Painted Brick Guide: How to Get Long-Lasting Results

Painting brick has become one of the biggest home design trends. From sleek modern farmhouses to refreshed mid-century ranches, painted brick gives an instant facelift. But while it looks stylish, the wrong approach can cause big headaches. Trapped moisture, peeling paint, and crumbling mortar are common when homeowners skip the right steps.

If you’re thinking about painted brick for your home, here’s how to make it last. Madison’s humid summers and stormy springs put extra stress on brick walls and chimneys, so the method you choose matters just as much as the color.

Why Painted Brick Needs Care 

North Alabama weather is tough on masonry. Heavy rains soak porous brick, and sudden temperature swings push water in and out of the walls. When brick is painted incorrectly, that water has nowhere to go. The result? Bubbling paint, white streaks of efflorescence, or worse—spalling, where pieces of brick flake off entirely.

That’s why painted brick isn’t just a design project; it’s a building science project too. Before you open a paint can, you need to understand the material and the local climate.

Step 1: Inspect the Brick Before Painting

Start with a good inspection. Look for cracks, crumbling mortar, or spots where the brick face is chipping. If you see white powdery residue, that’s efflorescence—salt deposits from water moving through the wall. In Madison, it usually shows up after long rain spells.

Spray a small area with water. If the brick darkens quickly, it’s very porous. That means it will soak up water fast, which is a red flag. You should address any issues first through repointing or sealing, because painting over damaged or wet brick traps the problem inside.

Step 2: Repair Mortar and Joints

Healthy mortar joints are the backbone of long-lasting painted brick. In most homes built after the 1960s, Type N mortar works best for repointing because it’s durable yet flexible. For older or historic properties with softer brick, a gentler Type O mortar may be safer.

Repointing isn’t just cosmetic—it keeps water from sneaking behind the veneer. A sloppy patch job might look fine after paint, but the damage will show up in the first storm. For consistency, many pros use pre-blended mortar mixes like Amerimix to match color and strength.

Step 3: Choose Breathable Paint

This is where most DIY projects fail. Regular latex paint or oil-based coatings seal the surface too tightly. In Madison’s damp climate, that’s a recipe for peeling. Instead, you need breathable masonry paint.

Mineral-based paints or high-quality elastomeric coatings allow moisture vapor to escape while still protecting against rain. Look for products with a tested perm rating—this number shows how much water vapor can pass through. The higher the perm, the safer it is for brick.

Choosing the right paint isn’t just about durability; it’s about protecting the structure of your home.

Step 4: Prep the Surface the Right Way

Clean brick is the key to adhesion. A gentle power wash at low pressure removes dirt without damaging the surface. Don’t use harsh acids to remove stains—they can eat into the brick face and weaken it.

If you find efflorescence, scrub it off with a stiff brush. Allow at least two to three dry days before applying primer or paint. Madison humidity can stretch that drying time, so pick a forecast with steady sunshine.

Seal any hairline cracks with masonry caulk before painting. Skipping this step means water will keep finding its way in, even under the new finish.

Step 5: Apply in Thin, Even Coats

When it’s time to paint, slow and steady wins. Use a masonry primer designed to bond with brick. Follow up with two thin coats of breathable paint instead of one heavy layer.

Work from top to bottom, keeping a wet edge to avoid lap marks. On large homes with sprawling brick ranch fronts, this detail makes a huge difference. A rushed paint job not only looks uneven but also fails sooner.

Step 6: Keep Weep Holes and Flashing Clear

Every brick wall needs a way to breathe. At the base of the wall and above windows, tiny gaps called weep holes let moisture drain. Never fill them with paint or caulk.

Also check the flashing—thin metal strips at roof-to-wall joints. If flashing is loose or missing, water will sneak behind painted brick and cause rot. In Madison, where storms push rain sideways, keeping these escape routes open is non-negotiable.

Step 7: Maintain for the Long Haul

Painted brick is not a one-and-done job. Inspect your walls each year, especially after storm season. Watch for peeling paint, new cracks, or damp spots on interior drywall.

Plan to recoat every 7 to 10 years, depending on sun and rain exposure. South-facing walls usually wear out faster under the sun.

If you see efflorescence after painting, don’t panic. Sometimes it’s just surface salts. But if it keeps coming back, it may signal trapped water inside the wall. That’s the time to call a pro for a deeper inspection.

Local Takeaway: 

Painted brick can transform a house, but only if it’s done with the right prep, products, and maintenance. Homeowners face unique challenges—humid summers, surprise storms, and soil that keeps water close to the foundation. Cutting corners isn’t worth it.

Done right, painted brick delivers a clean, modern look that lasts for years. Done wrong, it creates expensive repairs. The good news is that the same care that protects painted brick also applies to other masonry solutions around your home—whether it’s repairing a chimney, updating a patio, or building an outdoor fireplace. With the right approach, every part of your masonry can stand up to weather and look great doing it.