5 Common Commercial Brick Problems: A Property Manager's Severity Guide

Property managers see dozens of things that look wrong on buildings. The trick is knowing which ones matter.

A $500 repair ignored becomes a $50,000 problem. That's not exaggeration—water damage escalates quickly on commercial structures in Toronto, Hamilton, and across Ontario. But panic repairs on cosmetic issues waste budget you need elsewhere.

This guide helps you identify what you're looking at. Each issue is rated by severity. You'll know when to act immediately and when you can wait until next fiscal year.

For budgeting guidance and contractor selection, see our comprehensive commercial masonry guide.

Efflorescence (White Staining)

Severity: Low to Moderate

That white, chalky residue on brick? It's not dirt. Salt deposits are migrating through the masonry as moisture evaporates from within.

Early-stage efflorescence is mostly cosmetic. Pressure wash it off, monitor for return. Building looks better, problem might be solved.

Here's when it gets more serious: if efflorescence returns after cleaning, you have an ongoing moisture problem. Water is getting in somewhere and pushing salts to the surface. The white stuff is just the symptom.

Timeline: Monitor. Clean when needed. Budget impact: $ (Minor)

Check the obvious places first. Caulking around windows. Roof flashings. Parapet caps. Foundation and below-grade areas are common culprits too. Sometimes the fix is simple.

Spalling Brick (Face Deterioration)

Severity: Moderate to High

When brick faces chip, flake, or pop off entirely, that's spalling. You'll see rough, pitted surfaces. Sometimes chunks missing.

Causes? Moisture gets in, winter comes, ice expands. The Canada Masonry Design Centre notes that properly maintained masonry can last 100+ years, but moisture penetration accelerates failure dramatically. Ontario's 100+ freeze-thaw cycles per year are brutal on compromised brick.

Beyond aesthetics, there's liability. Falling debris from a commercial building creates exposure you don't want to explain to ownership. A brick repair assessment can determine the extent.

Timeline:

• Isolated spalling: Within 12 months
• Widespread spalling: Within 6 months

Budget impact: $$ to $$$ depending on extent

The solution isn't just replacing damaged brick—it's addressing whatever's letting water in. Fix the source or you'll be back next year.

Mortar Joint Deterioration

Severity: Moderate

Mortar erodes. It recesses. It crumbles when you scrape it with a key. This is normal aging, accelerated by freeze-thaw cycles and water exposure.

Here's the test: run a key across the mortar joints. If it crumbles easily, you need attention. If it's still firm and only surface-weathered, you probably have time.

The fix is tuckpointing—removing deteriorated mortar and replacing with new. But here's the critical detail most property managers don't know: mortar type matters.

Historic buildings often need lime-based mortar that's softer than modern Portland cement mixes—work best handled by heritage restoration specialists. Use the wrong type and you damage the brick. "Affordable and reliable... James was extremely professional and maintained complete transparency throughout the entire process," Andrew R. told us about his commercial project. That transparency includes explaining what mortar you need and why.

Timeline: 12-24 months depending on extent Budget impact: $$ (Moderate)

The Canada Masonry Design Centre recommends inspecting mortar in masonry veneer walls every 5 to 10 years. Good baseline for maintenance planning.

Lintel Failure (Cracks Above Windows)

Severity: High

Lintels are steel beams above windows and doors. They carry the weight of the brick above those openings. When they corrode, they expand. When they expand, brickwork cracks.

Look for: horizontal cracks right below window sills. Rust staining. Cracks that seem to radiate from window or door openings. The Brick Industry Association provides detailed technical guidance on shelf angle and lintel specifications.

This is structural. Lintels are load-bearing elements. Ignore them and you'll eventually see bricks sagging or falling.

"Eric worked really hard and did an amazing job installing the side door and window lintels, replacing the bricks and tuck pointing the step cracks," one client told us. That project caught lintel failure before it became a major structural problem.

Timeline: Act within 3 months Budget impact: $$$ (Significant)

Getting an engineering assessment makes sense for lintel issues. You want to know the extent before committing to a scope of work.

Wall Tie Corrosion (Bulging Walls)

Severity: Critical

This is the one that keeps property managers up at night.

