to hide some brick damages and deterioration as well as repairs from movement. Notice I did say “hide” not that painting is good. As for the type of paint it’s just not going to matter as the Tech Note states it will need recurring maintenance where natural brick would not other than some possible spot cleaning.

As I have stated above I have a pat phrase when I encounter painted brick and reference that Tech Note above. Since I have no idea why it was painted that’s between the buyer and seller/builder to discuss. Almost all cases of painted brick I encounter were recent (prior to the sale) but I have seen some instances on homes (not during inspections) where the paint was failing and not dealt with.

6

Thanks again Marcel,
I’ll be referencing those tech notes!

1 Like
7

@mcyr that’s a great document. You reached wayy back for that one. I have already grabbed a good deal of verbiage from it. Thanks!

image

2 Likes
8

Painting requires repainting. Mortar suffers.

Think, Staining.
How To Stain Brick