Take a Closer Look at Your Property’s Pointing
Mortar joints are an important part of a property’s external protection.
They hold the brickwork together, help distribute loads and reduce the amount of rainwater that can penetrate the wall. Over time, however, exposure to wind, rain, frost and general weathering can cause the mortar to crack, loosen or crumble.
When pointing begins to fail, moisture can enter the external wall and contribute to damp staining, damaged brickwork and deterioration inside the property.
Spotting the warning signs early can help landlords and property managers plan repairs before the problem becomes more extensive.
What is pointing?
Pointing is the visible mortar between bricks or masonry units.
Although it may appear to be a small part of the wall, it performs several important functions. Properly maintained pointing helps to:
- Protect the edges of bricks from weather exposure
- Reduce rainwater penetration
- Maintain the strength and stability of the wall
- Support the appearance of the property
- Prevent moisture from entering damaged joints
Mortar is generally designed to weather more readily than the bricks themselves. This means that deteriorated mortar can often be repaired before serious damage occurs to the surrounding masonry.
Why does pointing deteriorate?
External walls are constantly exposed to changing weather conditions.
Pointing may deteriorate because of:
- Repeated exposure to wind-driven rain
- Frost and freeze-thaw cycles
- General age and weathering
- Movement within the building
- Overflowing gutters or leaking downpipes
- Inappropriate previous repairs
- Poorly matched replacement mortar
- Vegetation growing close to the wall
- Persistent moisture exposure
Properties with exposed elevations or walls facing prevailing weather may deteriorate more quickly than protected areas.
Warning signs that pointing needs attention
Regular visual inspections can help identify developing defects before they allow significant moisture penetration.
Loose, missing or recessed mortar
Mortar may begin to crumble, loosen or fall away from the joints.
Recessed joints can leave the edges of the bricks exposed to rainfall and frost. Where the mortar has completely disappeared, water may penetrate more deeply into the wall.
Run your eye across the brickwork and look for joints that appear deeper or more uneven than the surrounding areas.
Cracks running through mortar joints
Small cracks can develop because of weathering, movement or failure of the mortar.
Look for cracks that:
- Follow the horizontal or vertical mortar joints
- Run diagonally across several courses of brickwork
- Extend around windows and doors
- Appear close to previous repairs
- Become wider over time
Fine surface cracking may not always indicate a serious issue, but widening or extensive cracks should be properly assessed.
Damp staining following rainfall
Dark marks or staining on an external wall after heavy rain may indicate that moisture is repeatedly affecting the same area.
The cause may be damaged pointing, but gutters, downpipes, window seals and roofline defects should also be considered.
Pay close attention to areas:
- Beneath gutters
- Beside downpipes
- Around window and door openings
- Below the roof junctions
- Near external pipes or vents
Staining that remains for long periods after rainfall may indicate that the wall is retaining moisture.
Flaking, cracked or damaged brick faces
When moisture enters damaged mortar joints, it can also affect the surrounding bricks.
Repeated freezing and thawing can cause the face of a brick to flake, crack or break away. This is sometimes known as spalling.
Signs may include:
- Loose sections of brick face
- Powdery or crumbling surfaces
- Cracked brick edges
- Pieces of masonry on the ground
- Noticeable differences in texture or colour
Repairing the pointing alone may not be sufficient where the bricks have already become badly damaged.
Previous repairs are beginning to fail
Older repair areas may deteriorate at a different rate from the original wall.
Look for:
- Cracks around the edge of the repaired sections
- Mortar falling away from the bricks
- Repairs that appear excessively hard or smooth
- Different-coloured patches are becoming loose
- Damp staining is concentrated around the repair
- Brick damage beside replacement mortar
Poorly matched mortar can sometimes be harder than the original brickwork, causing the bricks rather than the mortar to absorb movement and weathering.
Areas that deserve particular attention
Some parts of an external wall are more vulnerable than others.
