Ongoing Care and Maintenance of Masonry Walls

Chips Off the Old Block

and other ruminations about masonry by

Larry D. Jenks

Ongoing Care and Maintenance of Masonry Walls

Generally, masonry work that is properly designed, properly detailed, and properly constructed, is very durable and requires little in the way of maintenance.  However, many of the other components that interface with the masonry work, such as caps, copings, sills, lintels, and sealant joints, require periodic inspection and repair. Neglecting maintenance of these critical components may lead to deterioration of other elements in the wall, as well. 

We can examine the maintenance of buildings according to two general categories: 

General inspection 

    → to identify potential problems with the performance of exterior walls; and... 

Specific maintenance 

    → to correct problems which are discovered during the general inspection. 

Periodic general inspections should be performed routinely to determine the condition of the various materials and products used in a building. These inspections can be performed monthly, yearly, biennially, or any time period that makes sense to you and seems appropriate. I would suggest not procrastinating on this for longer than 2 years, especially as the age of your building increases. I would also suggest “seasonal” inspections so that the behavior of building materials can be observed in various weather conditions, and acted upon at the most opportune time. Inspection records, especially a photographic record of conditions, should be kept to identify changes in materials, potential problems and needed repair. 

The following table is a suggested checklist of conditions that may require maintenance or repair. It is not all-inclusive; however, it may establish a guideline for use during inspections (¹ Maintenance of Brick Masonry, BIA,TECHNICAL NOTES on Brick Construction 46, December 2005)

When any of these conditions becomes evident, the origin of the problem should be identified and appropriate corrective action taken to address both the cause and visible effect of the condition. Often the source will be self-evident, as it is when materials are missing or deteriorated;  however, in instances such as improper flashing or differential movement, the source may be hidden and determined only through building diagnostics (which often require destructive testing and observation). In any case, it is best to first visually inspect for the cause before performing a more extensive investigation. This is always recommended if the condition involves water penetration. Once the source is determined, measures can usually be identified to effectively remedy the moisture penetration source and its effects on the masonry.


Routine Practices


Take photographs of your building 2-4 hours after a rain storm or thawing after a wet spring snow.  Wet patches and dark stains on the wall will tell you where moisture is getting into the wall.

Pay special attention to horizontal ledges like window sills and parapet caps.  These ledges allow rain and snow to sit long enough to soak into the wall instead of being shed.

Check gutters and downspouts.  These details carry a LOT of water and are often a source of maintenance problems.

Verify that the sidewalk and ground surrounding your building slope AWAY from the building.  Minimal slope is 1” per foot for the first 4 feet for dirt or grass.  You can slope at ¼” per foot if you have a sidewalk.

Make sure that the sprinkler system does not throw water on the building.  Use half-circle heads around the perimeter of the building or use a drip irrigation system for plantings next to the building.


What to do if you find moisture penetration


If you discover (or suspect) moisture penetration problems, it would be prudent and wise to hire a forensic engineer to do some non-destructive testing before you tear into the building.  They have the tools to evaluate the problem without damaging the wall.  It is always easier to fix a problem when you know what you need to address.  Diane Travis, Technical Director of the Rocky Mountain Masonry Institute, recommends Atkinson-Noland in Boulder or Wiss Janney Elstner in Lakewood.