Wall ties are metal connectors between the brick veneer and the backup wall (usually concrete block or wood frame). When they corrode and fail, the brick veneer loses its connection. It bulges. It bows. Eventually, it can detach entirely.

Signs: bulging or bowing walls, especially on upper floors. Horizontal cracks that follow mortar lines. Visible gaps between brick and window frames.

This isn't something to monitor. This is something to assess immediately.

Timeline: Immediate attention required Budget impact: $$$$ (Major)

Wall tie failure typically needs engineering evaluation. The scope depends on how many ties have failed and how much wall is affected. It's not DIY territory.

Severity Quick Reference

Use this table when reporting to building ownership. It gives them the context they need to approve appropriate budgets.

When to Get a Professional Assessment

Definitely call a mason if:

• Any horizontal cracks (lintel or tie failure indicator)
• Bulging or bowing walls anywhere
• Widespread spalling (more than isolated spots)
• Recurring efflorescence after cleaning
• Cracks that have widened over time

You can probably wait if:

• Single area of efflorescence (monitor it)
• Minor mortar recession (less than 6mm)
• Isolated spalled brick with no structural signs
• Cosmetic issues in non-visible areas

What a commercial assessment includes:

• Visual inspection of entire building envelope
• Documentation with photos
• Severity rating for each issue
• Prioritized repair recommendations
• Budget-range estimates for planning

"Knowledgeable, Caring, Friendly service provided by James & Crew. Highly recommended," Brian O. shared. That's the goal—giving you the information you need to make decisions, not pressure tactics.

Schedule a Commercial Assessment

If you're seeing any of the issues described above—especially horizontal cracks, bulging walls, or widespread damage—a professional look can tell you what you're dealing with.

We'll document all issues, provide severity ratings, and give you a report you can share with building ownership. Clear information for clear decisions.

Book a commercial building assessment

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Frequently Asked Questions

What is efflorescence on commercial brick?

Efflorescence is white, chalky deposits. Salt migrates through brick as moisture evaporates from inside the wall. Common after new construction or when water infiltration increases. Early-stage is cosmetic—monitor and clean.

Is spalling brick dangerous on commercial buildings?

Yes. Falling brick faces or chunks create liability. Beyond appearance, there's real risk to people below. Widespread spalling on commercial structures should be addressed within 6 months.

What causes mortar to deteriorate on commercial buildings?

Age, freeze-thaw cycles, water infiltration, and wrong mortar type in previous repairs. Ontario's climate—100+ freeze-thaw cycles annually—accelerates deterioration. Mortar should be inspected every 5-10 years on commercial buildings.

What is lintel failure and why is it serious?

Lintels are steel beams supporting brickwork above windows and doors. Corrosion causes expansion, which cracks surrounding masonry. This is structural—lintels carry load. Signs include horizontal cracks below window sills and rust staining.

How do I know if my building has wall tie corrosion?

Bulging or bowing walls, especially on upper floors. Horizontal cracks following mortar lines. Visible gaps between brick veneer and window frames. Any suspected wall tie failure needs immediate professional assessment.

How urgent is commercial brick repair?

Depends entirely on the issue. Efflorescence: monitor. Mortar deterioration: 1-2 years. Lintel failure: 3 months. Wall tie corrosion: immediate. Use the severity table above to guide conversations with ownership.

Can commercial brick problems spread to other areas?

Absolutely. Water damage cascades. One leak causes freeze-thaw damage. That causes spalling. Spalling allows more water in. Breaking this cycle early saves significant money compared to dealing with cascading failure.

What's the difference between cosmetic and structural brick issues?

Cosmetic affects appearance only—early efflorescence, surface staining, minor discoloration. Structural affects building integrity—lintel failure, wall tie corrosion, widespread spalling. Structural issues are urgent. Cosmetic issues can often wait.

Should I get multiple quotes for commercial masonry work?

Yes, particularly for structural repairs. For lintel replacement or wall tie issues, also consider an engineering assessment. Compare scope of work and timeline, not just bottom-line price.

What questions should I ask a commercial mason?

Commercial building experience (how many have they done?). Insurance coverage and limits. Realistic timeline. How they'll match existing brick and mortar. Whether they provide documentation you can share with ownership for reporting purposes.