Home › Masonry Waterproofing and Coatings
Legendary Masonry Spokane provides masonry waterproofing in Spokane, WA for brick, block, and stone walls. We apply clear sealers and elastomeric coatings, repair flashing and joints, and solve moisture problems that cause staining, efflorescence, and interior damage.
Legendary Masonry Spokane provides professional masonry waterproofing throughout Spokane, WA, Washington and the surrounding area. Our licensed, insured crew delivers safe, clean, on-time work with a free estimate before anything begins. Call 509-250-8836 or request your free quote.
Masonry waterproofing for Spokane’s real conditions
Masonry in Spokane takes a beating. Freeze-thaw cycles, wind-driven rain, snow melt, and sprinklers against exterior walls all push water into brick, block, and stone. Over time that moisture leads to spalling brick faces, crumbling mortar joints, white efflorescence stains, musty basements, and in bad cases, interior mold and structural damage. Masonry waterproofing is about stopping that water movement without choking your walls.
Legendary Masonry Spokane focuses on breathable masonry waterproofing, not quick fixes that trap moisture. Brick, block, stone, and mortar are porous by design. They need to let vapor escape. The right products keep liquid water out but allow water vapor to move through the wall. Many DIY sealers sold at big box stores actually create more problems in a climate like Spokane because they form a non-breathable film.
Before we recommend any coating or sealer, we walk the property and look at how water actually reaches your walls. That includes downspout discharge, negative grading toward the foundation, roof runoff patterns, sprinkler overspray, and snow piles along lower walls. Often, a smart waterproofing plan combines drainage corrections, mortar repairs, and then coatings. Legendary Masonry Spokane is set up to handle all three, so you are not just buying a product, you are solving the real water issue.
Our step-by-step masonry waterproofing process
Every masonry waterproofing project starts with an evaluation. We identify the exact material you have (clay brick, concrete block, natural stone, manufactured stone, or stucco over masonry), the age of the structure, and previous coatings or paints. Older homes on Spokane’s South Hill with soft brick need very different products than newer split-face block commercial buildings in the Valley.
Preparation is where a lot of projects succeed or fail. We start with a careful cleaning, usually low-pressure washing with masonry-safe cleaners. For mildew and algae in shady Spokane yards, we use a biocidal wash that kills growth so it does not bleed back through the new coating. For heavy efflorescence, we may use a mild acid cleaner, then neutralize and rinse thoroughly. We avoid harsh blasting that can erode brick faces and mortar.
Next we repair the masonry. Waterproofing never makes up for bad mortar joints or cracks. We rake out loose or hollow mortar, repoint with a compatible mix, and fill shrinkage cracks and gaps around window and door frames with appropriate sealants. If stucco or parging is loose, we address that first. On foundations, we may install hydraulic cement in active water entry points before coating.
Once the walls are sound and dry to the manufacturer’s specs, we apply the waterproofing. For most bare brick and concrete block, we use a penetrating silane or siloxane sealer that soaks into the pores and chemically bonds with the masonry. It leaves no visible film and does not block vapor. For high splash zones, parapet tops, or horizontal surfaces, we may use a higher solids or elastomeric coating that forms a flexible barrier. Application can be by low-pressure sprayer, roller, or brush depending on the surface texture and surroundings.
Finally, we inspect the coverage from multiple angles, check for missed spots around edges and penetrations, and perform water testing where appropriate. On foundations or retaining walls, we often coordinate with grading or drainage improvements so that the waterproofed wall is not immediately overloaded by poor site drainage.
Coating and sealer options for Spokane brick, block, and stone
Legendary Masonry Spokane chooses products based on your specific masonry and exposure, not on a one-size-fits-all brand. For older brick homes around Browne’s Addition and the Perry District, we usually recommend clear penetrating sealers. These go into the brick and mortar joints, reduce water absorption, and preserve the original look of the wall. They are ideal if you like the existing color and texture and only want protection.
For porous split-face concrete block, which is common on commercial buildings and some newer garages, we may suggest a combination system. That can include a clear penetrating primer followed by a breathable elastomeric top coating. This helps seal the many pores in the block, bridges hairline cracks, and gives you a uniform appearance. Elastomerics are also helpful on windy exposures common on the West Plains because they resist wind-driven rain.
