Perished and Spalling
External Brick Walls.

Perished and Spalling Brick Walls

In our role as building surveyors, we assist homeowners and property developers to identify perished and spalling brickwork across all types of masonry-built properties.

Building defects such as perished and spalling brickwork is commonly found by our surveyors on a daily basis. It is possible that this phenomenon is associated with another issue, either one that caused or exasperated the issue. There are many things that can cause the masonry on a building to deteriorate and to crumble away over time. It might even be something as simple as using materials that are unsuitable for the building. We as surveyors are on hand to provide the correct advice where corrective measures can then be set out. Perished brickwork can be very unsightly but it can be repaired, even if it appears to be in a very poor condition.

You can contact our surveyors with any questions or concerns you may have regarding perished brickwork and building defects because of the perished masonry.

Cement-based Mortar Leading to Perished Brickwork

It is common for perished brickwork to occur with cement-based mortars and renders. The cement pointing around a brick can trap moisture, and when freezing temperatures expand the liquid, the brick’s fair face can break away. Further deterioration can result from this. Moisture can become trapped behind cement render can also accelerate erosion and cause dampness. Our surveyors once having inspected the property and noting cement render would potentially advise lime mortars, renders, and plasters because they are air permeable, this allows moisture to escape the walls.

Don’t let this problem worsen as long-term damage will compromise the structure of the building.

Spalling Brickwork

Brickwork that cracks or breaks below the surface is described as spalling brickwork. You may have a water penetration problem if you see flaking, cracking, peeling, crumbling, or chipping of stone or brick in the external walls of a building. Spalling typically occurs when rainwater penetrates bricks, freezes and expands any gaps or holes, and then melts again, resulting in damaged brickwork.

In spite of the fact that spalling bricks can sometimes be a cosmetic issue, if left unaddressed, this problem may lead to more serious structural issues. There is a possibility that you will have to spend a lot of money on structural repair work. It is more common to find spalled and cracked bricks in older properties, as well as properties with cement pointed walls. In the colder months of the year, it is easier to notice cracks in mortar when any water within the walls freezes and expands. The defect can become more serious if combined with damaged gutters and poorly fitted window frames, door frames and the position of walls if they are susceptible to long-term wetting. It is recommended to remove all painted spalling brickwork and replace it with a lime wash or mineral paint to prevent future problems.

How To Fix Perished Brickwork

Replacement of damaged bricks is often the best course of action when dealing with perished brickwork, but this is not always easy. The cost of replacing and repairing perished brickwork can be too high when it is damaged by frost. In this case, it is also necessary to apply a wall covering.

The aesthetics of the building will be greatly improved and further damage will be prevented. Perished brickwork may be repaired with lime render, but it is almost impossible to remove the render once it is applied, without causing further damage. The use of cement render can cause significant damage as mentioned above. The damp-proof clear coating may be an option if the bricks are in good condition and you want to maintain the brick appearance on the exterior. However, this practice should be avoided since it can cause moisture to become trapped and damage the walls further.

Our team of surveyors are ready to assist you if you are not sure what the best solution is. If you would like advice and guidance about the options available to you, we would be glad to assist.

Residential Valuations across Tyne and Wear

 

As RICS-registered valuers, we provide accurate, independent and professionally prepared building valuations across Tyne and Wear. Our valuations are carried out in accordance with current RICS standards and are suitable for a wide range of formal and statutory purposes, including:

  • Help to Buy and Shared Ownership
  • Probate and Inheritance Tax matters
  • Matrimonial or Divorce proceedings
  • Insurance Reinstatement Costings and assessments
  • Re-mortgaging and Independent Valuations
  • Independent Asset Valuations

All valuations are carried out to RICS standards, ensuring professionalism, accuracy, and reliability.

 

Why Choose Andrew James Property Surveyors in Tyne and Wear?

 

  • RICS-Accredited Expertise: Our reports and property valuations meet the highest professional standards.
  • Regional Knowledge: Based in the North East, our surveyors have extensive experience across Tyne and Wear’s varied residential property market, from period homes to modern developments.
  • Personal Service: Our surveyors maintain a small case load, so every client receives prompt attention and detailed care.
  • Post-Report Review Call: Every client benefits from a personal follow-up call with the surveyor to discuss findings and next steps.
  • Clear and Understandable Reports: No jargon – just transparent insights you can act on.
  • Impartial Advice: We work solely for you, our client.

Whether you are purchasing your first home, expanding your Tyne and Wear property portfolio, or preparing a property for sale, we provide the clarity and reassurance needed to make informed decisions.

 

What Our Clients Say

“We chose Andrew James Property Surveyors based on their excellent reputation. In a very short timeframe after contacting them, they scheduled a Homebuyers Survey (Level 2) for a price we considered to be very reasonable. Within 5 days of completing the survey, they sent a detailed report that was easy to understand and clearly outlined the areas to focus on for us and our solicitors. I couldn’t have asked for a better service. Andrew James Property Surveyors is definitely a company I would recommend.”
— Mr Alan B

“Exceptional service. We booked to have a Level 3 survey and valuation done on a property we were hoping to purchase. Both the survey and valuation were very thorough and I felt like no stone was left unturned. Andy was amazing, calling the same day the reports were issued to help understand the conclusions, plus we knew we could call if we had any further queries. We felt like we were in very safe hands and that we’d really been looked after. What a great team! Will definitely use them again.”
— Jane Paterson

Read More Testimonials Here

Frequently Asked Questions

Do I really need a building survey?
Yes – even newer homes can hide issues that aren’t visible during a viewing. A professional survey gives you peace of mind and leverage in negotiations.

Which survey level should I choose?
For modern properties in good condition, a Level 2 Home Buyers Report is often sufficient. For older homes, listed buildings, or properties with extensions, a Level 3 Building Survey is recommended. We’re happy to advise on the best option.

Are your valuations accepted by lenders and official bodies?
Absolutely. As a RICS-accredited practice, all our valuations meet the required professional standards and can be used for official purposes.

How quickly will I receive my report?
We aim to deliver reports within five working days of inspection – and we’ll call you personally to explain the findings.

Pricing and Quotes
Every property is unique, so we provide tailored quotes based on the type, age, and location of the building. You’ll receive a clear, all-inclusive price before we begin, with no hidden fees. For an accurate quote, simply contact us using the details below.

 

Get a Quote Today

Find peace of mind with a professional building survey or valuation in Tyne and Wear.

Our qualified RICS surveyors are ready to help you make an informed decision about your next property purchase.

 

Call:  03301 749 745

Email:  admin@andrewjamessurveyors.co.uk or info@andrewjamessurveyors.co.uk

Or fill in our Get a Quote form and we’ll respond promptly.