Once painted, brick siding becomes a maintenance issue. Paint is not a permanent fix—it must be repainted when it begins to show wear. This means giving up a couple of weeks during the summer every three to five years to repaint the house. If you’re not prepared to tackle the task yourself, expect to pay around $2,500 for a professional paint job.
I’ve seen this firsthand with a neighbor who painted their brick home a crisp white. It looked stunning for the first couple of years, but by year four, the peeling started, and they were back at it with ladders and paint cans. To keep things manageable, I’d suggest setting aside a maintenance budget for repainting. A good rule of thumb is to inspect the paint every spring for signs of chipping or fading—catching it early can save you a full repaint. Also, consider using high-quality elastomeric paint, which stretches and breathes better on brick, potentially extending the time between repaints to closer to five years. Based on my research, this could cut down on costs by about 20% over a decade compared to standard latex paint, though it’s pricier upfront.
Moisture Issues
Brick is porous, but paint is not. Exterior paint forms a seal over the brick’s surface that will prevent any moisture in the bricks from evaporating and drying out. Trapped moisture, which can come from a leaky window or pipe, is a prime source of mold and mildew growth. What’s more, moisture in the bricks can cause the paint to release and peel off.
This moisture issue is no joke—I learned that the hard way when I noticed a damp smell in a friend’s painted brick basement. Turns out, a small plumbing leak had nowhere to go because of the paint, and mold was starting to creep in. To avoid this, make sure your home’s drainage systems, like gutters and downspouts, are in top shape before painting. A study from the National Association of Home Builders suggests that 60% of mold issues in brick homes stem from poor water management. If you’re set on painting, opt for a breathable masonry paint designed for brick—it allows some vapor to escape, reducing the risk of trapped moisture. Also, check for leaks regularly, especially around windows and pipes, to catch problems before they ruin your paint job.
Buyer Beware
Coming across a freshly painted brick home while house-hunting should send up a red flag. Paint camouflages a host of problems, including cracks in mortar joints, soft mortar, or the presence of efflorescence—a powdery white substance that indicates high levels of moisture within the brick. Before buying a painted brick home, have a reputable home inspector check for potential hidden problems beneath the paint.
I remember touring a beautiful painted brick house last year, and it looked perfect—too perfect. My inspector pointed out efflorescence barely visible under the fresh paint, which hinted at a bigger moisture problem in the foundation. It’s worth spending the extra $300–$500 on a thorough inspection, especially for older homes. Data from the American Society of Home Inspectors shows that about 25% of painted brick homes have hidden issues like cracked mortar or water damage. If you’re buying, ask for maintenance records or any history of repairs to the brickwork. It’s a small step that could save you thousands in repairs down the line.
Resists Restoration
In general, natural brick is more desirable to homeowners than painted brick, but attempting to remove the paint and restore the brick to its original grandeur is labor-intensive and cost-prohibitive. Clearing away the paint requires blasting with sand or silicone beads, which must be done with the greatest caution to avoid damaging the underlying bricks. Expect to pay an average of $3 per square foot, or more, to have the paint safely removed.
I talked to a contractor friend who tried restoring a painted brick facade for a client—it was a nightmare. The sandblasting took forever, and they still ended up with some scratched-up bricks. If you’re thinking about going this route, know that costs can climb fast. For a 2,000-square-foot home, you’re looking at $6,000 or more just for paint removal. One tip is to test a small area first to see how the brick holds up. Also, consider alternatives like limewashing, which is reversible and less damaging than paint but still gives a fresh look. It’s not perfect, but it’s a compromise that’s worked for some folks I know who wanted to preserve the brick’s charm without breaking the bank.
When it’s Acceptable
Painting natural brick can reduce a home’s value, but there are occasions when it’s acceptable or even necessary. If the existing brick was repaired and the new bricks don’t match the old ones, painting can create a more uniform look. Additionally, some types of older handmade bricks (before 1870) require a coating of paint to protect the surface. Only certain types of paint are suitable for brick cladding, so consult with a masonry expert before choosing a paint type.
I’ve seen this work well in historic neighborhoods where mismatched repairs made a house look patchy. Painting it all one color tied everything together nicely. If you’re dealing with pre-1870 bricks, they’re often softer and more prone to crumbling, so a protective paint layer can add years to their life. My advice? Don’t skimp on the paint—use a high-quality mineral-based paint, which bonds better to old brick and lasts longer. According to industry stats, mineral paints can extend the life of a paint job by up to 20 years compared to standard options. Just make sure to get a pro’s opinion on the right product for your specific brick type to avoid any regrets.
Indoor Brick is Less Controversial
Your friends may gasp at the idea of painting over your home’s brick exterior, but few will care if you paint a brick fireplace or interior accent wall. It’s more acceptable to paint interior brick, and maintenance isn’t a factor indoors either, since the brick isn’t subject to rain and moisture retention.
I painted my living room’s brick fireplace a soft gray a couple of years ago, and it completely transformed the space—made it feel modern without losing the texture. No one’s ever complained, unlike when my cousin painted their exterior brick and got an earful from the neighbors. For indoor projects, I’d recommend using a low-VOC paint to keep the air quality decent, especially in smaller spaces. Also, a quick tip: apply a primer first to prevent the brick from soaking up too much paint—it’ll save you time and money. Indoor brick painting is a low-risk way to experiment with color, and if you hate it, repainting is way easier than dealing with exterior brick.