Can I prevent spalled bricks?

Pre-emptive measures to prevent spalling include: Remove non-breathable pointing or plastic paint from lime mortar brickwork Protect the bricks from nitric acid damage if your property is exposed to traffic pollution Improve drainage around the building to minimise standing water Repair any leaks immediately to minimise penetrating water Seal drains properly to minimise splashing against the brickwork Plant or install a screen of trees, shrubbery, or trellis to protect exposed façades from extreme weather. (Beware of plants with aggressive root systems, which may compromise the building's foundation)

Spalled Bricks: What spalling does to brickwork, when it is serious and when it needs to be replaced. A guide from SAM Conveyancing

Your RICS surveyor will check for signs of spalled brick.

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Spalled Bricks

by:

Andrew Boast

Last Updated: 10/06/2026

Read by:

4,819

4 min read

Key Takeaways

Spalled bricks will be picked up in your property survey when buying a new house
The risk ranges from inconsequential to potential building collapse
Extra care must be taken on heritage properties constructed with lime mortar and properties in areas with high traffic pollution

What effect does spalling have on brickwork?

'Spalling' is when bricks (or stone work) crumble, peel, flake, crack or chip away. If a whole section of the wall's surface area is affected by spalling, it may also be referred to as 'blown' brickwork.

What causes spalled bricks?

The most common cause of spalled bricks is simply water. When water seeps into the porous surface of bricks, cracks in the brick itself or damaged pointing, it can begin to break down the brickwork. When this water freezes, it expands, which can cause sections to break away. Bricks which were made with poor raw materials, or which were fired poorly are more prone to spalling.

Extreme heat and weather can also damage brickwork. It is beneficial to have trees or other shielding structures or objects around a brick property, if its location makes it vulnerable to extreme heat, wind or frost.

Pointing

Watch out for new cement pointing on older brickwork - old brick work used breathable lime mortar, sometimes called 'the lungs of the house' which allows water to leave the building. When cement pointing is used on top of soft lime mortar, the moisture is forced out through the bricks themselves, resulting in spalled bricks.

A similar 'suffocating' effect can happen due to the modern use of masonry sealants, and plastic-based masonry paints. If a coloured finish is desired on any lime-mortar structure, limewash should be used instead.

Traffic pollution

Diesel vehicles emit nitrates that form nitric acid, which corrodes organic materials such as brick and stone. Paint should be used to create a protective barrier, in cities and near main roads. Carbonate binders (including limewash) can actually make the spalling effects of nitric acid worse; if the mortar is lime, use breathable paint rather than plastic based paint or limewash.

Is spalling serious?

Mild spalling may be purely aesthetic, but serious spalling can threaten the structural integrity of the whole building, requiring costly repair work. If there is significant damage to the brickwork, you should get a specialist in to assess the risk as soon as possible. You may need to put temporary acrow props in urgently to prevent collapse.

When should I replace spalling bricks?

If serious spalling is identified in your property survey, your surveyor will look for signs of the cause and recommend the next steps, which may involve getting a specialist contractor in to assess the extent of the damage and prepare a quote for replacing the spalling bricks.

If you have spalled bricks on a property you already own, you might be able to hire a contractor straight in to replace the brickwork. However, if the spalled bricks compromise a structural or load bearing wall, then it would be advisable to have a structural engineer survey the damage first.

If spalled bricks are discovered in a property you are buying, your surveyor and solicitor will be able to help you negotiate with the seller, for them to carry out any necessary remediation work themselves, or to reduce their selling price accordingly.

How do you repair spalling bricks?

Generally, repair will mean replacing the damaged bricks altogether, which may mean major structural work. If the spalling is caused by penetrating or standing water, then further building work may be required to remedy the underlying problem.

How much does it cost to repair spalling bricks?

This depends entirely on the extent of the damage. If it's just a small section it should cost less that £1000, but replacing whole walls can cost tens of thousands. If the underlying cause is a bigger problem regarding drainage on the property or a leaky roof, this can inflate the price drastically. For this reason and countless other potential defects, it is essential that you have any property you are buying properly surveyed.

Frequently Asked Questions

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Written by: Andrew Boast

Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.

He is the self-published author of the first-time buyer guide: How to Buy a House Without Killing Anyone, and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.

Reviewed by: Amanda Ambler

Amanda Ambler is a highly accomplished conveyancing specialist with over 15 years of dedicated experience across residential property law, legal compliance, and practice management. Having held senior roles, including Head of Legal Practice and Head of Conveyancing at established UK law firms, Amanda possesses a profound, hands-on understanding of the technical intricacies of the property market.

As the designated Legal Content Reviewer for SAM Conveyancing, Amanda ensures that every guide, legal update, and resource published meets the absolute highest standards of accuracy, regulatory compliance, and factual integrity. Her rigorous review process guarantees that complex property legislation and industry processes are communicated clearly, transparently, and safely for home buyers and sellers alike.

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