What is spalling brick? Understanding spalling damage and risks

Spalling brick, also known as brick spalling, occurs when the surface of bricks flakes, peels, or crumbles.

This damage is often due to water penetration, freeze-thaw cycles, or environmental wear. Left untreated, spalling can compromise the structural integrity of a wall or building.

This guide will cover the causes, risks, and solutions to help you manage and prevent spalling brick effectively.

Spalling bricks can indeed be dangerous if left untreated. The deterioration weakens the brick, which can lead to structural instability over time.

This is particularly concerning in load-bearing walls, as compromised bricks may shift or collapse under pressure.

If you notice spalling in your property, it's essential to address it early to avoid further damage or costly repairs.

Whether spalling brick is covered by insurance depends on your policy and the cause of the damage.

Most standard homeowner insurance policies do not cover gradual wear and tear, including spalling due to environmental factors.

However, if the spalling is a result of a covered peril (such as a sudden, accidental event), there may be some coverage options.

Check with your insurer to confirm your specific coverage or consider supplemental policies for structural damage.

Repairing spalling brick can often be done through the following steps:

1.  Identify the Cause: Before repairs, determine the underlying issue, whether it's moisture or physical damage.
2.  Clean and Prepare the Area: Remove any loose bricks or mortar from the affected area.
3.  Replace or Repair Bricks: Install new bricks if necessary, or use a brick repair compound for minor spalling.
4.  Apply Waterproofing Sealant: Once repaired, apply a waterproofing sealant to prevent future moisture penetration.

For extensive spalling, it's best to consult a professional to ensure structural integrity.

Preventing spalling brick starts with regular maintenance and taking steps to limit moisture exposure:

Inspect Regularly: Check brick walls annually for early signs of spalling, especially before and after winter.

Apply Sealants: Waterproof sealants protect against moisture penetration and freeze-thaw cycles.

Ensure Proper Drainage: Clear gutters and redirect water away from brick walls to reduce exposure.

Use the Right Mortar: In repairs, using compatible mortar can prevent mismatches that lead to spalling.

With these preventative steps, you can extend the lifespan of your brickwork and avoid costly repairs.

If you're considering purchasing a property and are concerned about spalling brick or other potential issues, it's wise to invest in a professional survey.

At Surveyor Local, we only work with chartered surveyors who are members of the Royal Institution of Chartered Surveyors (RICS).

Our experts will thoroughly inspect the property, identifying problems such as spalling brick and advising on how to fix and how to prevent spalling brick in the future.

If issues like spalling brick are identified, you can use this information to renegotiate the price, request repairs, or reconsider the purchase altogether.

Worried about spalling brick or other property defects? Contact Surveyor Local today to get a no-obligation quote for a professional survey.

Call us at or use our quick quote generator by entering your details, and we'll provide an instant quote.

Let Surveyor Local help you make an informed decision on your next home!