What to Do About Spalling Brick in Boston

Spalling brick is one of the most common masonry problems Boston homeowners deal with. The good news? It's fixable. The bad news? Ignoring it only makes it worse (and more expensive).

Here's what you need to know about spalling brick, why it happens here more than most places, and what you can do about it.

Key Points

• Spalling is caused by freeze-thaw cycles. Boston's winters are especially hard on brick because water gets into the masonry, freezes, expands, and slowly destroys the surface.

• Once brick starts spalling, water penetrates even deeper. What starts as a surface issue can become a structural one.

• DIY patches rarely hold up through a Boston winter. A masonry contractor in the Greater Boston area can match your brick and fix it the right way.

Why Is My Brick Flaking and Crumbling?

Spalling happens when water works its way into brick or mortar joints, freezes, and then expands. That freeze-thaw cycle (which Boston gets a LOT of) puts enormous pressure on the brick from the inside out. Over time, the face of the brick literally starts to pop off.

A few things speed up the brick spalling process:

• Old or deteriorating mortar joints that let water in

• Improper waterproofing or the wrong sealant applied in the past

• Bricks that were installed face-side in

• Age of the building. Boston has a lot of very old brick buildings, and older bricks weren't always made to last forever

If your home or building was built before 1950, there's a good chance it has softer, historic brick that needs to be treated differently than modern brick. That's something JMS Masonry specializes in, as a leading historic masonry company in Boston, we've worked on everything from apartments in downtown Boston to residential buildings in Newton.

Is Spalling Brick a Structural Problem?

Early-stage spalling is mostly a surface issue. The face of the brick chips away, but the wall behind it is still solid. At this point, it's a cosmetic problem that's also letting more water in. Not ideal, but manageable.

If you leave it alone for a season or two, the spalling spreads. Water gets deeper into the wall system, mortar joints continue to break down, and you can end up with bricks that are cracked all the way through or loose in the wall. At this point, it can become a real structural concern.

Can I Fix Spalling Brick Myself?

You can buy patching compounds at the hardware store and fill in the damaged areas yourself. For very minor surface damage, this might hold for a season. But the problem is if you don't address exactly why the spalling happened in the first place (bad mortar joints, water infiltration, improper sealing), the patch just delays the inevitable. And these DIY patch jobs will never be as good as getting professional help.

There's also the issue of matching the brick. Boston's neighborhoods have a huge range of brick types, ages, and colors. Getting a close match on an older building takes experience and access to the right materials. A mismatched repair on a historic home sticks out and can affect resale value.

JMS Masonry helps fix spalling brick issues across Greater Boston, and part of that work is sourcing the right brick and mortar to match what's already there.

How Much Does It Cost to Repair Spalling Brick in Boston?

A small repair on a chimney or a section of a garden wall might run a few hundred dollars. A larger project involving multiple courses of brick on a building facade can run into the thousands. Historic restoration work, where you need to match original materials and follow preservation guidelines, typically costs more because the skill and materials required are a step above standard repair work.

What we can tell you is that getting a quote is free, and knowing what you're dealing with is always better than guessing. JMS Masonry offers honest and free estimates for your masonry project.

How Do You Prevent Spalling Brick From Coming Back?

Once you've had spalling repaired, the goal is keeping it from happening again. Here's what actually works:

Repoint your mortar joints regularly: Mortar is softer than brick and wears down first, so keeping the joints in good shape is the single best thing you can do to protect your brick.

Use the right sealant or none at all: Some sealants trap moisture inside the wall instead of letting it breathe. On historic masonry especially, the wrong product can cause more damage than no sealant. Ask a professional mason before you apply anything.

Deal with water management: Gutters, downspouts, and grading all affect how much water hits your brick. If water is pooling against your foundation or cascading over a clogged gutter onto your wall, no amount of repointing will fully protect you.

JMS Masonry Helps With Spalling Brick in Boston

Spalling brick in Boston is a when-not-if situation for a lot of older buildings. The city's weather is tough on masonry, and most of the housing stock here is old enough that it needs regular attention. The key is catching it early and working with someone who actually knows historic brick.

JMS Masonry is a leading historic masonry company in Boston with years of experience repairing, restoring, and preserving brick across the city. If you're seeing signs of spalling, give us a call… we'll take a look and tell you straight what you're working with!