Maintaining rental properties means always being on the lookout for problems that can get expensive fast if you ignore them. Masonry issues are especially pesky—they can mess with both the structure and the curb appeal of your place.
Knowing the basics of masonry repairs can really save landlords a fortune and stop little annoyances from turning into massive headaches. Brick, stone, and concrete need regular checkups to keep them doing their job and holding their value in your investment.
1. Assessing and Repairing Cracked Brickwork
Cracks in brickwork usually mean something’s going on beneath the surface. It’s smart to check masonry walls now and then, especially after rough weather or big temperature swings. Even tiny cracks can get worse before you know it.
Step one: figure out why the crack’s there. Settlement, water, freeze-thaw—take your pick. If a crack is wider than 1/8 inch, bring in a pro to make sure it’s not structural. For the little stuff, clean out the crack with a wire brush and fill it with a matching mortar. Dry weather and mild temps are best for this kind of repair.
Bigger cracks might mean you need to swap out the brick. That’s a careful job—take out the old brick without wrecking the ones around it. Try to match the new brick as closely as you can so it doesn’t stick out like a sore thumb. Prevention? Keep gutters clear and water away from your foundation. Sealing the brickwork every few years is a good move too.
2. Repointing Mortar Joints
Repointing means scraping out old mortar between bricks or stones and packing in new stuff. Mortar wears out from weather, letting water sneak in and cause problems. If the mortar crumbles or you can scratch it out with a key, it’s probably time. Water stains on the inside walls can also be a hint that mortar’s failing.
Pros will carefully remove old mortar to about 3/4 inch deep, being gentle with the bricks. New mortar should look and act like the original for both looks and strength.
Small jobs? You might try it yourself with the right tools and a good mortar mix. But for anything bigger, honestly, it’s worth hiring someone who knows what they’re doing. Costs run $5-$25 per square foot, depending on how tricky the job is. Done right, repointing can last decades—definitely worth it for landlords.
3. Replacing Damaged Bricks
Cracked or busted bricks can mess with your building’s stability and let in water. Spotting which bricks need to go is the first step. Watch for cracks, chips, flaking, or bricks that look crooked. If water or frost has really done a number, you’ll probably need a new brick, not just a patch.
To swap a brick, carefully chisel out the bad one and clean the hole. Avoid damaging the surrounding area—it’s trickier than it sounds. Find a replacement that matches. There are suppliers who specialize in matching old or unique bricks, especially for older properties.
Before putting in the new brick, clean out any leftover mortar and moisten the new brick so it doesn’t suck moisture from the fresh mortar. Masons usually “butter” all sides of the brick with mortar, slide it in, and then finish the joints to match the rest.
4. Sealing Masonry to Prevent Water Damage
Water is basically the enemy of masonry. Once it gets in, it can cause all sorts of trouble, especially when it freezes and thaws. Sealing is crucial. Most folks recommend a good penetrating sealer every few years, depending on how much weather your building sees.
Clean the surface first—get rid of dirt, stains, or any old sealant. The cleaning method depends on your masonry type, so check before you start scrubbing. Pick the right sealer. Siloxane and silane types work for most brick and concrete, but stone might need something different. Apply on a dry, mild day. Sprayer, roller, or brush—whatever the manufacturer suggests.
Pay extra attention to chimneys, window sills, and areas near the ground. Those spots get hit hardest by water. If you’ve got a big building, it might be worth hiring pros. They’ll get better coverage and often back their work with a warranty.
5. Fixing Efflorescence Stains
Efflorescence shows up as white, powdery stuff on masonry. It’s just salt left behind when water evaporates. You’ll see it on brick, concrete, or stone now and then. Start by scrubbing the area with a stiff brush. If that’s not enough, try a mix of water and white vinegar (half and half) on the stains. There are commercial cleaners at hardware stores too—these have mild acids that clear up the salt without hurting your masonry.
But cleaning is only half the battle. You’ve got to figure out where the moisture’s coming from. Leaky gutters, bad drainage, or missing waterproofing are common culprits.
