Brick Exterior: Paint it or leave it?

Question

Just purchased a home with a nice red brick exterior. Looking at current trends, I am tempted to paint the brick to have a cool grey finish. However, I wanted to get opinions on painting brick vs leaving it natural in terms of resale value down the line, because there is no going back from painting brick. I'll be living in the home for the time being, but definitely don't want to do something that will kill resale later on.

Account Closed · Answer

I never paint it unless it is 1) trashed or 2) already painted.  In the long run, unpainted should hold value better.

Paul Ashworth · Answer

@Sid Leibowitz Sid is correct about painting brick. There needs to be a full understanding of how the brick works within the "wall system". I feel many investors do not understand the residences or buildings they are rehabbing or renovating. This is another example.

If the brick is a veneer in a cavity wall system then, yes the brick must breathe, absorb water and moisture and also be able to expel the vapor also. Brick used in these systems can be stained, as such there are many companies that manufacture breathable stains. Careful in your selection as stains that are silane based (silicon) typically do not breath.

I have seen the face of brick and the entire front wall of CMU 'popped' off an elevation due to sealing the exterior of a cavity wall system.

My suggestion is to hire an expert such as an architect, building systems engineer or such to give a recommendation on how your wall systems were designed to function.

Sid Leibowitz · Answer

Many people are unaware that brick should NEVER Ever be painted as it is porous and absorbs water and needs to breath to dry out. Painting brick seals the surface and leaves an environment for water to encapsulate and not be able to escape. In cold weather climates once water is encapsulated in brick and then freezes it creates a condition of thermal shock and the brick contracts and cracks or spalls. You may see this moisture escape in brick that has white streaks or areas known as efflorescence. This can be removed with an acid used by masons. If you want to change the color you can also STAIN the brick which does not seal it. Ask an architect, mason or google staining brick. Also on You Tube

Thomas S. · Answer

Styles come and go. Leave it unpainted till up are ready to sell and then decide based on the current trend at the time.

Sid Leibowitz · Answer

Hello Paul. Hiring an architect or engineer is an expense that not many investors want to incur.   Where I agree with using a sealing stain on brick is NOT a great idea. There are stains that are developed to safely change the color of brick and not seal them.   An investor can do research on his own without investing money into the brick staining process to obtain a positive result. I have met many  architects that do not understand anything about staining brick. I was just trying to clue in that slapping a coat of paint often creates a condition that is permanent and that brick should not be painted or ideal way of changing the appearance. Thanks for your observation. So many watch these flipper shows on TV and get crazy ideas from them. The newbie thinks that these shows are real and its easy to just buy and flip to make a profit. These are the ones that show a full kitchen renovation for 15K and painting brick for curb appeal.  LOL

Kent Johnson · Answer

I'm a fan of painted brick.  Several years ago my dad had an older brick house remodeled and a young couple looked at it but decided it wasn't for them.  The house didn't have ugly brick but it just kind of blended in with its surroundings.  A couple of days later he decided to have the brick painted to make it stand out.  The same couple happened to be driving by later in the day and said they couldn't believe it was the same house.  They made an offer that day and bought it.  I don't always paint brick but I don't hesitate IF I know it will make a positive difference.  Sometimes I do it to cover ugly 70's brick, sometimes it's just to give a house a newer look and shine among the neighboring houses.  A lot of bang for the buck.

Michael Woodward · Answer

Most people like brick houses because they're maintenance free.  If you paint it, you'll create a maintenance exterior that will turn a lot of people off.  The only time I ever considered painting a brick house was one that had pink brick..... yeah... bright shiny pink.... yuck!

Jeff B. · Answer

I'm with @Mark Poulton here.  The basic axiom for masonry is NEVER paint it.

Jeffrey Hotz · Answer

I always paint or white wash depending on the color.  White, grey, it's all in style and makes a huge difference for cheap cost.

Jeff Brower · Answer

If it is a nice brick, that is an allure to some. I had a home that had some old and ugly colored brick and I painted it. Definitely looked better. If you are flipping, that may give it a nice pop to help in creating a wow factor.

Brick Exterior: Paint it or leave it?

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