How a Simple Seasonal Routine Can Save You Thousands in Repair Costs
Most homeowners don’t think about their masonry until something goes wrong. But by then, a $200 maintenance issue has often become a $5,000 repair project. After 26 years in the masonry business, I’ve seen this scenario play out hundreds of times—and it’s completely preventable.
Your home’s masonry—from the foundation to the chimney—faces different challenges each season. Understanding what to look for and when can extend the life of your structures by decades and save you serious money. Here’s your complete seasonal maintenance guide.
Spring Maintenance: Assessment and Recovery (March – May)
Spring is the most critical season for masonry inspection. Winter weather takes a toll, and catching problems early prevents them from worsening through summer storms.
What to Inspect
Foundation and Basement Walls:
- Walk around your home’s perimeter after the ground thaws
- Look for new cracks or widening of existing cracks
- Check for white powdery deposits (efflorescence) indicating water intrusion
- Inspect basement walls for dampness or water stains
- Examine where concrete meets soil for frost heave damage
Action Items:
- Document any new cracks with photos and measurements
- If cracks are wider than 1/4 inch or growing, schedule a professional masonry inspection
- Apply waterproofing to basement walls if dampness is present
- Regrade soil if it’s sloping toward your foundation
Brick and Stone Walls:
- Check mortar joints for crumbling or gaps
- Look for loose or damaged bricks
- Inspect areas that face north (most vulnerable to freeze-thaw)
- Examine around windows and doors where water tends to penetrate
Action Items:
- Brush away loose mortar and debris from joints
- Schedule repointing for any section with deteriorating mortar
- Replace damaged bricks before water gets behind them
- Consider applying breathable masonry sealer to vulnerable areas
Chimney:
- Inspect the crown (top surface) for cracks
- Check the flashing where chimney meets roof
- Look for loose or missing bricks
- Verify the chimney cap is secure and undamaged
Action Items:
- Clean out the chimney before spring rains
- Repair any cracks in the crown immediately
- If you see stair-step cracks, call a professional—this indicates settling
- Replace damaged chimney caps to prevent water entry
Patios, Walkways, and Driveways:
- Check for heaving or settling from frost
- Look for cracks in concrete
- Inspect pavers for movement or gaps
- Examine edges and borders for damage
Action Items:
- Reset any shifted pavers
- Fill small concrete cracks with appropriate filler
- Consider mudjacking for sunken concrete sections
- Re-sand paver joints if sand has washed away
Spring Maintenance Costs (Preventive)
- Sealing: $300-800
- Minor crack repair: $200-500
- Repointing small section: $500-1,500
- Chimney cap replacement: $200-400
Compare to Deferred Costs:
- Major foundation repair: $5,000-15,000
- Chimney rebuild: $8,000-20,000
- Extensive repointing: $5,000-15,000
Summer Maintenance: Protection and Improvement (June – August)
Summer offers ideal conditions for masonry work and preventive measures. It’s the perfect time for repairs and upgrades.
What to Inspect
During Summer Storms:
- Watch where water flows during heavy rain
- Check gutters and downspouts aren’t overflowing onto masonry
- Observe if water pools near your foundation
- Look for any water entering through masonry walls
Action Items:
- Extend downspouts at least 6 feet from foundation
- Install splash blocks under downspouts
- Add gutters where water sheets off roof onto masonry
- Consider French drains for persistent pooling
Weekly Visual Checks:
- Look for growing vines that can damage mortar
- Check for wasp or bee nests in masonry gaps
- Observe sprinklers aren’t constantly hitting brick walls
- Watch for new cracks forming
Action Items:
- Remove vines from masonry (roots damage mortar)
- Adjust sprinklers away from walls
- Seal any small cracks before they grow
- Treat for insects if necessary
Summer Project Season
Summer is the best time for major masonry work and improvements:
Ideal Summer Projects:
- Repointing deteriorated mortar joints
- Building new patios or walkways
- Installing outdoor fireplaces or fire pits
- Creating retaining walls
- Adding stone veneer accents
- Sealing masonry surfaces
Why Summer is Best:
- Mortar cures properly in warm, dry conditions
- Longer daylight hours allow more work
- No risk of freeze-thaw during curing
- Minimal disruption to indoor activities
Summer Maintenance Costs
- Professional inspection: $150-300
- Drainage improvements: $500-2,000
- Masonry sealing: $300-1,000
- Minor repairs: $200-800
Fall Maintenance: Winterization and Prevention (September – November)
Fall preparation is crucial for preventing winter damage. This is your last chance to address issues before freezing weather arrives.
