Why old brick and paint don't always mix
Older brick walls handle rain by soaking some of it up and letting it dry back out through the face. A coating that blocks that drying holds water in the brick. In winter, that water freezes and expands, and the face of the brick can flake or pop off. The NPS says that if a brick wall must be coated, "a water-permeable coating will work best." Ask any painter for the product's data sheet and whether it is rated as vapor-permeable for masonry, rather than taking a label like "breathable" on faith.
Paint also won't fix a wet wall. NPS Preservation Brief 1 notes that rising damp (ground moisture wicking up) and condensation inside a wall are common sources of water, and that a surface coating can slow evaporation and push moisture even higher. If the brick is already damp, stained white with salts, or flaking, find the water source first. Our guide on what crumbling or flaking brick face means walks through those signs.
Check these things before you paint
- Has the brick been sandblasted? The NPS says abrasive cleaning strips the hard outer skin and exposes the soft core, which then soaks up water. A wall like that needs a closer look, not just paint.
- Is the mortar sound? Preservation Brief 2 says new mortar must be as soft as, or softer than, the old mortar and as vapor-permeable. Hard cement repointing under fresh paint can trap water at the brick edges.
- Are gutters, downspouts and window sills sending water down the wall? Fix those first, since paint will only hide the stains.
- Is there old paint already on the wall? In homes built before 1978, assume it may contain lead until a test says otherwise.
Philadelphia: historic designation comes first
For any property on the Philadelphia Register of Historic Places, the city says Historical Commission review is required for "masonry cleaning, painting, pointing, repair" and for "painting, coating, staining, or sealing surfaces except wood and metal trim." Scraping and painting wood trim is listed as routine maintenance that doesn't need review. In practice, the Commission pushes back on painted brick. In a January 2025 permit review, staff told an owner, "we cannot approve the painting of historic masonry," and the approval carried the condition that the brick above a new awning "shall not be painted."
You can confirm your property's status before talking to any painter. Our guide on checking Philadelphia historic designation rules shows how. In Bucks County, Bristol Borough has its own historic review board; see our guide on Bristol Borough's historic district approvals.
Think about the next paint job, too
Painted brick doesn't stay done. The coating will need recoating over time, and taking paint off brick later is hard on the wall. Abrasive methods like sandblasting cause the same face damage the NPS describes, so removal usually means slower chemical methods tested on a small area first. If you're unsure, leaving sound, unpainted brick alone is the choice you can always change later.
If the old wall has old paint
EPA's Renovation, Repair and Painting rule requires that anyone paid to disturb paint in a home built before 1978 be a certified firm using trained workers and lead-safe practices. Scraping, wire-brushing or power-washing old paint off brick all count. Homeowners working on their own home aren't covered by the rule, but EPA still recommends lead-safe work practices. See what a painting quote should say about lead-safe work before you sign anything.
Questions to ask a painter or mason
- What exact product will you use, and is it vapor-permeable for masonry?
- What will you do about damp areas, salt stains, or loose or hard cement mortar before painting?
- How will you clean the wall, and will you avoid sandblasting and high-pressure washing?
- Are you an EPA lead-safe certified firm, and how will you contain and clean up old paint?
- Have you checked whether the property is historically designated?