After cleaning, use a breathable sealer to help keep water out but still let the wall “breathe.” If efflorescence keeps coming back, it might be time to call in a pro to hunt down hidden moisture issues.
6. Addressing Structural Bowing or Bulging Walls
Bowing or bulging walls are a real red flag and can mean serious structural trouble. Usually, it’s from too much pressure—soil, water, or shifting foundations can all play a part. Keep an eye out for horizontal cracks, walls that lean, or mortar joints that zigzag. Don’t ignore these signs. For minor bowing (under 2 inches), carbon fiber straps can help reinforce the wall without a huge rebuild.
Worse cases might need steel beams or wall anchors to counteract the pressure and slowly straighten things out. Fixing drainage, gutters, and grading is also key—otherwise, the problem will just come back.
Honestly, you’ll want a structural engineer to take a look before doing anything. They can tell you what’s really needed and make sure it’s up to code.
7. Repairing Loose or Missing Mortar
Loose or missing mortar joints are super common in rentals. Weather and age just wear them down over time. The fix (repointing or tuckpointing) is to chip out the bad mortar and pack in new. Don’t put this off—water can sneak in and do even more damage.
Chisel out the loose stuff, brush the area clean, and mix new mortar (think peanut butter consistency). Use a pointing trowel to press it in, then shape the joints once it starts to firm up. Keep it damp for a couple days so it cures right.
If there’s a lot of damage, it’s probably worth hiring a pro. Good mortar repairs can make your brickwork last way longer and keep your place looking sharp.
8. Restoring Chimney Masonry
Chimneys really take a beating from the weather, and their bricks and mortar can break down over time. If left alone, you could end up with leaks or even safety issues. Check chimneys regularly for crumbling mortar, loose bricks, and cracks in the crown. These problems can get worse fast.
Tuckpointing is common for chimneys—just replacing bad mortar with new to keep things solid and dry. Don’t forget the crown (that concrete top). Cracks up there need sealing ASAP or water will get in. Flashing where the chimney meets the roof is another trouble spot. Make sure it’s installed right and in good shape to keep leaks out.
For really damaged chimneys, sometimes a partial rebuild is the only answer. That’s specialist work — find a mason who knows chimneys and fire codes.
9. Waterproofing Basements
Basement leaks can quickly become a nightmare—think water damage and mold. Water usually sneaks in through foundation cracks or where the floor meets the wall. Check basements after big storms or heavy rain.
Exterior waterproofing means digging around the foundation and adding coatings or membranes. It’s more expensive, but it tackles the problem at the source. Interior methods use sealants or drainage systems. In wet areas, a sump pump is practically a must. Make sure the ground slopes away from your building and keep gutters and downspouts clear so water doesn’t pool near the foundation.
Jump on small leaks before they get worse. Watch for white powder on walls, musty smells, or dampness. Pro waterproofing usually lasts longer than DIY attempts, even if it costs more upfront.
10. Cleaning Masonry Without Damage
Cleaning masonry isn’t as simple as blasting it with a pressure washer—you’ll just wreck the mortar and invite new problems. Gentle is better. Start with water and a soft brush, then try mild soap if you need more oomph. There are commercial cleaners, but always test them out somewhere hidden first.
Different stains need different fixes. For efflorescence, diluted vinegar does the trick. For moss or algae, oxygen bleach works well. Clean from the bottom up on vertical surfaces—otherwise, dirty water will streak the clean parts below.
Let everything dry out before sealing. Most masonry only needs a good cleaning every few years to stay looking good and holding up well.
Conclusion
Proactively addressing masonry repairs is a smart strategy for maintaining the longevity and value of any rental property. From cracked bricks to chimney restoration, each repair contributes to both structural safety and curb appeal—two things that matter to tenants and investors alike. By staying ahead of issues through regular inspections and hiring skilled professionals when needed, landlords can avoid costly surprises down the line. Investing in masonry upkeep now protects your bottom line and supports long-term property success.