What causes brick deterioration over time?

Brick deterioration in commercial, municipal, and institutional buildings is the result of a combination of environmental and material factors. In New England, bricks are regularly exposed to harsh weather conditions, including freeze-thaw cycles, snow, ice, and wind-driven rain. Water can enter brickwork through cracks, open mortar joints, or improperly sealed surfaces. When temperatures fluctuate, trapped moisture freezes and expands, causing bricks and mortar to crack, spall, or delaminate.

Salt exposure, particularly on parking garages, facades, or structures near roads and coastal areas, can accelerate deterioration. De-icing salts used in winter or chlorides carried by coastal air lead to chemical reactions that break down the mineral structure of both brick and mortar. Over time, this process makes masonry more porous and susceptible to moisture ingress.

Other contributors to brick deterioration include aging or inferior bricks, poorly maintained mortar joints, and inadequate drainage at sills, copings, or roof flashings. If bricks are not properly installed or if expansion joints and sealants fail, additional moisture can enter and remain trapped. In commercial, municipal, and institutional buildings, deferred repairs or skipped maintenance inspections can allow small issues to escalate, increasing risk to the overall envelope performance.

Long-term protection requires proactive inspection, timely repointing, and use of appropriate water-repellent treatments. Restoration strategies should address underlying water management, using professional-grade materials and restoration techniques tailored to the building’s construction era, brick type, and regional climate. Professional evaluation helps identify root causes, providing a roadmap for quality repairs, historic preservation, and ongoing asset protection.