Painting a Brick House: Pros, Cons and How To

Exterior Painting

Painting a brick house can refresh dated or mismatched brick and give the whole place a cleaner look. The catch is that it’s hard to undo, it turns low-maintenance brick into a surface you’ll repaint on a schedule, and the wrong coating can trap moisture in the wall. On historic brick, it can also run into local rules.

If the brick is sound, the wall is dry and you pick a breathable coating, painting can work well. This guide covers the tradeoffs, the options besides standard paint, and the prep that decides whether the job lasts. For a look at your own house, the TurnKey Painter team can help, and you can request a free estimate or call (504) 608-5528.

Key takeaways

Paint is very difficult to remove from brick without damage, so treat the decision as permanent.
Painted brick needs repainting over time, while unpainted brick generally doesn’t.
Breathable, mineral-based options like limewash, mineral paint and masonry stain are often better fits than standard paint.
Fix moisture problems, bad mortar and damaged brick before anything goes on the wall.
In New Orleans HDLC districts, the guidelines don’t permit painting previously unpainted historic brick.

The case for painting brick

The Brick Industry Association’s Technical Note 6 is the brick industry’s technical guide to changing the appearance of brick. It describes acrylic latex paint as a fully opaque finish that softens the natural texture of brickwork, smoothing the variations between the brick and mortar.

That’s the appeal. Homeowners usually paint brick for a few reasons:

The brick color is dated or clashes with the rest of the house
Past repairs used mismatched brick or mortar that stands out
An addition or porch was built with a different brick
They want a lighter, more uniform exterior

Paint isn’t the only way to get there. Technical Note 6 notes that masonry stains are often used to blend new or repaired brick with existing brick, and they can change the color of the whole house while keeping the natural texture.

What are the downsides of painting brick

It’s close to permanent

Technical Note 6 says many of the treatments it covers are irreversible, and that paint can be very difficult to remove from brick masonry without causing damage. The New Orleans Historic District Landmarks Commission makes the same point in its Guidelines for Masonry and Stucco, noting that paint on masonry isn’t easily removed.

If you’re not sure you’ll like it in ten years, try a stain or limewash sample first, or live with a painted sample board before committing.

It adds a maintenance cycle

Brick on its own doesn’t need a paint schedule. Technical Note 6 says applying acrylic latex paint to brick creates a recurring exterior maintenance task, with multiple reapplications over the life of the brickwork.

It can trap moisture

Brick walls take on and release water. The National Park Service’s article on common problems with brick masonry warns that painting with non-permeable paint or other coatings will accelerate decay by trapping moisture behind the coating, and says a water-permeable coating works best if one is needed.

Technical Note 6 describes acrylic latex paint as typically vapor semi-permeable rather than fully vapor permeable. It warns against too many coats or heavy applications, which further lower the permeability of the wall.

The mortar fights the paint

Technical Note 6 explains that brick is normally pH neutral but is set in mortar that’s chemically basic. That alkalinity can reduce paint durability, so the BIA recommends an alkaline-resistant primer or a paint made for masonry.

Some brick shouldn’t be painted at all

Technical Note 6 advises against treatments on glazed brick, pavers, floors and working fireboxes unless the product maker specifically allows it. Acme Brick’s technical bulletin on painted brick adds that brick containing manganese or metallic additives shouldn’t be painted.

Is your brick a good candidate

Not every brick wall is equally suited to a coating. Technical Note 6 gives several ways to judge the one you have.

Brick grade: for new walls meant to be painted, the BIA points to Grade SW (severe weathering) brick generally, or Grade MW where permitted.
Even texture and absorption: units with similar texture and absorption take a treatment more evenly, and Acme Brick adds that uneven texturing can still show after painting.
Small cracks: the BIA says brick with hairline cracks that aren’t visible from 15 to 20 feet away can stay in place if it’s securely set.
Absorption for stain: stains rely on soaking into the brick’s pores, so the BIA calls for a water test before staining, and dense or glazed faces may not take stain at all.
Wall type: the BIA lists the type of wall assembly as a factor, since a drainage wall with an airspace behind the brick handles moisture differently from solid masonry.

If the brick is spalling, the mortar is crumbling or there are water stains inside, fix those first. Technical Note 6 cautions that changing the look of deteriorating brickwork without addressing the underlying issues can cause further problems.

Paint, limewash, mineral paint or stain

Technical Note 6 compares the main ways to change brick color. The table below summarizes its descriptions.

