How to Maintain Brick Siding on New Orleans Area Homes

Brick Industry Association estimates put brick walls at a much longer time to repair than the mortar joints and sealant joints around them, so those details are where maintenance tends to start. With New Orleans area humidity, rain and storms in mind, this guide focuses on keeping water off and out of the wall. Here is how to inspect, clean, repoint and protect brick, including what changes in a New Orleans historic district.

Why Brick Care Looks Different in South Louisiana

Brick advice written for cold climates spends a lot of time on freezing, because moisture trapped in masonry can freeze, expand and spall the surface, as the HDLC guidelines note. The New Orleans area does get hard freezes and winter weather from time to time, so that risk is real. This guide focuses on the conditions homeowners here deal with through much of the year: humidity, rain and walls that stay damp. Damp walls encourage algae and similar organic growth, water can carry salts that appear as white efflorescence, and deteriorated mortar or sealant joints can let moisture into the wall.

If you are still deciding on an exterior material, our guide to choosing siding for Louisiana’s climate compares brick with the other common options.

Start With a Seasonal Inspection

The Brick Industry Association’s maintenance guidance recommends periodic inspections, preferably each season, and keeping simple notes so you can spot changes over time. Walk the house with this checklist:

• Mortar joints: hairline cracks, sandy or crumbling mortar, joints that have receded, or gaps between brick and mortar.
• Brick faces: cracks that run through a brick, or faces that are flaking or have broken away.
• Weep holes: where your wall has them, these small openings sit directly above flashing and should be open so moisture inside the wall can escape.
• Sealant joints: caulk around windows, doors and trim that is cracked, torn or pulling away.
• Gutters and downspouts: clean, firmly attached and discharging away from the wall.
• Stains: white powder, green or black growth, or rust streaks below metal fixtures.
• Plants: ivy, vines or shrubs in contact with the brick.

After a major storm, walk the house again and work through our hurricane season roof checklist. If you notice damp interior walls or a musty smell near an exterior wall, BIA’s advice is to find the moisture source before attempting repairs. Water that appears inside can start at the roof or flashing, which is where professional leak detection can help.

Clean Gently, and Test First

The Brick Industry Association’s cleaning guidance says the gentlest method that gets the job done is the right one, and it suggests trying a bucket and brush or plain water before any chemical cleaner. Test any method on a small, out-of-sight section first.

• Pressure washing: BIA advises staying at or below 400 psi at the nozzle unless the brick manufacturer permits more, using a 25 to 50 degree fan tip, and keeping the tip at least 12 inches from the brick. It describes pressure above 800 psi as not appropriate for brick.
• Wet the wall first: saturate the area you are cleaning, and the brick below it, before applying any cleaning solution, then rinse thoroughly.
• Skip harsh acids: BIA warns against unbuffered muriatic (hydrochloric) acid, which can stain and damage brick and mortar.
• Work in the shade: BIA notes that cleaning solutions dry quickly in hot weather. On a hot afternoon, clean small or shaded sections and keep the wall wet so solution does not dry on the surface.

Algae, moss and mildew. Walls that stay damp tend to grow them. For exterior masonry that stays damp, BIA notes that masonry biocides, or household bleach used according to label directions, can remove organic growth in some cases. Fix what keeps the wall wet, such as a sprinkler hitting the brick, or the growth is likely to return.

White efflorescence. Light deposits can often be removed by dry-brushing or with a stiff fiber brush and water. If efflorescence keeps coming back, BIA recommends finding and correcting the source of water first.

Historic homes. Under New Orleans HDLC review, the guidelines are stricter: they call for the gentlest cleaning possible, repointing before water cleaning and water pressure of generally no more than 100 psi, and they do not permit power washing, sand blasting or harsh chemicals that can damage the masonry surface.

Repoint Mortar Before Water Gets In

Repointing means removing deteriorated mortar to a sound depth and packing in fresh mortar. BIA’s maintenance guidance says to match the original mortar where possible. If that is not possible, it recommends a mortar similar or lower in compressive strength and generally recommends Type N, O or K, because mortars with more cement may be too strong. It treats surface grouting separately, as a possible fix for hairline cracks, and notes that wider cracks, or stepped and diagonal cracks that may point to settlement, often need professional investigation.

Mortar that is harder than the brick can do real damage. The City of New Orleans HDLC masonry guidelines explain that mortar with a high share of Portland cement is much harder and less flexible than historic lime mortar, and bricks pressing against it can spall at the edges. For 18th and 19th century construction, the guidelines recommend high lime mortars. They also note that joints cut out too aggressively with power tools end up widened and damaged, and that repointing is generally best limited to the deteriorated areas.

Timing matters too. The HDLC guidelines say repointing is best done when temperatures stay between 40°F and 90°F for at least two days after the mortar goes in. On the hottest summer days, that can mean scheduling mortar work for a cooler stretch. For repairs beyond a few joints, our brick siding services team can assess the wall.

