Life after Thoroseal? Is repointing an option for Thorosealed facade?

The rear facade of our brownstone has a Thoroseal coat on the top three floors and paint on the first floor. I was hoping to get the Thoroseal removed and go back to the original brick on all four floors. I have had several contractors tell me they will NOT do the job because of the cost and effort involved, and I have one contractor that will do it (with vacuum, replacing with historic brick, special mortar, etc). Has anyone on the forum successfully removed the Thoroseal and gone back to brick? I am starting to get cold feet about going from Thoroseal to brick based on my experience with the contractors that turned down the job. Is it going to damage my building? Is there going to be too much dust in the house? Will it ruin my (new) windows in the back? (Yes, I realize that replacing the windows BEFORE repointing was not the wisest choice, but windows were falling apart, and the budget for repointing was not there). Appreciate any and all advice!

pepinohill

in Facade and Brownstone Repair 11 years and 1 month ago

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pepinohill | 11 years and 1 month ago

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@ProHeights66 — Have you had any problems since the work was done? @Resident2 mentioned water seepage post-repointing. Also, were you living in your home at the time the work was done? We are worried about dust in the house (although my contractor is using a vacuum).

pepinohill | 11 years and 1 month ago

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Thanks for the thoughtful reply. I had not been warned of the water seepage! I read on one of the “this old house” forums about the importance of using the right bricks AND the right mortar. There is a recommended set that I have written down somewhere and my contractor agreed to. The other contractors basically advised it was a matter of too much cost (and too much work), and they suggested I spend my money on my front facade. I think it’s a gamble for them because they don’t know until they remove the Thoroseal how much brick they will have to replace. Attached a photo of my current facade. Thoroseal on top three floors, nothing in some areas, and maroon paint on the bottom floor.

resident2 | 11 years and 1 month ago

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It depends a lot on the quality of your bricks. There are some that were originally meant to be covered, either painted or some kind of stucco depending on your architectural style and vintage. Some bricks are just too soft to be exposed. Too absorbent of moisture and the elements etc. I live on a block where all the back walls are stucco’d, one neighbor who’s stucco was deteriorating decided to strip it all off and point it. It looks lovely. But he now has the worst water seepage problems down his whole back wall and is now thermo sealing it closed again! After he spent all that money pointing it…. Most contractors I know would give you the price for doing it, if they thought it could be done without coming back to bite them and let you decide if it was too expensive. To do it right, even with the right bricks is not cheap, but as you say it does save maintenance down the road….but only if you have the right bricks.

pepinohill | 11 years and 1 month ago

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Two reasons for removing Thoroseal – primary one is the aesthetic, but also, repointing lasts much longer than the Thoroseal. I am not one for maintenance even if it’s every ten years. Over time, the Thoroseal begins to chip away at the corners of the building and around the windows.

notny | 11 years and 1 month ago

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Why don’t you want Thoroseal? Any reason other than aesthetic?

ProHeights66 | 11 years and 1 month ago

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I did it as part of a larger renovation and before I replaced the windows. I am very happy I did it. The facade looked horrendous and I was worried about leaks, etc. It required scaffolding, several days of chipping away at the thoroseal and other concrete — very loud, very dusty. My neighbors were patient, but it rattles the buildings a lot. When they got to the bottom layer, there was a lot of paint on the bricks, which was removed with paint remover covered with paper sheets. It took a day or so to loosen the paint. The repointing process is loud as well; drilling out old mortar before putting in the new. All in about a week of work. Hard work for the two guys doing it. It added $8K to my renovation costs (a big chunk of that was the cost of the scaffolding), and I don’t regret a penny of it. It looks fantastic.

Arkady | 11 years and 1 month ago

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My experience was long ago & slightly different but I just kept getting estimates from many contractors until I found one who had reasonable arguments for the work he proposed & did it for a decent price. I kept costs lower by having Thoroseal put back on – bricks had been spalled, mortar was in terrible shape & it would’ve been too expensive to get the wall looking really good w/ repointing, etc. Technology may have changed since then but I think the best approach is a slow water wash to remove the old surface.