Critical Fall Tasks
Pre-Winter Inspection:
- Conduct thorough check of all masonry
- Pay special attention to horizontal surfaces (retain water)
- Inspect any repairs made earlier in the year
- Check all mortar joints one final time
Action Items:
- Complete any necessary repairs before first freeze
- Apply masonry sealer if needed (requires 48 hours of dry weather)
- Fill all cracks, even small ones
- Clean gutters thoroughly (overflowing water damages masonry)
Chimney Preparation:
- Have chimney professionally swept
- Install or replace chimney cap
- Check flashing is sealed and secure
- Inspect damper operation
Action Items:
- Schedule chimney inspection and cleaning
- Repair any identified issues before heating season
- Install a top-sealing damper if you don’t have one
- Consider a chimney cap with spark arrestor
Foundation Winterization:
- Ensure all cracks are sealed
- Apply waterproofing to vulnerable areas
- Verify grading slopes away from foundation
- Clean window wells and covers
Action Items:
- Seal foundation cracks with appropriate filler
- Install or repair window well covers
- Add soil if grading has settled toward house
- Consider foundation insulation in cold climates
Outdoor Masonry:
- Cover or store decorative masonry pieces
- Drain and winterize outdoor faucets attached to masonry
- Protect new masonry that hasn’t fully cured
- Remove leaves and debris from patios and walkways
Action Items:
- Apply sealer to new concrete or pavers
- Use furniture covers for outdoor masonry furniture
- Clear all drains and drainage channels
- Store removable items like pavers or stepping stones
Fall Maintenance Costs
- Chimney sweep and inspection: $200-400
- Pre-winter sealing: $400-1,000
- Urgent repairs: $300-2,000
- Gutter cleaning: $100-300
Winter Maintenance: Monitoring and Damage Control (December – February)
While major work isn’t possible in winter, monitoring and damage prevention are crucial.
What to Watch
After Snow/Ice:
- Check for ice dams against brick walls
- Look for icicles forming from masonry (indicates cracks)
- Monitor foundation for any visible movement
- Watch for frost heaving around patios and walkways
Action Items:
- Remove snow and ice from masonry structures
- NEVER use salt on brick, stone, or decorative concrete
- Use sand or kitty litter for traction instead
- Keep gutters clear of ice dams
During Winter Thaws:
- Look for water seeping through masonry
- Check basement for dampness
- Monitor visible cracks for growth
- Watch for loose bricks or stones
Action Items:
- Document any issues with photos for spring repair
- Address active leaks immediately (even in winter)
- Use dehumidifiers in damp basements
- Keep snow cleared from foundation area
Chimney Safety:
- Burn only seasoned hardwood
- Have smoke detectors functioning
- Watch for smoke entering home (indicates chimney issues)
- Monitor for strange odors when fireplace is in use
Action Items:
- Don’t ignore chimney problems—stop using if issues arise
- Keep emergency contact for chimney sweep
- Consider closing off fireplace if structural issues present
- Schedule spring repair as soon as possible
Winter Maintenance Costs
- Snow removal services: $50-200 per storm
- Emergency leak repair: $500-2,000
- Dehumidifier operation: $30-60/month
- Temporary waterproofing: $200-500
Year-Round Best Practices
Monthly Quick Checks (15 Minutes)
- Walk around your home’s perimeter
- Look for obvious changes or damage
- Check downspouts are directing water away
- Verify no plants are growing against masonry
- Take photos of anything concerning
Quarterly Deep Inspections (1-2 Hours)
- Examine all masonry up close
- Check mortar joints systematically
- Inspect foundation thoroughly
- Review previous photos for changes
- Document with dated photos
Annual Professional Inspections
Consider professional inspection every 2-3 years, or annually if:
- Your home is over 30 years old
- You’ve noticed any concerning signs
- You live in an area with expansive soil
- You’ve had previous foundation issues
- Your home has extensive brick or stone
Professional Inspection Includes:
- Detailed assessment of all masonry
- Identification of developing problems
- Written report with prioritized recommendations
- Cost estimates for necessary repairs
- Prevention strategies specific to your home
Cost: $200-500 (saves thousands in prevented damage)
The Financial Impact of Preventive Maintenance
Let’s look at real-world cost comparisons:
Scenario 1: Proactive Homeowner
- Annual maintenance: $500-1,000
- Small repairs: $500-1,500 every few years
- Major work: $5,000-10,000 every 20-30 years
- 30-Year Total: ~$20,000-30,000
Scenario 2: Reactive Homeowner
- Emergency repairs: $3,000-7,000 every 5-10 years
- Major reconstruction: $15,000-40,000 every 15-20 years
- Water damage remediation: $5,000-15,000 (one-time incidents)
- 30-Year Total: ~$50,000-100,000+
The savings are clear: Preventive maintenance costs 50-70% less than reactive repairs over time.
