When it comes to painted brick buildings, there’s no shortage of them in downtown Petoskey. In fact, the Stafford Hotel underwent a lengthy repainting process this past summer. While the fresh coat of paint might make for a great photo backdrop, it hides a bigger issue: painting brick often leads to expensive problems that many property owners don’t anticipate.

For the owner or general manager of a brick building, the first thought when considering a new look is often to call a painter. Painters are usually quick to say, "Yes, we can do this!" However, the problem is that most people—building owners and even painters—don't realize how harmful it is to paint brick.

Why Painting Brick is a Mistake

Painted brick may seem like an easy way to update the look of a building, but the dangers of this decision often outweigh the benefits. Here’s why:

• Trapped Moisture: A Hidden Threat Brick is a porous material designed to absorb and release moisture from the environment. This natural breathability is crucial for maintaining the brick’s structural integrity over time. When you apply a layer of paint, you effectively seal the brick, preventing it from releasing moisture the way it was intended to.

  Moisture that gets trapped behind the paint can wreak havoc in several ways:

  1. Spalling: This occurs when trapped moisture in the brick freezes during cold weather. As water freezes, it expands, causing pieces of the brick surface to break off, a process known as spalling. Over time, this can lead to significant damage, leaving the building's exterior compromised and exposed to further deterioration.

  2. Efflorescence: When moisture tries to escape through the painted brick, it may carry salts to the surface, leaving behind white, powdery deposits known as efflorescence. While this may seem like a minor cosmetic issue, it’s a sign of moisture being trapped inside the wall, which can worsen over time.

  3. Compromised Mortar Joints: Trapped moisture doesn’t just affect the brick itself—it can weaken the mortar joints between bricks. As moisture infiltrates and freezes, it can cause mortar to crack and deteriorate, leading to instability in the brick structure.

  In extreme cases, trapped moisture can lead to interior water damage, affecting insulation, drywall, and even structural framing. This leads to a much larger problem than just peeling paint and chips—it’s a hidden threat that can turn costly.

High Maintenance Costs: The Ongoing Commitment Painting brick might provide a quick aesthetic upgrade, but it comes with an ongoing cost: maintenance. Unlike natural brick, which can last for decades with minimal care, painted brick requires regular attention.

• Repainting Every Few Years: Once brick is painted, it typically requires repainting every 3-5 years. The paint will chip, fade, and peel due to exposure to the elements, especially in regions with harsh weather conditions. This means a continuous cycle of repainting that can add up over time.

• Increased Cleaning Needs: Painted brick tends to attract more dirt and grime than its unpainted counterpart. Pollutants, dust, and mildew can cling to the painted surface, requiring frequent cleaning and even power washing to keep it looking fresh.

• Cracks and Peeling: As paint wears down, cracks appear in the surface, creating an entry point for water. This water can cause mold growth, interior water damage, and further deterioration of the brick.

These issues lead to costly, ongoing maintenance that negates the initial appeal of painting. For property owners and managers, what starts as a low-cost cosmetic update turns into a high-maintenance burden.

Loss of Natural Breathability: Risk to Structural Integrity Brick is known for its natural ability to breathe, allowing moisture to evaporate from its surface. This feature helps maintain the brick's strength over time. However, painting brick seals it off from its natural function, preventing moisture from escaping.

• Mold and Mildew Growth: Sealing the brick with paint traps moisture inside, encouraging the growth of mold and mildew. This is especially problematic in areas with high humidity or frequent rainfall, and it poses health risks as well as structural damage.

• Internal Moisture Buildup: Trapped moisture doesn’t just damage the exterior—it can infiltrate the walls and cause water damage to insulation, drywall, and wooden framing. This leads to a chain reaction of structural issues that become costly to repair.

• Weakened Brick: Painted brick retains moisture for longer periods, which accelerates deterioration. Prolonged moisture exposure can weaken the brick, causing it to crack and become unstable.

The loss of breathability, coupled with the buildup of moisture, compromises not just the appearance but the structural integrity of the building. Over time, the problems caused by painting brick are more significant than most realize.

• Irreversible Damage: The Challenge of Removing Paint Once brick has been painted, removing the paint is a challenging, labor-intensive process that rarely restores the brick to its original condition.

• Chemical Strippers: While chemical strippers can remove paint, they often damage the brick’s surface. Strong chemicals can etch or discolor the brick, leaving it looking worse than before, and can even damage the mortar between bricks.

• Abrasive Removal Methods: Techniques like soda blasting or sandblasting can remove paint, but they also come with risks. These abrasive methods can erode the brick’s surface, leaving it vulnerable to further weather damage.

• Costly Restoration: Even if the paint is removed, it may not restore the brick to its original appearance. The process is expensive, time-consuming, and often leaves behind damage or discoloration that can’t be fixed without significant costs.

Once a building is painted, there’s no going back without potentially damaging the structure. For property owners, this is an important consideration before committing to such a permanent and often irreversible decision.

Why Choose Keys Construction and Remodeling?

At Keys Construction and Remodeling, we understand the dangers of painting brick and the long-term consequences it can have on your building. Many building owners don’t realize the full scope of these risks, and unfortunately, many painters don’t either. That’s why it’s important to consult with professionals before making a decision that could cost you thousands down the road.

We’ve seen it all—like the Stafford Hotel, which looks great now but will inevitably face expensive maintenance issues in the future. At Keys Construction and Remodeling, we don’t just tell you what you want to hear. Instead, we provide expert guidance, ensuring your building remains structurally sound for years to come.

If you’re considering painting brick, give us a call first. We’ll help you understand the risks and explore alternatives that preserve both the aesthetic and integrity of your building. Our offices, located at 325 E Lake St, Suite 1, Petoskey, and 15565 Northland Drive, Suite 823, Southfield (Detroit), are here to serve you with expertise and professionalism.

Remember, while painting brick may seem like an easy way to update your building, the long-term risks often far outweigh the benefits. Before you take that step, call us first—good thing you did before painting, because not everyone knows how bad it can be.