Painting a Brick House in Memphis: What to Know First

Yes, you can paint brick, but painting brick house exteriors is a long term commitment. Brick needs no paint to protect it, and once painted it needs a breathable coating, sound mortar and regular upkeep. Done right, painted brick looks crisp for years. Done wrong, it traps moisture and peels.

Painted brick is any brick wall coated with a film or mineral finish that changes its color, from limewash to acrylic masonry paint. The coating you pick decides how well the wall can still dry out.

The Brick Industry Association is direct about the tradeoff. Its technical note on painting brick masonry says clay masonry “requires no painting or surface treatment,” and that most paint authorities agree painted exterior masonry will need repainting every three to five years.

That does not mean you should not do it. Many older brick homes in the Memphis area have dated red or orange brick, mismatched additions or patched areas that paint can unify. The goal is to choose the right product and prepare the wall so the finish lasts.

Brick and mortar absorb water and release it as vapor, so a coating that blocks vapor traps moisture inside the wall. A breathable coating lets that moisture escape, which keeps the finish from blistering and the brick face from flaking.

The Brick Industry Association’s updated Technical Note 6 classifies materials above 10 perms as vapor permeable, and says treatments used on brick commonly report 20 to 85 perms. It also notes that acrylic latex paint is typically vapor semi permeable rather than fully permeable, and that multiple layers of a treatment will decrease its permeance.

The BIA’s guidance for homeowners explains what happens when vapor cannot escape: “The outer layer of brick can flake or crack due to trapped moisture freezing and expanding.” West Tennessee does not get long hard freezes, but it does get enough winter cold snaps for this to matter on a damp wall.

So the rule is simple. Skip oil based house paint and thick, heavy coats on brick. Before painting brick house exteriors, choose a product made for masonry, apply the coats the manufacturer calls for, and no more.

That white, chalky powder is efflorescence: salts carried to the surface by water moving through the wall. It is a warning sign that the brick is wet, and painting over it without fixing the water source invites peeling.

The Brick Industry Association lists soiling and efflorescence as signs that excess moisture is present, and says conditions causing excess moisture should be addressed before any treatment. It adds that efflorescence should be removed, and the surface “observed for reoccurrence prior to being treated.”

Common water sources on Memphis homes are simple to spot: gutters that overflow onto brick, sprinklers that spray the wall, soil or mulch piled above the weep holes, and missing caulk around windows. Fix those first, then clean.

Cleaning should be gentle. The same technical note recommends the least aggressive method that works, often a stiff non metallic brush with soapy water or low pressure washing, and says not to use diluted or undiluted muriatic acid. After cleaning, it calls for at least 24 hours of drying before applying a treatment.

Yes. Paint will not hold cracked or crumbling mortar together, and open joints let water get behind the new finish. Have a mason repair damaged joints first, then let the new mortar cure before painting.

The Brick Industry Association says mortar that is loose, missing or cracked wider than the thickness of a business card should be removed and repointed, ideally by a mason experienced in repair. For new or repaired masonry, it recommends allowing at least 30 days for the mortar to cure, and longer in cool weather.

Mortar choice matters too. The National Park Service’s Preservation Brief 2 on repointing says new mortar must be softer and more vapor permeable than the brick it holds. A hard, cement rich mortar on an older home can force moisture out through the brick instead of the joints, which damages the brick face.

Good repointing is a long term repair. The same NPS brief says a good repointing job is meant to last at least 30 years, and preferably 50 to 100. That is far longer than any paint, which is why it should come first.

For most brick homes, limewash or mineral paint keeps the wall breathable, while an acrylic masonry paint gives the widest color range. Elastomeric coatings are best kept for walls with hairline cracking or specific water problems, because their thick film can lower breathability.

The figures in that list come from the BIA’s Technical Note 6. For acrylic masonry products, check the alkalinity rating: Sherwin-Williams says its Loxon XP masonry coating may be applied to surfaces with a pH from 6 to 13, and resists wind driven rain in two coats.

Elastomerics have a place. Sherwin-Williams describes its ConFlex SherLastic coating as able to cover and hide hairline cracks and resist efflorescence. Because thickness lowers permeance, though, an elastomeric on solid brick should be chosen with care.

Color matters as much as product. If you are still deciding, our guide on choosing exterior paint colors walks through undertones, roof color and trim.

Because the moment you paint brick, you turn a maintenance free wall into one that needs touch ups and repainting. Paint is also very hard to remove from brick later, so the decision is close to permanent.

The Brick Industry Association puts it in one line: “Applying acrylic latex paint to brick creates a recurring exterior maintenance task.” It also warns that paint can be very difficult to remove from brick masonry without causing damage, and that abrasive methods such as sandblasting are not recommended.

Plan on washing painted brick every year or two, touching up chips and checking caulk, and budgeting for a full repaint on the three to five year cycle the BIA’s original painting note describes for exterior masonry. Mineral paints and limewash change that math, which is why they are worth a look.

For a broader view of how long finishes hold up locally, read our post on how long exterior paint lasts in Memphis.

Heat and humidity slow drying, and brick that is still damp inside will push paint off from behind. In the Memphis area, that means waiting longer after rain or washing, and picking dry, mild days for the work.

The BIA’s technical note says extended drying times may be necessary when rain or high humidity occurs, and that brick masonry does not dry at a uniform rate. It describes a simple check: tape a sheet of 4 mil plastic to the brick for at least 16 hours, and if moisture shows on the plastic, the wall needs more drying time.

Shaded north walls, walls near sprinklers and brick under big oaks dry slowest. Those are also where mildew starts, so they need the most careful cleaning and the longest wait before painting brick house walls in a humid season.

Timing helps. Our guide to the best time of year for exterior painting in Tennessee covers temperature and humidity windows, and our Sherwin-Williams vs Benjamin Moore comparison looks at products made for humid climates.

Run through a short readiness check before painting brick house walls or picking a color. If any item fails, fix it first, because paint will not hide a moisture or mortar problem for long.

We call it the Brick Readiness Check:

The checklist follows the BIA’s surface preparation guidance, which says the masonry must be in good condition prior to application of a treatment.

Middleton Painting has painted homes across Memphis and Shelby County since 2009, including brick, siding and trim. Every project starts with a free written estimate, where we talk through coating options for your brick before any work begins.

We are licensed and insured in Tennessee, we use Sherwin-Williams and Benjamin Moore products, and every project carries our 5-year workmanship warranty. Our 150+ Google reviews average 5.0 stars. See our exterior painting service or our local pages for Germantown, Collierville and Bartlett homes.

If your brick is sound, dry and simply not the color you want, painting brick house exteriors can transform the look of your home. Just choose a breathable finish and plan for upkeep, since the BIA expects painted exterior masonry to need repainting every three to five years.

When you are ready to talk it through, request a free written estimate or call (901) 352-0202. We reply within one business day.