Common Seasonal Maintenance Mistakes to Avoid
Spring:
❌ Pressure washing masonry (damages mortar) ❌ Painting over problems instead of fixing them ❌ Ignoring small cracks because “they’re not that bad” ❌ Delaying repairs until “later in the summer”
Summer:
❌ Sealing wet or damp masonry (traps moisture) ❌ Using wrong type of sealer for your masonry ❌ Ignoring drainage problems “since it’s not raining much” ❌ DIY-ing repairs beyond your skill level
Fall:
❌ Putting off repairs “until spring” ❌ Using cheap, non-breathable sealers to save money ❌ Forgetting about horizontal surfaces (most vulnerable) ❌ Neglecting chimney maintenance before heating season
Winter:
❌ Using salt or ice melt on decorative masonry ❌ Ignoring active leaks because “it’s too cold to fix” ❌ Letting snow pile against foundation ❌ Using fireplace with unresolved chimney issues
When to Call a Professional
DIY maintenance is great, but some situations require professional expertise:
Call Immediately For:
- Cracks wider than 1/4 inch
- Rapidly growing cracks
- Leaning or bulging walls
- Active water leaks
- Chimney separation from house
- Large sections of loose masonry
- Structural concerns
Call Soon For:
- Extensive mortar deterioration
- Multiple small cracks appearing
- Persistent dampness issues
- Chimney damage
- Settling or shifting structures
- Water stains on interior walls
Schedule Routine Service For:
- Annual inspections
- Repointing projects
- Sealing and waterproofing
- Preventive maintenance
- Drainage improvements
Creating Your Seasonal Maintenance Schedule
Download or create a simple checklist:
Spring (March-May):
- Full perimeter inspection
- Document all cracks with photos
- Check for winter damage
- Schedule needed repairs
- Clean and inspect chimney
- Test sump pump (if applicable)
Summer (June-August):
- Monitor during storms
- Complete scheduled repairs
- Apply sealer if needed
- Check drainage systems
- Remove damaging vegetation
- Plan fall projects
Fall (September-November):
- Final pre-winter inspection
- Complete urgent repairs
- Winterize outdoor masonry
- Clean gutters thoroughly
- Seal vulnerable areas
- Chimney sweep and inspection
Winter (December-February):
- Monitor after snow events
- Keep snow away from foundation
- Check for ice dams
- Document any concerns
- Use fireplace safely
- Plan spring projects
The Bottom Line
Your home’s masonry is a long-term investment that responds well to regular care. By following this seasonal maintenance guide, you’ll:
- Extend the life of your masonry by decades
- Prevent 80% of common masonry problems
- Save thousands in repair costs
- Maintain your home’s value and curb appeal
- Ensure your family’s safety and comfort
Remember: The best time to fix a masonry problem is before it becomes one. A few hours of seasonal maintenance each year is far easier—and cheaper—than dealing with major structural repairs down the road.
Pro Tip: Create a “Masonry Maintenance” folder on your phone for photos. Date-stamped images make it easy to track changes and can be valuable for insurance claims or when selling your home.
About the Author: E-Pro Construction has been helping New Jersey homeowners protect their masonry investments since 1997. With over 26 years of experience and 1,200+ projects completed annually, we’ve seen how proper maintenance prevents costly repairs. We serve Union, Bergen, Essex, Morris, Middlesex, and Monmouth counties with expert masonry, foundation, and chimney services. Contact us for professional inspections and honest advice about your home’s structural health.
