Are you choosing the right masonry paint? Or will just any exterior paint do?
Do you know what kind of primer your stucco, block wall, or tilt-up concrete actually needs to make that paint last?
In this article, we'll walk you through exactly how professional painters choose the right primers and paint for different masonry surfaces and why using the wrong combo can cost you time, money, and curb appeal.
Whether you own a home with EIFS siding or manage a commercial property with CMU block, we'll show you which systems actually work, backed by over two decades of hands-on experience and trusted product lines.
Here's what we will cover:
When it comes to painting exterior masonry, the product you choose has to perform (as well as look good). From weather exposure to surface porosity, masonry presents unique challenges that standard exterior paint can't handle on its own.
A quality masonry paint application starts with the right primer. Choosing the right primer sets up the entire project for better longevity and performance.
These are the most common masonry surfaces seen in both residential and commercial buildings:
Each of these surfaces is similar, but may behave differently when it comes to paint. This is where having a professional help guide you to making the right choice is critical.
Masonry primers have the unique job of preparing a surface that is essentially full of holes and has the potential to soak up all of your paint. These primers can bridge those holes so the paint can shine and protect the underlying surface from environmental damage.
These are some of our preferred products for preparing masonry surfaces:
Once the surface is primed, the final topcoat of masonry paint provides protection, weather resistance, and aesthetic finish. These are the coatings we most often use, based on surface type and project needs:
Pro Tip: The right topcoat depends on the surface, environment, and performance expectations, as well as your budget.
| Product Name | Type | Primary Use | Notes |
| Loxon® Acrylic Conditioner | Primer/Sealer | Balances surface porosity before painting | Often used on CMU or highly absorbent surfaces |
| Loxon® Concrete & Masonry Primer/Sealer | Primer | Improves adhesion on smooth or sealed surfaces | Ideal for tilt-up concrete and uncoated stucco |
| Loxon® Block Surfacer | Surfacer | Fill voids and even texture on rough CMU block | Creates a more uniform finish before topcoating |
| Loxon® XP Waterproofing Masonry Coating | Topcoat | Breathable waterproof finish for masonry surfaces | Good flexibility and rain resistance. Can be self-priming. |
| Loxon® Self-Cleaning Acrylic Coating | Topcoat | Long-lasting finish that stays cleaner over time | Best for high-visibility commercial buildings |
| Sherlastic™ Elastomeric Coating | Topcoat | Flexible coating that bridges cracks | Often topcoated with flat acrylic paint for washability |
| A-100® Exterior Acrylic | Topcoat (Basic) | Entry-level paint option for low-exposure areas | Less durable, used when budget is a main concern |
Starting with masonry paint and primers will set your project up for success. You'll have longer-lasting results and protect the surface from weather and exposure.
Here are just some of the additional benefits:
Acrylic-based masonry paints are popular due to their versatility and ease of use. They are suitable for various surfaces, including brick, concrete, and stucco.
Key Features:
– Quick Drying: Dries to the touch within a few hours, allowing for faster project completion.
– Ease of Application: Can be applied with a brush, roller, or spray.
– Eco-Friendly: Water-based and low in VOCs (Volatile Organic Compounds), making them safer for the environment and your health.
Elastomeric masonry paints have unique properties that make them an excellent choice for surfaces that experience significant movement or stress.
Key Features:
– Flexibility: Can stretch and return to their original shape without cracking. This is particularly useful for surfaces that expand and contract with temperature changes.
– Waterproofing: Forms a thick, rubber-like coating that seals out water and moisture, protecting the underlying masonry from damage.
– Long-Lasting: Provides a durable finish that can withstand harsh weather conditions, making it ideal for exterior applications.
Choosing the right type of masonry paint depends on your specific needs. Acrylic-based paints offer ease of use and a range of colors, while elastomeric paints provide superior flexibility and waterproofing. Both types offer durability and protection, ensuring your masonry surfaces look great and last longer.
Next, we’ll dive into how to choose the right masonry paint for different surfaces like concrete, stone, and stucco.
There's no single masonry paint that works for every surface. The right choice depends on the material, how it behaves, and what it's exposed to. Professional painters build systems around these details.
On surfaces like CMU block, the paint can soak in unevenly without the right prep. That's why we often start with a block surfacer or masonry primer, then follow up with a top-performing masonry paint like Loxon XP that resists moisture and wear.
Smooth concrete tilt-up walls need help with adhesion. They don't absorb paint well, so a specialized masonry primer/sealer is critical before applying a topcoat. Here, durability matters more than flexibility, and we often recommend self-cleaning masonry coatings for longer-term results.
For stucco exteriors, flexibility is key. Stucco naturally develops small cracks over time, and the right masonry paint must flex with the surface. We often use elastomeric coatings like Sherlastic, sometimes topcoated for better washability.
