Brick Veneer

Brick Veneer

Brick veneer is a durable and attractive exterior wall finish commonly found on homes throughout Ottawa, Gatineau and the Outaouais region. Although it may resemble a solid masonry wall, brick veneer is typically a non-structural exterior cladding attached to a framed wall behind it.

The brick helps protect the building from weather, but it is not completely waterproof. A properly constructed wall includes a drainage cavity, flashing and drainage openings that allow incidental moisture to leave the wall assembly.

How Does Brick Veneer Work?

A typical brick veneer wall consists of an exterior layer of brick, an air or drainage space, sheathing, a weather-resistant barrier, insulation and the structural wall framing.

Metal ties connect the brick veneer to the supporting wall while allowing a space between the brick and the wall behind it. Moisture that passes through the brick or mortar should drain downward within this cavity and exit through openings near the bottom of the wall.

Brick Veneer Is Not Completely Waterproof

Brick and mortar absorb a certain amount of rainwater. Wind-driven rain may also pass through small cracks, mortar joints and other openings.

The wall should therefore be designed to manage moisture rather than depend on the brick surface alone to keep all water out. Flashing and drainage openings are important parts of this moisture-management system.

Common Brick Veneer Problems

Visible concerns frequently observed during residential home inspections include:

• Cracked, loose or damaged bricks.
• Deteriorated or missing mortar joints.
• Blocked or missing drainage openings.
• Efflorescence or mineral staining.
• Spalling and flaking brick surfaces.
• Bulging, leaning or displaced sections.
• Corroded steel lintels above windows and doors.
• Cracking at window and door openings.
• Inadequate clearance from soil, roofs or paved surfaces.
• Deteriorated sealant around windows and wall penetrations.

Cracked Bricks and Mortar Joints

Minor cracking can occur because of normal settlement, temperature changes, material shrinkage or movement between different building components.

Cracks should be evaluated based on their width, pattern, location and whether visible displacement is present. Stair-step cracking, recurring cracks, wide openings or displaced masonry may indicate movement requiring further evaluation.

Cracks should not simply be covered with sealant without first considering their cause. Significant or progressive movement should be assessed by a qualified masonry contractor or structural professional.

Deteriorated Mortar

Mortar joints naturally deteriorate over time because of moisture exposure, weathering and freeze-and-thaw cycles.

Signs of deterioration include:

• Crumbling or powdery mortar.
• Open or recessed joints.
• Loose sections of mortar.
• Cracks separating the mortar from the brick.
• Previous repairs that are harder than the surrounding masonry.

Deteriorated joints may allow additional moisture into the wall and should be repaired by a qualified mason. Repointing involves removing damaged mortar and installing a compatible replacement mortar.

Weep Holes and Drainage Openings

Drainage openings, commonly called weep holes, may be located near the base of a brick veneer wall and above windows, doors or other horizontal interruptions.

These openings allow moisture within the wall cavity to drain to the exterior. They should not normally be filled with mortar, caulking, soil or landscaping materials.

Blocked drainage openings can restrict moisture movement and may contribute to deterioration within the wall assembly.

Flashing Behind Brick Veneer

Flashing is installed within the wall to collect water and direct it toward exterior drainage openings. It may be located near the bottom of the veneer and above windows, doors, decks, lower roofs and other wall openings.

Flashing is often concealed and cannot be fully evaluated during a visual home inspection. However, missing drainage openings, water staining or masonry deterioration may suggest that the drainage system is incomplete or not functioning properly.

Efflorescence and White Staining

Efflorescence is a white, powdery mineral deposit that may form when moisture moves through masonry and evaporates at the surface.

Minor efflorescence is relatively common, but repeated or heavy deposits may indicate excessive moisture movement. The surrounding grading, roof drainage, wall penetrations, flashing and sealants should be reviewed.

Cleaning the surface without correcting the moisture source may result in the staining returning.

Spalling and Freeze-and-Thaw Damage

Spalling occurs when the face of a brick flakes, cracks or breaks away. Moisture absorbed by the masonry can freeze, expand and gradually damage the brick surface.

Repeated freeze-and-thaw cycles can accelerate deterioration, especially when bricks remain wet because of poor drainage, leaking gutters, damaged masonry caps or contact with soil.

Severely damaged bricks should be replaced by a qualified mason, and the source of moisture should also be corrected.

Bulging or Displaced Brick Veneer

Brick veneer that bulges, leans or separates from the building may indicate failed or corroded wall ties, moisture damage, foundation movement or inadequate support.

Visible displacement can present a falling-material hazard and should be evaluated promptly by a qualified masonry contractor or structural professional.

Steel Lintels Above Windows and Doors

Steel lintels commonly support brick above windows, doors and garage openings. Exposure to moisture can cause the steel to corrode and expand.

Signs of lintel deterioration may include:

• Rust staining.
• Cracking at the upper corners of openings.
• Upward displacement of nearby bricks.
• Open mortar joints.
• Visible corrosion or distortion.

Corroded or displaced lintels should be evaluated and repaired by a qualified masonry contractor.

Clearance from Soil and Exterior Surfaces

Brick veneer should remain sufficiently visible above soil, mulch, decks, driveways and other exterior surfaces so the base of the wall and drainage openings can function properly.

Soil or landscaping materials placed against the brick can hold moisture, conceal deterioration and block drainage openings. It may also increase the risk of moisture or pest entry into the wall assembly.

Sealants Around Windows and Penetrations

Sealant around windows, doors, light fixtures, vents, pipes and other wall penetrations should remain flexible and securely bonded.

Cracked, missing or separated sealant can allow water to enter behind the exterior finish. Deteriorated sealants should be removed and replaced with a compatible exterior-grade product.

Brick Veneer Maintenance Tips

• Keep gutters and downspouts operating properly.
• Direct roof and surface drainage away from exterior walls.
• Keep drainage openings clear.
• Maintain clearance between brick and soil or landscaping.
• Repair deteriorated mortar before damage becomes extensive.
• Replace severely cracked or spalled bricks.
• Maintain sealants around windows, doors and penetrations.
• Monitor existing cracks for changes or displacement.
• Avoid aggressive pressure washing that can damage mortar.
• Avoid applying impermeable coatings that may trap moisture.

What Can a Home Inspection Identify?

A residential home inspection includes a visual assessment of accessible brick veneer, mortar joints, lintels, drainage openings, wall penetrations and related exterior components.

The inspection cannot determine the condition of concealed flashing, wall ties, sheathing or framing behind the brick. Where significant movement, moisture damage or widespread deterioration is observed, further evaluation may be recommended.

Have Your Home’s Exterior Inspected

Inspec-Pro Home Inspections provides professional residential inspections throughout Ottawa, Gatineau, Outaouais and surrounding communities.

Learn more about our pre-purchase home inspection services or request an inspection quotation.

Call 819-962-5880 or email info@inspec-pro.ca.