Why Is My Brick Flaking and Peeling Off?

Spalling is when the outer surface of brick crumbles, flakes, or pops off entirely. It's especially common in Michigan due to our extreme freeze-thaw cycles.

The primary cause is moisture infiltration. When water gets into brick and freezes, it expands by about 9%. This expansion creates internal pressure that literally pushes the brick face off.

Older homes are particularly vulnerable. Bricks made before the 1920s are often softer and more porous than modern bricks. They absorb more water and are more susceptible to freeze damage.

Another common cause is using the wrong type of mortar during repairs. Hard modern mortars (Type S) can actually damage soft historic bricks. The mortar should always be softer than the brick.

Power washing is a frequent culprit too. High-pressure water can force moisture deep into brick and damage the protective outer layer. If you must clean brick, use low pressure and proper techniques.

Waterproof sealers can sometimes make things worse. If a sealer traps moisture inside the brick, freeze-thaw damage accelerates. Only breathable, vapor-permeable sealers should be used on masonry.

Minor spalling affecting a few bricks can often be addressed by replacing just the damaged units. A skilled mason can match replacement bricks to your existing wall.

Widespread spalling across large sections may indicate a systemic moisture problem. The underlying cause must be addressed, or new bricks will eventually fail too.

If you catch spalling early, you have more repair options. Once bricks have lost their face, they become even more vulnerable to moisture and deteriorate faster.

Annual inspections help catch spalling before it spreads. Look for any areas where brick faces appear to be lifting, cracking, or crumbling away.