Masonry is not waterproof
Brick, concrete block, and stone all absorb water, and mortar joints add more paths through the wall. Well-built masonry walls accept this and manage it. Water that passes the outer face is collected and directed back out before it reaches the interior.
In a brick veneer wall, that job falls to the air space behind the brick, through-wall flashings, and weep openings at the base and above openings. Flashings need end dams and proper laps, and weeps need to stay open. In single-wythe block walls, the units, grout, joints, and any coatings carry more of the burden.
Adhered stone and thin brick veneers behave differently. They are bonded to a mortar bed over lath and a water-resistive barrier, much like cement plaster. Their performance depends on that barrier, the lath, and drainage at the base of the wall.
Where masonry water intrusion begins
Missing or poorly lapped flashings are a frequent source of masonry water intrusion. So are mortar droppings that block the cavity and weeps, unfilled or cracked joints, and gaps at windows, doors, and other penetrations. Caps and copings that let water into the top of a wall can saturate it from above.
Masonry also moves. Clay brick tends to expand over time, while concrete block tends to shrink, so walls need movement joints suited to the material. When joints are missing or misplaced, cracking follows, and cracks become water paths.
Freeze-thaw cycles add damage in cold climates. Saturated units and joints can spall as trapped water freezes and expands. Efflorescence, the white salt deposit left as water evaporates, is often the first visible sign that water is moving through the wall.
Investigating a masonry wall
Investigators usually start by mapping staining, efflorescence, cracks, and interior damage, then compare the pattern with the wall’s flashings, openings, and joints. Borescope views through weeps or small openings can show whether the cavity is clear without removing much material.
Controlled water testing can isolate a suspected path, whether through the face of the masonry, a joint, a window perimeter, or a coping. Where the parties agree, removing a few units at a flashing location shows how it was built. Each step is photographed and logged.
Our associates are active in the building trades and familiar with current building materials. If a unit, mortar, or accessory appears to have a manufacturing defect, we are aligned with several laboratories that test and analyze product failure.
From findings to a repair scope
Our field reports and photo documentation describe each condition and where it occurs. We prepare conceptual repair scopes and cost estimates, which for masonry can range from repointing and sealant work to flashing replacement at selected openings.
Masonry repairs are often partial. A clear record of which areas show which conditions helps the parties evaluate whether a localized repair or a broader one is warranted.
Common warning signs
- 01White efflorescence on brick, block, or stone surfaces
- 02Cracked, eroded, or missing mortar joints
- 03Spalling or flaking faces on brick or stone units
- 04Stair-step cracking along mortar joints
- 05Staining below sills, caps, or flashings
- 06Damp interior walls or peeling paint behind masonry