Foundations and below-grade walls are handled differently. Where we can access the outside of the foundation, we may recommend a thicker waterproof coating or membrane system, sometimes paired with drainage board. These are designed to stand up to constant soil moisture and hydrostatic pressure. Above grade on those same walls, we switch to breathable coatings so the wall can dry to at least one side.
In some cases, customers want to change the look of their masonry while waterproofing. We install breathable mineral paints and specialized masonry coatings that add color but still allow vapor movement. These products bond chemically with masonry instead of forming a plastic-like film. They work well on bare masonry but require careful removal or stabilization of any old flaking paint first.
We always talk through gloss level, sheen, and maintenance expectations. Clear penetrating sealers are usually low maintenance and mostly invisible. Film-forming coatings may need periodic recoating and can show wear in high-traffic or high-impact areas. In Spokane’s sunny summers and cold winters, UV stability and flexibility are critical, so we only use products that have a track record in four-season climates.
Costs, timelines, and what affects the price
Masonry waterproofing costs in Spokane vary based on access, height, previous coatings, repairs needed, and the products chosen. A simple ground-level brick wall that only needs cleaning and a clear penetrating sealer is on the lower end. A tall commercial block wall in downtown Spokane that needs lift access, crack repairs, and a full elastomeric coating is on the higher end.
Preparation is usually the biggest variable. If your walls have peeling paint, multiple old sealer layers, or heavy efflorescence, we need extra time for stripping, cleaning, and neutralizing before any new system goes on. Skipping that step reduces cost in the short term but almost always leads to blistering or peeling later. Legendary Masonry Spokane will outline exactly what prep is needed and why.
Height and access also matter. One-story ranch homes with clear yard access are faster and cheaper to set up than three-story apartment buildings in tight downtown alleys that require lifts, staging areas, and coordination with neighbors or the City of Spokane for sidewalk or alley use. We include those access costs clearly in our estimates so you know what you are paying for.
Product choice has an impact on budget and long-term value. Penetrating sealers are usually a moderate upfront cost with long lifespans when properly applied. High-build elastomeric systems and foundation waterproofing membranes are more expensive materials and are more labor intensive to install, but they often provide stronger protection where it is truly needed. We help you decide where the upgraded system makes sense and where a simpler approach is sufficient.
Most residential projects can be completed in 1 to 3 days of on-site work, depending on size and weather. Coatings usually have temperature and moisture limits, so we schedule around rain and extended cold snaps. In Spokane, the main season for this work is typically late spring through early fall, although some interior and sheltered work can be done in cooler months with proper planning.
What Spokane homeowners should check before hiring
Before you hire anyone for masonry waterproofing, there are a few things you should verify. Ask what type of products they plan to use and whether they are breathable. If a contractor cannot explain the difference between a penetrating sealer and a film-forming coating, or claims the same product is perfect for every surface, that is a red flag. Legendary Masonry Spokane walks you through product data in plain terms so you understand what is going on your home.
Check that your contractor has real masonry experience, not just painting or general handyman work. Waterproofing over failing brick or mortar only hides the problem. A masonry-focused crew will address tuckpointing, cracks, and loose material before they coat anything. We often see past jobs where a non-masonry contractor sealed in moisture behind failing parging or stucco, which then accelerated damage.
In most Spokane neighborhoods, exterior masonry waterproofing does not require a building permit, but HOAs and historic districts can have rules about changing the appearance of exteriors. If you live in a historic area or have a condo or townhome, it is smart to check guidelines before choosing a tinted or high-build coating. Legendary Masonry Spokane can provide product information and photos to help with HOA approvals.
You should also ask about prep methods. High-pressure washing can erode soft brick or drive water deep into walls that then takes days to dry out. Acid cleaning must be followed by proper neutralization to avoid future coating failures. We document our cleaning and drying steps, including recommended waiting periods before sealing.
Finally, ask for references or photos of work performed on Spokane masonry, not just generic portfolio pictures from other climates. Cold-weather and freeze-thaw performance matters here. Legendary Masonry Spokane is happy to show examples of local homes and buildings we have waterproofed and to explain how those systems have held up through our winters and hot summers.
