Masonry waterproofing questions, answered plainly
The questions we answer on the phone every week, written down once. If yours is not here, call (918) 362-4398.
- What does a masonry waterproofing contractor actually do?
- We stop water getting through brick, stone and block walls. That means finding the entry point with a hose test, repointing failed mortar joints, replacing spalled brick, cutting in flashing and weep holes where a wall has none, fixing chimney crowns and flashing, adding drainage behind retaining walls, and sealing the finished wall with a breathable repellent.
- How is that different from a foundation repair company?
- Foundation companies lift and pin slabs that have moved. We handle the masonry above the slab. Both problems share the clay soil as a cause, and when a wall crack is from an active slab movement we tell you and point you to a foundation company before we repoint anything.
- How much does it cost?
- Whole house sealing is $1,000 to $3,500. Repointing is $1,200 to $5,500. Weep hole and flashing retrofits are $1,500 to $6,000. Chimneys are $900 to $3,500 to repair and $3,500 to $8,000 to rebuild above the roof. The full table with twelve job types is on the cost page.
- Why do you charge for the inspection?
- The hose test takes an hour, a ladder and a moisture meter, and it is what separates a $1,500 sealing job from a $6,000 retrofit or a $10,000 drainage job. It is $125 to $175 and comes off the job if you hire us. We would rather know than guess.
- What is the difference between a sealer and a water repellent?
- A water repellent (silane and siloxane) soaks into the pores and lets water vapor out. A sealer or paint forms a film on the surface that traps moisture, and the brick face spalls behind it in a freeze. We only use breathable repellents on exterior masonry, which is also what the Brick Industry Association recommends.
- How long does a brick sealing job last?
- The repellent carries a 10 year manufacturer warranty on properly prepared brick, and in our climate we expect 10 to 15 years before a reapplication. Repointed joints last decades if the wall drains.
- Can you match the mortar color on an older house?
- Yes. We sample the existing mortar, match the sand and pigment, and set a test patch on a hidden wall before touching the front. On pre-1950 houses we use a lime rich mix so the mortar stays softer than the old brick.
- Do I have weep holes?
- Look at the bottom course of brick for small open vertical joints every two feet or so. Most Broken Arrow houses built before about 2005 have none. Newer houses usually have them, often mortared shut or foamed by a painter or pest company. Our weep hole guide has photos of what to look for.
- What is the white powder on my brick?
- Efflorescence: salts carried through the wall by water and left on the face when it dries. It is harmless by itself but it proves water is moving through the masonry. Cleaning it without fixing the water path brings it back by spring.
- Do you work on chimneys?
- Yes, from crown repair and flashing to rebuilding the stack above the roofline. Chimneys are the most common leak on 1970s and 1980s houses around Tulsa, and on the Midtown Tudors.
- Do you do commercial buildings?
- Yes. Block warehouses, brick storefronts, HOA common walls and apartment buildings, priced per square foot at $0.90 to $2.50 plus control joint and parapet work. Property managers get one point of contact and photo reports.
- Do you need a permit or a license for this?
- No permit for repointing, sealing, brick replacement or cleaning in Broken Arrow or the surrounding cities. A chimney rebuild above the roof or a retaining wall over four feet usually does. Oklahoma has no state masonry license, so ask any bidder for a certificate of general liability insurance. Ours is on every estimate.
- How soon can you come out?
- Two to three days for most inspections in Broken Arrow and the near suburbs, same week for active water intrusion. Claremore, Sapulpa and Sand Springs are on a weekly route.
- Will you tell me if I do not need the work?
- Yes. About one visit in four ends with a downspout extension, a sprinkler head turned, or a note that the wall is fine and the water is coming from the roof. You pay the inspection fee and nothing else.
Ask about your wall
Address, then what you see. We reply with a range off the published table.