Think Twice Before Sealing Brick

It is tempting to reach for a clear sealer when brick looks damp or stained. The Brick Industry Association’s guidance on colorless coatings is more cautious. It says a water repellent is rarely effective and is not recommended as a substitute for repairs such as repointing open joints and replacing cracked or spalled brick.

If a coating still makes sense after repairs, BIA recommends only breathable products with a water vapor permeability of 0.98 perms or greater and suggests considering siloxane or siloxane and silane blends. Film-forming coatings can hold moisture and salts inside the brick, which can lead to a cloudy look and spalling. Water repellents are not permanent and need reapplication, and if stains or efflorescence form on brick treated with a clear coating, BIA says they may be difficult or impossible to remove.

Under HDLC review, water repellent or waterproof coatings, including paint, that can trap moisture are not permitted, and neither is painting previously unpainted historic brick.

Keep Water Moving Away From the Wall

A few habits help keep water off and out of the wall:

• Clean gutters and make sure downspouts discharge away from the foundation, not against the brick.
• Aim sprinklers away from the wall.
• Keep weep holes clear. On brick veneer and other drainage walls, they let water that gets behind the brick drain back out. BIA cautions that opening existing weeps should be done carefully so the flashing behind them is not damaged.
• Trim back ivy and shrubs. BIA recommends removing plant growth that contributes to moisture penetration or deterioration. The HDLC guidelines point out that algae along a foundation suggests significant moisture in the ground next to the building.
• Replace cracked or missing sealant around windows and doors, which BIA flags as a possible source of moisture penetration. We suggest doing it before storm season.

If the brick is badly deteriorated or you are weighing a change of material, it may be time to look at the signs it’s time to replace siding or compare options on our siding services page.

If Your Home Is in a New Orleans Historic District

According to the City of New Orleans, the Historic District Landmarks Commission regulates local historic districts and landmarks outside the French Quarter, which has its own Vieux Carré Commission. Jurisdiction depends on the specific address, so contact the HDLC to confirm whether your property and project need review. Where review applies, the HDLC masonry guidelines state that applicants must obtain a Certificate of Appropriateness and all necessary permits before starting work, and that staff review the details for each property.

For historic masonry, the same guidelines advise choosing a contractor with demonstrated experience working with historic masonry, verifying the warranty for materials and labor, checking references, and holding back final payment until all work has been properly completed. If your home is in Metairie, Kenner, the Northshore or elsewhere outside Orleans Parish, check with your city or parish permit office before major masonry work.

Get Help With Brick Siding Across the New Orleans Area

TurnKey Patio provides brick siding repair and installation for homeowners in New Orleans and our surrounding service areas, including Metairie, Kenner, Harahan, Mandeville, Covington and Slidell. We benefit if you hire us, and the steps above are useful no matter who does the work. To have your brick looked at, call (504) 285-2824, Monday through Friday from 8:00 AM to 3:00 PM, or request a free estimate.

Frequently Asked Questions

How often should I inspect brick siding in the New Orleans area?

The Brick Industry Association recommends periodic inspections, preferably each season, so you can see how the wall behaves in different weather. We also suggest a walk-around after any major storm. Look at mortar joints, weep holes, sealant around windows and doors, gutters, stains and any plants touching the wall.

Can I pressure wash my brick house?

Brick Industry Association guidance is to test a small hidden area first, stay at or below 400 psi at the nozzle unless the brick manufacturer allows more, and use a 25 to 50 degree fan tip held at least 12 inches from the wall. It describes pressure above 800 psi as not appropriate for brick. Historic properties are different: the New Orleans HDLC guidelines generally limit water pressure to no more than 100 psi and do not permit power washing, sand blasting or harsh chemicals that can damage the masonry surface.

Should I seal my brick siding?

Usually not as a first step. The Brick Industry Association says a water repellent is rarely effective as a substitute for repairs such as repointing open mortar joints or replacing cracked brick. If a coating is still warranted, it recommends breathable products with a water vapor permeability of 0.98 perms or greater and suggests considering siloxane-based coatings. The New Orleans HDLC does not permit water repellent or waterproof coatings, including paint, that can trap moisture on properties under its review.

What is the white powder on my brick?

A white powdery deposit is often efflorescence, which is salts carried to the surface by water. Light efflorescence can often be removed by dry-brushing or with a stiff fiber brush and water. If it keeps coming back, the Brick Industry Association recommends finding and correcting the source of water before cleaning again. If you are not sure what a stain is, have it identified before treating it.

Do I need approval to repoint brick in a New Orleans historic district?

It depends on the property and the work. If your home may fall under the Historic District Landmarks Commission, contact the HDLC to confirm whether your project needs review. Where review applies, its masonry guidelines say applicants must obtain a Certificate of Appropriateness and all necessary permits before starting work. French Quarter properties are handled by the Vieux Carré Commission. Outside Orleans Parish, confirm requirements with the permit office that has jurisdiction over your address.