Masonry, including brick and stone, is a durable and attractive exterior finish, but it's not immune to wear and tear. As a house flipper, you'll need to carefully inspect masonry facades for signs of damage or deterioration that could affect the property's value and structural integrity.
Common problems with masonry include:
These issues can be caused by various factors, such as age, weather exposure, settlement, and moisture penetration. Identifying these problems early allows you to make informed decisions about repairs or potential replacement.
Ensure the masonry meets safety standards and building codes.
Structural Integrity: Look for any signs of instability, such as leaning walls, significant cracks, or loose bricks/stones that could pose a safety hazard.
Moisture Penetration: Check for efflorescence (white powdery deposits) or water stains, which indicate moisture intrusion that can damage masonry and interior components.
Lintel Corrosion: Inspect lintels above doors and windows for signs of corrosion or cracking, which can compromise structural support.
Analyze the masonry's aesthetic appeal and how it compares to other homes in the neighborhood.
Curb Appeal: How does the masonry contribute to the overall curb appeal of the house? Does it look well-maintained and attractive?
Style and Color: Consider the style and color of the masonry in relation to current trends and the architectural style of the house.
Neighborhood Standards: Compare the condition and style of the masonry to that of comparable properties in the neighborhood. Are other flippers investing in tuckpointing or complete masonry replacements?
Evaluate the overall condition of the masonry and identify any signs of damage or deterioration.
Mortar Joints: Examine mortar joints for cracking, crumbling, or missing mortar. This can weaken the structure and allow water penetration.
Brick/Stone Condition: Check the bricks or stones themselves for signs of deterioration, such as fading, discoloration, cracking, or spalling (flaking).
Wall Movement: Look for any bulging, bowing, or leaning in the walls, which could indicate foundation issues or structural problems.
When inspecting masonry, use a flashlight to help you spot cracks or other defects. Pay close attention to areas around windows, doors, and corners, as these are common locations for movement and damage.
To estimate the cost of masonry repairs or replacement, you'll need to measure the affected areas: