Brick is everywhere in the DMV, from Arlington colonials and Bethesda Cape Cods to DC rowhouses and Bowie split-levels. Many owners want to lighten or update dated red brick. Before choosing a coating, it helps to know that brick needs to breathe, and that some coatings are much easier to live with than others.
THE OPTIONS
| Coating | Look | Breathability | Lifespan |
|---|---|---|---|
| Limewash | Soft, mottled, old-world; brick color shows through | Excellent | About 5–7 years before refreshing |
| Mineral (silicate) paint | Matte, solid or semi-solid color | Very good | Often 15+ years |
| Acrylic masonry paint | Solid, uniform color | Moderate | About 7–12 years |
| Elastomeric coating | Thick, solid film | Low | Long, but can trap moisture in old brick |
WHY BREATHABILITY MATTERS
Brick and mortar absorb water from rain and from the ground, then let it evaporate out. A coating that blocks that evaporation can trap moisture behind the film. In freeze-thaw winters like ours, trapped water can cause peeling and, on older soft brick, spalling of the brick face. That's why limewash and mineral paints are preferred on older brick homes.
LIMEWASH: PROS AND CONS
- Pros: breathable, natural, beautiful aged look, and while it's fresh it can be partly washed back to show more brick.
- Cons: it wears and fades over time by design and needs refreshing; the final look varies with the brick and is less predictable.
PAINT: PROS AND CONS
- Pros: predictable color, crisp modern look, wide color choice.
- Cons: effectively permanent; removing paint from brick is difficult and expensive; needs repainting over time.
If your home is in a historic district, such as much of DC or Old Town Alexandria, painting unpainted brick may require review and is often discouraged. Check before you commit.
PREP FOR EITHER
- Wash the brick and let it dry thoroughly.
- Repoint loose or missing mortar first.
- Fix the water sources: gutters, downspouts and splash zones.
- Work in mild, dry weather; see the best time to paint an exterior.
WHAT IT COSTS
For a typical DMV single-family home, limewashing or painting exterior brick commonly runs $3–$7 per square foot of wall, depending on height, access, repairs and the product. For overall exterior pricing, see our exterior painting cost guide.
RELATED READING
SHOULD YOU PAINT YOUR BRICK FIREPLACE?
Paint vs. limewash vs. whitewash, prepping sooty brick, heat-safe products and costs.
EXTERIOR PAINTING COST GUIDE FOR THE DMV (2026)
What exterior painting actually costs in DC, Maryland, and Virginia — by square footage, surface type, and what drives the price up or down.
CURB APPEAL UPGRADES THAT ACTUALLY PAY OFF
Front doors, paint, lighting, washing and walkways — what each costs and what it returns.
Planning a project? See our Exterior Painting service page for scope, process and recent work.
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