Around windows and doors
Openings in the wall create additional joints and junctions where water can enter.
Check the pointing around frames, sills, lintels and decorative brickwork. Cracks or gaps in these areas may also be connected to failed sealant or movement around the opening.
Beneath gutters and rooflines
Blocked or leaking gutters can repeatedly discharge water onto the same area of brickwork.
This can accelerate mortar deterioration and create damp staining beneath the roofline.
Beside downpipes
Loose joints or cracks in a downpipe may direct water onto the wall.
Look for dark staining, moss growth, damaged pointing or persistent dampness around the pipe.
Exposed elevations
Walls that face prevailing wind and rain often experience more severe weathering.
These elevations may require more frequent inspection, particularly on older properties.
Near paths and ground level
Brickwork close to the ground may be affected by splashback, standing water and raised soil or paving.
Check that water is draining away from the building and that external ground levels are not bridging moisture protection within the wall.
Why is photographing defects useful
Clear photographs create an evidence-based record of the wall’s condition.
For each defect, capture:
- A wider image showing its location
- A closer image showing the detail
- A reference point such as a window, door or downpipe
- The approximate size and direction of any crack
- The date the photograph was taken
This makes it easier to compare the condition during future inspections.
Photographic records can help determine whether:
- A crack remains stable
- Mortar continues to fall away
- Damp staining is spreading
- Brick faces are deteriorating
- A previous repair is failing
- Remedial work has been completed satisfactorily
For landlords and managing agents, this evidence also supports communication with property owners, tenants and contractors.
What happens if failed pointing is ignored?
Deteriorated pointing may initially appear cosmetic, but prolonged exposure can lead to more significant problems.
Potential consequences include:
- Rainwater penetration
- Internal damp marks
- Damaged plaster and decoration
- Mould growth
- Deteriorating brick faces
- Loose masonry
- Heat loss through damp walls
- More extensive repointing work
- Replacement of damaged bricks
Early repairs are usually easier to plan and manage than emergency work following water ingress.
What should happen when defects are found?
The appropriate next step depends on the extent and cause of the deterioration.
Minor localised defects may require selective repointing. More widespread failure may require a larger section of wall to be repaired.
Before work begins, consideration should be given to:
- The age and construction of the property
- The type of brick or masonry
- The original mortar
- The extent of moisture penetration
- Any guttering or drainage defects
- Whether structural movement is present
- The condition of the surrounding bricks
Replacement mortar should be compatible with the existing building. Inappropriate materials can trap moisture or cause damage to softer bricks.
Where cracking is extensive, widening or accompanied by movement, advice should be obtained from an appropriately qualified building professional.
Avoid quick cosmetic repairs
Applying sealant over damaged joints or covering the wall with an impermeable coating may hide the defect without resolving the underlying problem.
These approaches can sometimes trap moisture within the wall, making future repairs more difficult.
A proper repair should address:
- The cause of the moisture or deterioration
- The failed mortar or damaged masonry
- Any associated gutter, roofline or drainage defect
- The drying and monitoring of affected areas
Make pointing checks part of routine maintenance
External brickwork should be inspected regularly, particularly:
- After severe weather
- Following prolonged rainfall
- During scheduled landlord inspections
- Before winter
- When internal damp is reported
- When gutters or downpipes have failed
- After building work
- When cracks appear around windows or doors
A short visual inspection can provide an early indication that maintenance is required.
Protect the brickwork before defects spread
Failed pointing is often easier and less expensive to address when it is identified early.
Regular inspections, clear photographs and timely repairs can help protect the wall from moisture penetration and reduce the risk of larger repairs later.
Property Health Plan provides scheduled internal and external inspections for landlords, estate agents and housing providers. Our inspections are supported by photographic evidence, structured condition reports and practical remediation recommendations.
Spot failing pointing early. Protect the brickwork. Prevent larger repairs.
Visit propertyhealthplan.co.uk to learn more.
