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Brick & Masonry Coatings That Breathe
Coating brick is a one-way decision, so the system matters more than the color. We seal, repoint, and coat with breathable products built for masonry — the way a crew that's painted 10,000+ Metro Detroit homes over 22+ years has learned to do it.
Breathable brick coatings, done right the first time.
Painted brick is one of the most requested exterior transformations we do — it takes a dated 1960s ranch or a dark 90s colonial and makes it read current from three houses away. Homeowners come to us for it when tuckpointing repairs have left mismatched mortar, when the brick color is fighting every other finish on the house, or simply because they want the painted-brick look that's everywhere in newer neighborhoods.
But brick in Southeast Michigan lives a double life: it soaks up water through fall rain and then has to release it as vapor during spring thaw. Put a coating on it that can't pass that vapor and the wall will push the finish off from behind — blistering and shedding within a couple of winters. Every product we put on masonry is chosen to let the wall breathe while it sheds the weather.
What Makes Brick Tricky in Michigan
Vapor drive
Moisture stored in brick over winter pushes outward as temperatures climb. A non-breathable coating traps it, and the pressure blisters the film off the wall — the classic failed-painted-brick look.
Efflorescence
That white mineral bloom on brick is salt carried to the surface by water. Coat over it and the paint is bonded to powder, not brick. It has to be removed and its moisture source understood first.
Failing mortar joints
Paint can't structurally hold a wall together. Cracked or crumbling mortar keeps moving and keeps letting water in, so repointing has to happen before any coating goes on.
Uneven porosity
Brick drinks paint unevenly — some faces absorb heavily, others barely at all. Skip the sealer coat and the finished wall telegraphs every thirsty spot as a flat, blotchy patch, permanently.
Pro tip from our crews
If you love the limewashed or 'German smear' look, talk to us before committing to solid paint — going from painted brick back to bare brick is nearly impossible, but there are breathable stain systems that keep more of the natural texture.
How We Do It Right
- 1Masonry assessmentDuring your free estimate we look at what the wall has been through: previous coatings, efflorescence, cracked joints, and where water is getting in. Paint versus breathable stain gets decided here, based on the brick and the look you want — not by default.
- 2Wash and efflorescence removalWe wash the masonry to strip dirt, mildew, and mineral bloom. This step is about adhesion, not appearance — any efflorescence left on the wall becomes a bond-breaker under the new coating.
- 3Repointing and repairsFailing mortar joints get repointed before coating. Fresh mortar then needs cure time before it can be sealed, and we build that into the schedule instead of rushing coating onto green joints.
- 4Dry-downMasonry has to give up its stored moisture before it's coated. We let the wall dry to acceptable levels — a step you can't see in the finished job but one that decides whether the finish is still tight five winters from now.
- 5Seal the substratePorous or chalky brick gets a coat of Ultra Spec Masonry Sealer first. It consolidates the surface and evens out absorption so the topcoat bonds to solid masonry and lays down uniformly instead of blotching.
- 6Spray and back-roll the finishWe spray for coverage and back-roll to drive coating into the brick's texture and mortar lines. Ultra Spec EXT is our standard for painted brick fields; TuffCrete masonry stain handles foundations and block, and Texcrete goes on exposed walls that take wind-driven rain head-on.
What We Put On It
Every product below links to its full page — real technical specs from the manufacturer, not marketing copy.
Ultra Spec© EXTProfessional-grade, fade- and mildew-resistant finish that stands up to weather on painted brick fields.Specs & details →Ultra Spec© Masonry SealerThe clear, breathable first step on porous masonry — protects the substrate and anchors the topcoat.Specs & details →Tuffcrete© MasonryWater-repellent masonry stain for concrete and block — uniform, breathable color that resists peeling.Specs & details →Coronado© TexcreteHigh-build, breathable coating for masonry that sheds wind-driven rain and UV while letting vapor escape.Specs & details →
What Drives the Cost
Brick porosity
Thirsty brick simply takes more material — more sealer, more topcoat — to reach a uniform finish. We can usually tell you where your wall falls during the estimate.
Mortar condition
Repointing is skilled work that happens before any coating. Tight joints keep this line small; decades of deferred maintenance don't.
Height and detail
Chimneys, gable peaks, and multi-story brick walls add ladder and staging time. Deep-raked mortar joints also slow application, since every joint needs coating worked into it.
Paint versus stain system
A solid painted finish and a breathable stain system are different products with different application steps. The right choice depends on your brick and your goals — we price both honestly.
Browse painted and stained brick transformations in our Cost & Color Gallery to see what these systems look like on real Metro Detroit homes — costs included.
Browse Real Projects & CostsFrequent Questions
Straight answers about brick & masonry from the crews who do the work.
Answer
Practically, yes — getting a coated brick wall back to clean bare brick is close to impossible. That's not a reason to avoid it; it's a reason to choose the system carefully and do it once, correctly. If you want to keep more of the natural masonry character, ask us about breathable stain finishes before committing to solid paint.
Practically, yes — getting a coated brick wall back to clean bare brick is close to impossible. That's not a reason to avoid it; it's a reason to choose the system carefully and do it once, correctly. If you want to keep more of the natural masonry character, ask us about breathable stain finishes before committing to solid paint.
Answer
Almost always one of three things: a non-breathable coating that trapped moisture, paint applied over efflorescence or chalky surface dust, or a wall that never dried out before coating. Brick itself holds paint very well — it's the wrong system or rushed prep that fails.
Almost always one of three things: a non-breathable coating that trapped moisture, paint applied over efflorescence or chalky surface dust, or a wall that never dried out before coating. Brick itself holds paint very well — it's the wrong system or rushed prep that fails.
Answer
A breathable system on properly prepped masonry is one of the longer-lived exterior finishes we install, because brick doesn't move the way wood does. Our workmanship carries a 2-year standard warranty, extendable to 4 years, and we're glad to show you brick projects from years back during your estimate.
A breathable system on properly prepped masonry is one of the longer-lived exterior finishes we install, because brick doesn't move the way wood does. Our workmanship carries a 2-year standard warranty, extendable to 4 years, and we're glad to show you brick projects from years back during your estimate.
Answer
Usually, yes. The failing coating gets washed and scraped back to what's sound, the moisture source gets addressed, and the right primer-and-topcoat system goes over it. What we won't do is put a fresh coat over an actively peeling wall and call it fixed — that just resets the clock on the same failure.
Usually, yes. The failing coating gets washed and scraped back to what's sound, the moisture source gets addressed, and the right primer-and-topcoat system goes over it. What we won't do is put a fresh coat over an actively peeling wall and call it fixed — that just resets the clock on the same failure.
Answer
Within our normal March-to-November season, brick asks for a dry stretch more than a warm one — the wall needs to be dried down before sealing, and fresh mortar needs cure time. We schedule masonry projects around the weather windows that let each step happen in order.
Within our normal March-to-November season, brick asks for a dry stretch more than a warm one — the wall needs to be dried down before sealing, and fresh mortar needs cure time. We schedule masonry projects around the weather windows that let each step happen in order.
Ready for a Straight Answer on Your Brick & Masonry?
Free estimate, written surface-by-surface plan, and a free color consultation with every project — no pressure, ever.