Treatment	Look	What the BIA says about it
Masonry stain	Semi-opaque to opaque, keeps natural texture	Permanently changes color; mineral-based stains preferred for high vapor permeability
Limewash	Nonuniform matte finish that weathers over time	Mineral-based, used on many historical buildings, easy to reapply over existing limewash
Mineral paint	Opaque, matte	Mineral-based, durable and long-lasting, softens texture
Mortar wash (German schmear)	Partly obscures brick	Mineral-based, can be semi-opaque to opaque
Semi-opaque paint (faux limewash)	Diluted paint with some sheen	Non-mineral-based and less durable than limewash
Acrylic latex paint	Opaque, many sheens	Requires reapplication over time; avoid heavy application or too many coats

The BIA also says lime is naturally alkaline and fully compatible with brick masonry, so limewash won’t change its vapor permeability. Acme Brick’s bulletin recommends mineral-based paints for exterior masonry, citing their breathability.

Historic brick and New Orleans rules

Older brick needs extra care. Technical Note 6 says that in some historical masonry structures, typically built before the 1870s, a limewash or similar mineral coating was part of the moisture-control system. In those cases it says the existing coating should be maintained with a compatible product rather than removed.

The HDLC’s masonry guidelines are direct about unpainted brick. They say the HDLC does not permit painting previously unpainted historic brick or stone, because paint can damage the masonry, change the building’s character and isn’t easily removed. They also rule out coatings, including paint, that trap moisture and keep the wall from breathing.

The same guidelines list repainting previously painted masonry as work that gets HDLC staff review. In the French Quarter, the city’s Vieux Carré paint permit page says a permit is required for exterior painting and bans elastomeric and waterproofing coatings. If your home is in a historic district, check with the commission first.

Does painting over brick devalue a home

We couldn’t find reliable data showing that painted brick raises or lowers sale prices, so treat any confident claim either way with caution. What the technical sources do make clear is the cost side: paint is hard to reverse and adds a repaint cycle.

For resale, the questions worth asking are practical ones:

Does the neighborhood lean toward natural brick or painted exteriors
Is the brick in good enough shape that buyers would want to see it
Would a stain or limewash get the look with less commitment
Is the house in a historic district where the change might not be allowed

The right way to paint a brick house

Technical Note 6 lays out the general prep for any treatment. Here it is as a working sequence, with the BIA’s guidance noted.

Inspect the wall. Look for loose or damaged brick, deteriorated mortar, damaged flashing, clogged weeps and signs of water getting in. The BIA says these should be corrected before any treatment.
Solve moisture problems. Staining, soiling or efflorescence are signs of excess moisture, according to the BIA, and should be addressed first.
Remove old treatments if needed. The BIA says sealers or water repellents usually have to come off before a new treatment goes on.
Let new or repaired masonry cure. Technical Note 6 calls for at least 30 days to cure and dry completely.
Clean gently. The BIA recommends the least aggressive method that works, and says scrubbing with a stiff non-metallic brush and soapy water or low-pressure washing often does the job.
Let it dry. The masonry has to be dry before treatment, and extended drying times may be needed.
Test a sample. The BIA recommends a trial on a sample panel or an out-of-the-way area to confirm the look.
Prime if the product calls for it. With acrylic latex, the BIA says many manufacturers recommend a primer, and an alkaline-resistant one is recommended.
Apply light coats. Avoid heavy application, which lowers the wall’s permeability.

A safety note: aggressive cleaning damages brick, and the NPS says abrasive cleaning removes the hard outer surface and exposes the softer core. High ladders and pressure equipment are also real hazards, so a two-story brick house is usually a job for a professional crew.

Frequently asked questions

What are the downsides of painting brick?

Paint is very difficult to remove from brick without damage, and it adds a repainting cycle that unpainted brick doesn’t need. The wrong coating can also trap moisture in the wall, and the alkaline mortar can shorten paint life without a masonry primer.

Does painting over brick devalue a home?

There’s no reliable data that settles it either way. The practical concerns are that paint is hard to reverse and needs upkeep, so buyers who prefer natural brick may see it as a cost.

What kind of paint do you use on brick?

The Brick Industry Association points to breathable, mineral-based options like masonry stain, limewash and mineral paint. If you use acrylic latex, choose one made for masonry, use an alkaline-resistant primer and keep coats light.

Can you paint brick in a New Orleans historic district?

The HDLC’s guidelines say it does not permit painting previously unpainted historic brick, and repainting already painted masonry goes through staff review. French Quarter exteriors also need a paint permit from the city.

Thinking about painting your brick

A good brick job starts with an honest look at the wall and the right coating for it. You can browse finished work in our project gallery or read more about our exterior home painting service.

When you’re ready to talk it through, contact us for a free estimate or call (504) 608-5528.

Painting a Brick House: The Pros, the Cons and the Right Way to Do It