Masonry (Int/Ext) help needed...efflorescence.

I’m in need of some help with a small masonry issue in my apartment/building. Over the last 2-3 years, some efflorescence has been showing up in our interior brick. It’s a pretty concerning issue, as we have painted brick, but the damage has cause it to explode through the paint due to what I can only think is moisture coming in from the other side of the wall. This wall in our apartment is exposed on the other side – there is small alley way between us and the building next door. What I think needs to happen is to scrape, seal/repair and repaint our interior wall…but also reseal or plaster over whatever crack exists on the exterior wall…which would require gear to overhang over the wall from the roof (we’re the top floor apt). From the outside, I can clearly see some crack in the plaster, which is probably how moisture is getting in and causing this issue. I don’t know how ‘masonry specific’ this job is….but I’m starting to worry about the integrity of the brick, and need to get this taken care of. It’s likely a ‘small-ish’ type of job for a GC…but I can’t do it myself, and the overhang and exterior work requires a pro. So far, 2 places I’ve talked to don’t seem to want the job. I don’t want this winter to go by with my wall disintegrating…worse, the co-op could also have issues in other places. Any recommendations?

al_fredo

in Masonry 9 years and 10 months ago

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greenmountain | 9 years and 10 months ago

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The picture does indeed show the result of moisture coming in to the house through the bricks and mortar, becoming trapped, and damaging some of the brick. Vapor pressure is pealing the paint. Also, we see the AC installed in a hole in the brick wall, dehumidifying as it cools. Thus, the pressure is stronger from the unequal levels of humidity caused by the AC. Remove the interior paint. Do not paint the exterior. Probably, all this was not a problem until somebody stripped the plaster off the walls, which allowed a ventilation space of about 1″, moderating the vapor pressure. Put “My Architect” about Louis Kahn (and his families) in your Netflix queue. Somewhere in that film he says, or is reported to have said “Let brick be brick.”

al_fredo | 9 years and 10 months ago

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It’s a problem for both. In the case, I represent the co-op’s interests as well.

BobMarvin | 9 years and 10 months ago

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Wouldn’t this be a problem for the co-op rather than for you personally?