Masonry repair: what to know

What the job involves, what changes the price, and what to ask a pro.

What masonry repair is

Masonry repair fixes brick, block and stone walls, steps, chimneys and garden walls by replacing damaged units, repointing failing mortar and sealing cracks. Most masonry damage comes from water getting into the wall and freezing, or from ground that moves, so the repair has to address that water or movement too.

Signs you need it

  • Bricks or block faces are spalling, cracking or crumbling, especially on the side that faces the weather
  • Mortar joints are soft, sandy, missing or recessed, letting water get into the wall
  • A wall or step bulges, leans or has a stair-step crack that follows the mortar joints
  • White, powdery deposits or efflorescence show up on the masonry after rain
  • Water stains or damp patches appear on the inside of a wall that is built of masonry
  • A stone or brick step, planter wall or fireplace surround has cracked or started to separate from the house

What the pro does

  • Survey the wall for bulges, cracks and water paths, and check the flashing, the coping and the grade at the base
  • Remove damaged bricks or stones carefully, using hand tools and a grinder with care around the surrounding units
  • Rake out failing mortar to sound material at a set depth and clean the joints of dust and loose debris
  • Set replacement units in a mortar matched to the original in strength and color, keeping the joints straight and even
  • Tool the joints to a profile that sheds water, and clean off any mortar smears before they set
  • Cure the repair under protection from rain and freeze, and then seal or waterproof the masonry if the design calls for it

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Total area of damaged masonry and whether the damage is spot repair or spread across the wall
  • Height and access, since work on upper walls or chimneys needs scaffolding or lifts
  • Whether the masonry is brick, concrete block, natural stone or a mixed wall, each of which needs different materials
  • The condition of the mortar and how deep it must be raked out before repointing
  • Whether the cause, such as a leaking gutter, a bad flashing or ground movement, must be fixed as part of the job
  • Matching the color, texture and joint profile of old masonry, which often takes sample testing

What a written quote should spell out

  • Each area to be repaired, with the method named, such as unit replacement, repointing or crack stitching
  • Mortar type and color used, and whether a sample panel was made to match the old mortar
  • How the cause of the damage will be addressed, such as flashing, coping or drainage
  • Scaffold or lift needs, and how the work area will be protected
  • Cleanup of mortar residue and debris, including any staining from the repair
  • Curing and protection measures, with the weather limits for the repair

Questions to ask before you hire

  • What caused the damage to the masonry, and is water getting into the wall?
  • Will you replace the broken units or only repoint the joints, and why?
  • What mortar do you use, and is it matched to the strength of the old masonry?
  • Will the repair match the color and the joint profile of the rest of the wall?
  • Do you check the flashing and the coping as part of this repair?
  • Will this work need scaffolding, and how will you protect the area below?

Red flags

  • Pours a hard, strong mortar into soft old brick, which can cause the brick faces to spall
  • Says the wall just needs a coat of sealer without looking for the water source
  • Repoints over old, failing mortar without raking it out to sound material
  • Fills a bulging wall with patching instead of checking whether the wall is moving
  • Works on a tall chimney or wall without fall protection or proper access

What you can do yourself

A homeowner can rake out and repoint a few small areas of sound mortar on a low wall, using a mortar matched to the old joint. Call a pro for bulging or leaning walls, chimneys, historic brick, high work and any wall where the cause of the damage is not clear. Mortar and masonry dust contain fine silica and are caustic when wet, so use a respirator rated for silica dust, eye protection and gloves.

Licenses and permits

Masonry repair is commonly done by licensed contractors, and walls that bear load, chimneys or changes to a structure may need a permit in many areas. Check with your state or local licensing agency and your local building department before work starts, especially on load-bearing walls and chimneys.

Masonry repair questions

Why is my brick crumbling after a repointing job?

The most common cause is a mortar that is harder than the brick, which forces water and stress into the brick faces. A good repointing job uses mortar matched to the old masonry, so the brick can move with the wall.

Can I just seal the wall instead of repairing it?

Sealing can reduce water absorption, but it will trap moisture in a wall that is already wet and can speed up damage. Ask the pro to fix the cause and the open joints before any sealer goes on.

How do I know if a bulging wall is dangerous?

A bulge means the wall is moving, and that can be a serious structural problem. Have a pro look at it promptly, and keep people away from the area until it has been checked.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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