Commercial Masonry Services Ontario: Manager's Guide

Why Commercial Masonry Matters

Commercial buildings represent significant investments. Whether you manage an office complex, retail plaza, industrial facility, or multi-residential property, the condition of your masonry directly impacts:

• Property value – Deteriorating masonry signals deferred maintenance to buyers and tenants
• Operating costs – Water infiltration from failed masonry causes interior damage and energy loss
• Liability exposure – Falling brick or masonry debris creates safety hazards
• Tenant satisfaction – Building appearance affects lease negotiations and renewals

According to the Canada Masonry Design Centre, properly maintained masonry can last 100+ years. Deferred maintenance, however, can lead to exponentially increasing repair costs.

Types of Commercial Masonry Services

Tuckpointing and Repointing

The most common commercial masonry service. Mortar joints typically deteriorate before the brick itself, making repointing a cost-effective way to extend building life.

When needed:

• Mortar is recessed more than 6mm from brick face
• Mortar crumbles when scraped with a key
• Water staining appears on interior walls
• Efflorescence (white deposits) is widespread

According to the Canada Masonry Design Centre, mortar in masonry veneer walls should be inspected every 5 to 10 years and repointed as necessary. This preventive maintenance is far more cost-effective than waiting for widespread deterioration. Professional tuckpointing services ensure proper mortar matching and application techniques.

Typical scope: Commercial buildings often require full-building repointing, though phased approaches (one elevation per year) can spread costs.

Brick Replacement

Individual damaged bricks are removed and replaced with matching units. Common in areas with:

• Salt exposure (near road level)
• Mechanical damage (loading docks, parking areas)
• Freeze-thaw spalling
• Previous improper repairs

Key consideration: Matching brick colour and texture is critical for appearance. Salvaged brick or custom-matched new brick may be necessary.

Caulking and Sealant Replacement

Expansion joints, window perimeters, and other sealant locations require periodic maintenance. Failed sealants are a major source of water infiltration.

Typical lifespan: Commercial-grade sealants last 10-20 years depending on exposure. Budget for replacement on this cycle.

Waterproofing and Sealing

For buildings with water infiltration issues, waterproofing treatments may be recommended. However, these are not appropriate for all buildings—particularly heritage structures where breathability is important.

Structural Repairs

Cracked lintels, failed shelf angles, corroded brick ties, and other structural issues require engineering assessment and specialized repair.

Warning signs:

• Horizontal cracks below windows (lintel failure)
• Bulging or bowing walls (tie corrosion or backup failure)
• Step cracks at corners (foundation movement)
• Spalling at shelf angles (steel corrosion)

Commercial Masonry Budgeting

Cost Factors

Budget Planning

For commercial masonry, budget approximately:

• Annual inspection: $500-$2,000 depending on building size
• Minor repairs: $5,000-$15,000 per year (reserve fund contribution)
• Major repointing: $8-$18 per square foot of wall area
• Emergency repairs: Keep contingency of $10,000-$25,000

Reserve Fund Considerations

For condominium corporations and property management companies, masonry repair should be addressed in reserve fund studies. Common allocation approaches:

• Component-based: Assign specific costs to each masonry element (parapets, walls, chimneys)
• Annual reserve: Contribute fixed amount annually for masonry maintenance
• Condition-based: Adjust contributions based on building condition assessments

Choosing a Commercial Masonry Contractor

Essential Qualifications

Insurance: Verify $2M+ commercial general liability and adequate WSIB coverage. Request certificates directly from the insurer.

Experience: Commercial masonry requires different equipment, safety protocols, and project management than residential work. Ask for comparable project references.

Workforce: Does the contractor use their own trained employees or subcontractors? Consistent crews produce better quality.

Safety program: For work at height, ask about their fall protection program, safety training, and incident history.

Red Flags

• Unwillingness to provide insurance certificates
• No references from similar-scale projects
• Pressure to sign quickly or unusually low pricing
• No written scope of work or warranty
• Cash-only or no-contract proposals

Evaluation Process

1. Invite 3-5 qualified contractors to review the building
2. Provide clear scope – identify priority areas and any constraints
3. Compare apples to apples – ensure all quotes address the same scope
4. Check references – call previous clients with similar projects
5. Review contract carefully – scope, timeline, payment terms, warranty

Commercial Masonry Maintenance Best Practices

Annual Inspections

Schedule professional inspections in spring (after freeze-thaw season) to identify:

• New damage from winter
• Progression of known issues
• Emerging problems in early stages

Document findings with photos and prioritized repair recommendations.

Immediate Response Items

Address these issues immediately when identified:

• Water infiltration to occupied spaces
• Loose or falling masonry
• Structural cracks showing recent movement
• Failed caulking at windows/doors

Planned Maintenance Items

Schedule these for appropriate conditions:

• Tuckpointing deteriorated areas
• Brick replacement
• Caulking renewal
• Cleaning and stain removal

Long-Term Capital Planning

Include in 10-25 year capital planning:

• Full-building repointing cycles
• Parapet cap replacement
• Major structural repairs
• Facade restoration

Ontario Building Code Considerations

Commercial masonry work must comply with Ontario Building Code requirements. Key considerations:

Permit requirements: Most repair work doesn't require permits, but structural modifications, changes to fire-rated assemblies, or work on designated heritage buildings may.

Heritage buildings: Properties designated under the Ontario Heritage Act require heritage permits for exterior work. Work must meet heritage conservation standards. The Ontario Heritage Trust emphasizes that traditional lime mortar is essential for heritage buildings because it's breathable and allows moisture to escape naturally. Our heritage restoration services comply with these standards.

Safety requirements: Work at height must comply with Ontario's Construction Projects regulation (O. Reg. 213/91), including fall protection requirements.

Working With Fix My Brick on Commercial Projects

Our commercial masonry services include:

• Comprehensive assessments with prioritized repair recommendations
• Detailed proposals with clear scope, timeline, and pricing
• Project management including coordination with building operations
• Quality workmanship with documented procedures
• Warranty protection on materials and labour

We work with property managers, condominium corporations, and building owners throughout the GTA on projects ranging from targeted repairs to full building restoration. Our experience includes both modern commercial buildings and heritage structures requiring specialized techniques.

Contact us to discuss your commercial masonry needs, or schedule an appointment for a comprehensive building assessment.

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This guide consolidates our commercial masonry article series. For specific project guidance, contact a qualified commercial masonry contractor for an on-site assessment.