How to Paint Masonry the Right Way

Hi! I’m Austin, Founder of Building Culture. I’m building a holistic real estate development company from the ground up, with a mission to create a more beautiful, resilient, and thriving world through the built environment.

Painting Masonry the Right Way

If you’ve ever thought about painting your brick home, you probably assumed hiring a painter or builder would ensure the job was done correctly. Unfortunately, that’s not always the case—especially in places like the Midwest, where much of this knowledge has been lost over time.

The truth is, most masonry buildings in the U.S. are coated with petroleum-based products like oil-based or latex paints. Even paints labeled as “masonry paints” often aren’t the best choice. These products tend to trap moisture, causing hidden damage over time, and they eventually peel, leaving an unsightly finish.

But this isn’t just a durability issue—it’s an aesthetic one, too. Many of us travel to Europe and marvel at the timeless beauty of colorful facades on plaster and brick. Yet when we try to replicate those same pinks, oranges, or earthy tones back home, the result looks nothing like our original inspiration. That’s because the paint itself is fundamentally different.

Here’s a quick rundown. For those wanting to dive deeper, I recommend listening to my recent podcast episode with Matthew Plechan, founder of Mineral Stains.

Why Breathability Matters

Drop a dry brick into a bucket of water, and it’ll soak up moisture like a sponge. That’s because masonry is naturally porous — it’s designed to hold and release water. For this reason, it’s critical to use finishes that allow the material to “breathe” so any moisture can escape.

This is where modern petroleum-based paints fall short. They form a rubber-like coating that seals the surface, preventing moisture from escaping. And while brick is incredibly durable compared to wood or other organic materials, trapped water will eventually break it down. The rule is simple: water is the number one enemy of buildings.

Some products labeled as “masonry paints” are marketed as breathable or vapor-permeable, but if they’re petroleum-based, they still don’t compare to mineral stains like limewash, potassium silicate, or sol silicate. These centuries-old finishes not only perform better but also offer unmatched beauty, sustainability, and longevity.

The Case for Mineral Stains

Unlike petroleum-based paints, mineral stains are highly permeable and penetrate the surface of the masonry rather than sitting on top of it. This creates a breathable finish that allows moisture to escape, preventing damage over time. They’re also made with natural earth pigments, making them non-toxic and environmentally friendly.

Aesthetically, mineral stains enhance the natural texture of the brick and mortar because they don’t simply coat the surface. The result is a home that still looks like brick—just with added color. This stands in sharp contrast to petroleum-based paints, which form a thin film that mutes much of the brick’s texture, leaving it looking more like a painted surface with faint brick outlines. When people lament, “Why did you paint the brick?!” I think that’s mainly because that plastic-like coating diminishes the authentic feel of the masonry. What you’re seeing isn’t brick anymore—it’s plastic with some texture.

One of my favorite properties of mineral stains is their double refraction. When light hits the surface, it splits into two waves, giving the finish a matte appearance, but with a soft glow in the sun. It’s not shiny or glossy. It’s chalky—but glows. This is one of the qualities, besides the depth of color, that makes European facades look so timeless, in my opinion. It’s not just the vibrant colors—it’s the way the finish interacts with light. You simply can’t replicate it with petroleum products.

I mean, look at the way the home below glows in the sun without feeling shiny? And the texture!

Durability is yet another major advantage of mineral stains. A well-applied sol silicate, for example, can last over 50 years. Imagine never having to repaint your home—or your real estate—again!

Limewash vs. Silicates

While limewash is gaining popularity in the U.S., and we’ve used it on projects like The Bend in Carlton Landing, it’s not as durable as silicate-based finishes. Limewash becomes transparent when wet and wears away over time, but this weathered look can be part of its charm if that’s the aesthetic you’re going for.

The project below is limewashed, and you can see some wear down low on the porch wall.

I wish I had a more recent photo to share, as this one is now five years old. Since then, even more brick has been revealed across the home, especially on the parapets.

In contrast, potassium silicate, developed in the 19th century by Germans to withstand their harsh climate, is far more durable. It offers a smoother, consistent finish that doesn’t change color when wet. For most exterior projects, potassium silicate is likely the better choice unless you want the aged look of limewash like we did here.

Then there’s sol silicate, a newer product that takes durability a step further. It can even be applied over previously painted surfaces, making it an excellent option for restoration projects. If I were painting my house today, sol silicate would be my go-to.

Where to Find Mineral Stains

You won’t find these products at Home Depot or your local paint store. While limewash is becoming more available, potassium silicate and sol silicate remain niche products in the U.S.

I’ve ordered from Keim in the past, but recently I had the pleasure of speaking with Matthew Plechan of Mineral Stains on The Building Culture Podcast. Matthew’s company is based in the U.S., manufactures these products, and specializes in restoration work. Beyond that, he’s accessible, knowledgeable, and offers training to ensure you or your painter apply the product correctly. I’ll definitely be ordering from him on our next project (I’m in no way getting paid to say that–I’m just impressed by his knowledge, innovation, and I like working with local people I know).

While applying mineral stains isn’t overly complicated, it does require a bit of know-how. Matthew’s team offers guidance to help you choose the right product and apply it properly. I’d highly recommend reaching out to his company for advice.

Summary

• Oil/Latex Paint vs. Mineral Stains: Petroleum-based paints trap moisture and damage masonry, while mineral stains are breathable, durable, and beautiful.

• Types of Mineral Stains: Limewash offers a weathered, natural aesthetic; potassium silicate provides a more durable finish; and sol silicate is ideal for restoration and long-term performance.

• Eco-Friendly and Non-Toxic: Mineral stains use natural pigments, making them safe for you and the environment, and are naturally mold resistant.

• Durability: Sol silicate can last 50+ years—saving time, money, and effort in the long run.

Listen Now

For a deeper dive into painting masonry the right way, listen to my conversation with Matthew Plechan on Spotify, Apple, or YouTube. Whether you’re a homeowner, developer, or landlord, investing in the right finish can save you significant costs down the road and ensure your masonry looks stunning for decades to come.

Until next time!

Austin