Painting a Brick House: Masonry Paint, Limewash, or Leave the Brick Alone
Brick can be painted, limewashed or stained, but painting is the hardest of the three to undo, and the brick has to be able to breathe. Many brick ranches around Matthews, Mint Hill and south Charlotte have dated or mismatched brick, which is why the question comes up.
Three Ways to Change Brick
| Option | Look | Breathes | Upkeep | Reversible |
|---|---|---|---|---|
| Masonry paint | Solid, even color | Yes, if a breathable mineral or masonry paint | Repaint every several years | Very hard |
| Limewash | Soft, mottled, some brick shows | Yes | Wears gradually, refresh as needed | Partly, when fresh |
| Masonry stain | Brick texture fully visible, new color | Yes | Long-lasting | Hard |
Why Breathability Matters
Brick and mortar absorb rainwater and release it as vapor. A coating that traps that moisture can lead to peeling paint and, in freeze-thaw cycles, damage to the brick face. Use paints made for masonry that allow vapor to pass, and never seal brick that has active moisture problems.
Prep
- Fix the water first. Gutters, downspouts and grading should keep water off the walls.
- Repair mortar. Crumbling joints are repointed before painting.
- Clean. Remove dirt, mildew and efflorescence (the white salt deposit) and let the brick dry fully, which can take several days.
- Prime if the product calls for it. Some masonry systems use a masonry primer; mineral paints and limewash usually go directly on clean brick.
HOA and Resale
Painting brick is a change in exterior material appearance, so many HOAs require approval even when they allow other color changes. It is also a long-term commitment: once painted, brick needs repainting on a schedule, and removing paint from brick is slow and expensive.
Frequently Asked Questions
Is painting brick a bad idea?
Not if it is sound and dry and you use a breathable masonry product. It is a bad idea on brick with moisture problems.
Does painted brick last?
Typically many years, but it needs touch-ups where water runs down the wall and a repaint on a cycle like other exterior paint.
Limewash or paint?
Limewash for a soft, aged look that lets some brick show; paint for a solid color.
Can you paint just the mortar or trim?
Yes. Many owners keep the brick and repaint trim, shutters and doors for a fresh look.
Planning a Brick Makeover?
We check the brick, the mortar and your HOA rules before recommending paint, limewash or stain. See exterior painting or contact us.