Painting Brick Houses in Massachusetts: Pros, Cons, and Costs

Brick homes are a classic feature of Massachusetts architecture, from Boston's Back Bay townhouses to suburban Colonials. If you're considering painting your brick exterior, you need to understand both the benefits and risks involved. This comprehensive guide will help you make an informed decision.

Should You Paint Your Brick House?

The Great Debate

Painting brick is somewhat controversial in the home improvement world. Some homeowners love the fresh, updated look, while preservationists argue it damages the brick's integrity. Let's examine both sides.

Pros of Painting Brick

1. Dramatic Aesthetic Transformation

Benefits:

• Completely change your home's appearance


• Cover mismatched repairs or additions


• Achieve a cohesive look with different brick types


• Update dated red or orange brick


• Increase curb appeal

Popular Color Choices in Massachusetts:

• Classic white (Benjamin Moore White Dove)


• Warm gray (Sherwin-Williams Agreeable Gray)


• Soft sage (Benjamin Moore Sage Mountain)


• Charcoal (Benjamin Moore Kendall Charcoal)

2. Hide Imperfections

Painting can cover:

• Staining or discoloration


• Efflorescence (white mineral deposits)


• Mismatched mortar repairs


• Previous poor patching work


• Color variations in brick

3. Increase Home Value (Potentially)

When done correctly:

• Modern appearance appeals to buyers


• Consistent with neighborhood trends


• Can support higher asking prices


• Makes home more marketable

4. Protection (When Done Right)

Quality masonry paint provides:

• Moisture resistance


• UV protection


• Barrier against acid rain


• Reduced efflorescence


• Easier cleaning

Cons of Painting Brick

1. Ongoing Maintenance Commitment

Reality Check:

• Painted brick needs repainting every 5-10 years


• More maintenance than unpainted brick


• Peeling paint looks worse than aged brick


• Costs accumulate over time

TimelineNatural BrickPainted Brick

0-10 yearsNo maintenanceLook good
10-20 yearsPower wash occasionallyRepaint needed
20-30 yearsStill minimal work2nd repaint
30-50 yearsMinor tuckpointingMultiple repaints

2. Moisture Trapping Risk

The Danger:
Brick is designed to absorb and release moisture. Paint can:

• Trap moisture inside brick


• Lead to spalling (surface flaking)


• Cause damage in freeze-thaw cycles


• Create hidden moisture problems

Massachusetts Concern: Our freeze-thaw cycles make this particularly risky.

3. Difficult to Reverse

Important Considerations:

• Removing paint from brick is extremely difficult


• Chemical strippers can damage brick


• Sandblasting causes permanent damage


• Full removal is often impossible


• You're committing long-term

4. Reduces Breathability

Technical Issue:

• Brick naturally "breathes" (allows moisture vapor)


• Most paints reduce this breathability


• Interior moisture can become trapped


• May affect indoor humidity levels

5. Historical/Resale Concerns

Potential Issues:

• Some buyers prefer natural brick


• Historic districts may prohibit painting


• Could affect property appraisals


• Preservationists view it negatively

When Painting Brick Makes Sense

Good Candidates for Painting

Your brick may be a good painting candidate if:

• Brick is already damaged or heavily stained


• Previous repairs created a patchwork appearance


• You plan to stay long-term and commit to maintenance


• The brick is low-quality or unattractive


• Modern look aligns with neighborhood

When to Keep Brick Natural

Consider keeping natural brick if:

• Historic home with original brick


• Brick is in excellent condition


• You prefer low-maintenance exteriors


• Home is in a historic district


• You may sell within 10 years

Best Practices for Painting Brick in Massachusetts

Surface Preparation is Critical

Step 1: Cleaning

• Power wash at appropriate pressure


• Remove all efflorescence


• Treat mold/mildew


• Allow 24-48 hours drying

Step 2: Repairs

• Tuckpoint any failing mortar


• Fill cracks and gaps


• Address any structural issues


• Prime bare/repaired areas

Step 3: Priming

• Use masonry-specific primer


• Ensure complete coverage


• Allow proper cure time

Choosing the Right Paint

Essential Paint Qualities:

• Breathability (vapor permeable)


• Flexibility (accommodates expansion)


• Mold/mildew resistance


• UV stability


• Premium quality

Recommended Products:
ProductTypeBest For

Benjamin Moore Aura Grand EntranceLatexPremium finish
Sherwin-Williams DurationLatexDurability
KEIM Mineral PaintSilicateBreathability
Romabio Masonry PaintMineralHistoric look

Application Best Practices

Professional techniques:

• Spray application for best coverage


• Back-brushing into mortar joints


• Two coats minimum


• Allow proper dry time


• Protect windows, landscaping

Weather Considerations for Massachusetts

Optimal Painting Conditions:

• Temperature: 50-85°F


• Humidity: Below 70%


• No rain for 24 hours after


• Surface temperature stable

Best Months: May-June, September-October

Alternative Options to Full Painting

Limewash

What It Is: Traditional lime-based coating

Pros:

• Breathable


• Ages gracefully


• Can be partially removed


• Historic appearance


• Eco-friendly

Cons:

• Limited color options


• Chalky appearance


• Needs reapplication every 5-7 years


• Not for everyone's taste

Whitewash

What It Is: Diluted paint or lime mixture

Pros:

• Shows brick texture through finish


• More reversible than paint


• Natural, aged appearance


• Less commitment

Cons:

• Not as protective


• Shorter lifespan


• Limited color options

Stain

What It Is: Penetrating color that doesn't form film

Pros:

• Very breathable


• Natural appearance


• Won't peel


• Low maintenance

Cons:

• Subtle color change only


• Can't lighten brick


• Limited color selection

Cost of Painting Brick in Massachusetts

Price Factors

What Affects Cost:

• Square footage of brick surface


• Current brick condition


• Number of stories (scaffolding needs)


• Paint quality selected


• Prep work required

Typical Cost Ranges

Home SizeBasic Paint JobPremium Paint Job

1,500 sq ft$4,000-6,000$6,000-9,000
2,500 sq ft$6,000-9,000$9,000-13,000
3,500 sq ft$9,000-13,000$13,000-18,000

Long-Term Cost Consideration

20-Year Cost Comparison:

• Natural brick: $500-1,000 (occasional cleaning/tuckpointing)


• Painted brick: $12,000-25,000+ (initial + 2 repaints)

Making Your Decision

Questions to Ask Yourself

1. Why do I want to paint the brick?
2. Am I prepared for ongoing maintenance?
3. How long do I plan to stay in this home?
4. What does my neighborhood look like?
5. Is my brick in good enough condition for paint?
6. Have I consulted a professional?

Get Professional Input

Before making this significant decision, get input from:

• Professional painters experienced with brick


• Masonry contractors (assess brick condition)


• Real estate agent (market impact)


• Historic commission (if applicable)

Ready to Explore Your Options?

At JH Painting Services, we provide honest assessments of whether painting your brick is the right choice. We'll evaluate your brick's condition, discuss alternatives, and give you a realistic picture of what to expect.

Call (508) 690-8886 for a free consultation on your brick painting project!