18 Oct, 2024/ by Surveyor Local /Guides, Property defects
Spalling occurs when the surface of a brick begins to flake, peel or crumble. It is most commonly caused by water penetrating the brick and then freezing and expanding during cold weather. Over time, this freeze-thaw cycle breaks down the outer face of the brick, leaving the wall looking pitted and deteriorated.
It can affect any brick property but is particularly common in older homes where the original brickwork has been exposed to decades of weathering, or where unsuitable repairs have been carried out in the past.
Are spalling bricks dangerous?
Spalling bricks can be dangerous if left untreated. The deterioration gradually weakens the brick, which can lead to structural instability over time.
This is particularly concerning in load-bearing walls, where compromised bricks may shift or fail under pressure. Even in non-structural walls, widespread spalling allows more water into the fabric of the building, which can accelerate damp problems and damage to internal finishes.
The key factor is how extensive the spalling is and where it has occurred. A small patch of surface spalling on an outbuilding is a very different situation from widespread deterioration on a main external wall. A RICS Level 3 building survey will assess the severity and advise on the appropriate course of action.
Is spalling brick covered by insurance?
Whether spalling brick is covered by insurance depends on your policy and the cause of the damage.
Most standard home insurance policies do not cover gradual wear and tear, which includes spalling caused by weathering or freeze-thaw cycles over time. Insurers typically treat this as a maintenance issue rather than a claim event.
If the spalling is the result of a sudden, accidental event such as storm damage, there may be some coverage, but this is less common. It is always worth checking your specific policy wording and speaking to your insurer directly.
For buyers, the more relevant question is usually how much remedial work will be required and whether this affects the offer price. If a survey identifies significant spalling, that information can be used to renegotiate with the seller or request that repairs are carried out before exchange.
What causes spalling brickwork?
The most common cause is water ingress combined with frost. When water enters a porous brick and freezes, the expansion creates pressure that forces the outer face of the brick away from the surface.
Other contributing factors include:
- hard cement repointing that traps moisture within the brick rather than allowing it to escape through the mortar joint
- inappropriate waterproof coatings applied to older brickwork, which seal moisture in rather than out
- damage to guttering, downpipes or flashings that directs water onto the wall
- use of modern hard bricks to repair older soft brick structures, creating incompatible materials that behave differently under weathering
The same mismatch of old and new materials can also cause similar deterioration on other masonry elements, including concrete window sills.
Identifying the underlying cause is as important as repairing the visible damage. Without addressing the source of moisture, spalling will return.
What does a surveyor look for with spalling brick?
A surveyor will assess the extent and location of any spalling, note whether the damage appears superficial or structural, and identify any likely causes such as failed guttering or inappropriate repointing.
In a RICS Level 2 HomeBuyer Report, spalling will be noted and rated according to severity. A RICS Level 3 building survey will go further, examining the construction of the wall and giving more detailed advice on remedial options and likely costs.
If you are buying an older property or one where you can already see signs of brickwork deterioration, a Level 3 survey is worth considering. The house survey cost guide sets out what each level involves and what to expect to pay.
Worried about spalling brick on a property you are buying?
A surveyor will identify and assess any spalling brickwork as part of a full property survey, giving you an accurate picture of the condition before you commit.
At Surveyor Local, we work exclusively with RICS-accredited chartered surveyors across England and Wales. Our team can arrange a survey quickly and at a competitive price.
Call our friendly team on or get a survey quote online.