General Property Findings

Spalling Masonry / Concrete Deterioration

What It Is

Spalling is when the surface of masonry or concrete breaks apart — flaking, chipping, pitting, or chunks breaking loose. It can affect brick, concrete block, poured concrete, mortar joints, and similar materials. Sometimes it is surface-level and mostly cosmetic. Other times it goes deeper and points to something that needs closer attention.

Why It Gets Noted

Spalling usually has a cause behind it. The most common ones are moisture getting into the material and freeze-thaw cycles working on it over time — water expands when it freezes, and that repeated pressure eventually breaks the surface apart. West Virginia's climate makes freeze-thaw damage particularly common. Other causes include poor original construction, aging, or failed moisture management like improper grading, damaged flashing, or failed caulking.
Where the spalling is located matters. Surface spalling on steps, a retaining wall, or decorative masonry is generally a maintenance issue. Spalling at a foundation wall, structural column, or load-bearing element is worth a closer look — especially if it is occurring near any reinforcing steel inside the concrete, where deeper deterioration can lead to structural concerns. InterNACHI notes that what the inspector observes is the visible surface condition only, not a structural assessment.

How Common Is It

Spalling shows up regularly on older homes in this region. Exterior steps, chimneys, retaining walls, and foundation walls are the most common places to find it.

What Is Generally Recommended

Evaluation by a qualified contractor is recommended. For spalling near structural elements, a masonry professional or structural engineer may be the right call. Any lasting repair typically also needs to address whatever moisture issue is driving the deterioration — otherwise the same problem comes back.

Efflorescence / White Mineral Deposits on Masonry

What It Is

Efflorescence is the white or grayish powdery residue that appears on the surface of brick, concrete block, poured concrete, or mortar. It forms when water moves through masonry, picks up soluble salts from within the material, and carries them to the surface. As the water evaporates, the salts are left behind as a visible deposit.

Why It Gets Noted

Efflorescence itself is not a structural problem, but it is a sign that water is moving through the masonry — and that is worth paying attention to. Repeated moisture cycling can eventually lead to spalling, where the surface of the material begins to break apart. It can also indicate drainage, grading, or waterproofing issues that are allowing water to work against the material over time.
One thing worth knowing: efflorescence is sometimes mistaken for mold. Pinched between your fingers, efflorescence will turn to powder — mold will not. If you are unsure which you are looking at, have it evaluated before assuming either way.

How Common Is It

Efflorescence is very common, particularly on foundation walls, basement block walls, retaining walls, and chimney masonry. It shows up frequently in older homes and in areas with high moisture exposure.

What Is Generally Recommended

Monitoring and evaluation are recommended. In many cases the deposit itself can be cleaned, but the more important step is identifying and correcting the moisture source driving it. A qualified contractor can assess whether the underlying cause needs to be addressed and whether any related deterioration has occurred.