Commercial brick: keep it bare or approve a coating?

Define the reason for changing the brick

Start with the specific concern: an unwanted colour, visibly different replacement bricks or a request to match new tenant branding. Ask whether that concern requires treating the entire facade. A brief that simply says refresh exterior can accidentally make an existing masonry finish part of a much larger commitment than the owner intended.

Request a keep-bare option describing the assessment and maintenance work proposed without a new colour treatment. Compare it with a separately described coating option. Do not assume either option repairs a damaged wall. Keep decorative preferences separate from any masonry repair findings so the owner can approve each for its actual purpose.

Assess the commitment, not just the colour chip

The Brick Industry Association's technical note warns that appearance treatments can be difficult to reverse and may add recurring maintenance. It identifies wall condition, treatment water-vapour permeance and the assembly itself as selection considerations. Its guidance also calls for specialist advice where suitability is uncertain. These are reasons to assess this wall before selecting a coating.

Have the responsible professional identify the existing brick and any previous treatment. Ask what supports compatibility with the wall assembly and its exposure. For heritage or unusually finished brickwork, obtain appropriate specialist review before authorizing a sample. An exterior paint label alone is not an answer to whether this particular brick should receive that treatment.

Reference: Brick Industry Association: changing the appearance of brick masonry

Approve the option and its future owner

If coating remains the preferred option after assessment, agree where an authorized sample can be placed and what happens if it is rejected. Review the effect on both bricks and mortar from the street and normal entrance approach. Record whether the intended finish preserves variation or creates a more uniform facade, without treating a digital rendering as a finished sample.

Ask for the proposed inspection and maintenance requirements, the limits of any removal claim and the records needed for future work. Name who accepts those responsibilities when a tenant changes. In the final decision, state either retain uncoated brick with the agreed maintenance scope, or proceed with the identified treatment. That leaves a usable instruction for the contractor and the next property manager.

Should bare brick be painted whenever the trim is repainted?

No. Treat the brick decision separately. The owner should first understand why a treatment is needed, whether it suits the wall and what future care it introduces.

Put the planning into practice

Download the free quote comparison kit to compare the work behind each price, or build your commercial project brief before requesting an estimate. No email required to use either tool.

Discuss your commercial project

For tenant turns, corridors and repeat refreshes, explore the scope and handover questions covered by our commercial property maintenance painting service.

Have a location and a rough scope? Request a commercial painting quote with the details you have. Access, timing and project requirements can then be reviewed for your property.