EIFS (synthetic stucco systems) call for breathable coatings. These surfaces manage moisture differently, so you need a masonry paint that allows vapor out while also keeping rainwater from getting in. That's where products like Loxon® XP stand out.
Brick can be tricky because it's highly porous but also sensitive to trapped moisture. The right masonry paint for brick allows vapor to escape while protecting against rain and weather. In many cases, we recommend breathable acrylic or elastomeric coatings applied over a compatible masonry primer.
Whether it's a residential wall or a commercial façade, choosing the right masonry paint starts with the surface. A professional system ensures that the paint does what it's supposed to: protect, perform, and last.
Before any masonry paint is applied, the surface has to be properly prepared. This step is critical for long-term adhesion, consistent appearance, and maximum durability, and it’s often where DIY jobs fall short. Professional painters follow a streamlined, surface-specific process to ensure the coating system performs as designed.
Every job begins with a thorough cleaning, typically using commercial-grade pressure-washing equipment. This removes dirt, loose material, chalking, and environmental buildup that can interfere with adhesion.
At the same time, the surface is inspected for moisture issues, cracks, or previous coating failures. If the substrate has trapped moisture, paint can blister or peel prematurely. We test moisture levels to ensure the surface is ready before applying anything.
Minor cracks, failing joints, or deteriorated areas are addressed before priming. On stucco or EIFS, hairline cracks are often left to be bridged by elastomeric coatings. On CMU or concrete, gaps or damage may be patched or caulked as needed.
If the surface is highly porous or uneven, it may require a block filler or surfacer to smooth things out and prevent over-absorption of the masonry paint.
This is where the product system really begins. Primer is chosen based on both the surface type and condition, not just the brand of paint. For example:
A CMU wall may be pre-treated with an acrylic conditioner, followed by a block surfacer
A concrete tilt-up may require a masonry primer/sealer to ensure proper adhesion
Previously coated stucco might need spot-priming or full priming, depending on chalking and absorption
Skipping this step or using a general-purpose primer is one of the biggest causes of early coating failure.
Once the prep is complete, the success of any masonry paint job comes down to how the product is applied. Professional painters choose application methods based on surface type, product requirements, and efficiency, not just convenience.
For large masonry surfaces like tilt-up concrete or CMU block, airless spray equipment is often used to speed up coverage and ensure consistent film build. But spraying alone isn’t enough.
Back-rolling (rolling over the sprayed area while it’s still wet) is critical. It helps push the paint into textured or porous surfaces and ensures a strong bond.
Rolling is often used on medium-sized surfaces like stucco walls, parapets, or fascia areas. It provides even coverage and better control around edges and architectural features.
A 3/8” to 3/4” nap roller is typically used, depending on surface texture and coating thickness.
Brush application is used for cut-ins, trim, joints, and tight areas where sprayers or rollers can’t reach. It’s also useful when working around windows, fixtures, or decorative masonry details.
Every masonry surface absorbs differently and soaks up more than traditional siding. Here’s a general idea of coverage rates for masonry coatings:
Conditioners/Primers: ~250–300 sq ft per gallon
Topcoats (XP, Sherlastic, Self-Cleaning Acrylic): ~150–250 sq ft per gallon, depending on texture and porosity
Block surfacers or fillers: ~100–150 sq ft per gallon
🎯 Professional teams will calculate exact coverage based on field conditions and adjust the application method accordingly.
Most professional-grade masonry coatings are dry to the touch in 2–4 hours, and ready for a second coat after 8–12 hours under normal conditions (70°F, 50% humidity).
However, weather, sun exposure, and air movement can affect those times, which is why experienced crews always follow product data sheets.
Masonry paint isn’t something you roll on like interior paint. The surface, product, method, and conditions all work together to create a finish that lasts, and getting it wrong can mean doing it again in half the time.
Masonry paint is specially formulated for exterior surfaces like stucco, CMU block, concrete, brick, and EIFS, where standard paints fail due to moisture, expansion, and surface porosity.
Unlike conventional paint, masonry paint is part of a coating system, often including primers, conditioners, or surfacers, that ensures long-term adhesion, flexibility, and weather resistance.
Not exactly. While both are designed for exterior surfaces, the term “masonry paint” refers to a broader category that includes coatings for stucco, block, EIFS, brick, and concrete.
Concrete paint is typically used on horizontal or smooth concrete surfaces (like garage floors or sidewalks), and often contains different binders or additives.
Professional-grade masonry coatings like Loxon XP or Sherlastic are formulated specifically for vertical surfaces and textured substrates, and offer breathability, waterproofing, and crack-bridging properties not found in most concrete paints.
Avoid using masonry paint when:
The surface has been sealed with a water repellent. Paint won’t adhere properly.
Moisture is still present in the surface. It can cause blistering, peeling, or complete coating failure.
You're applying over soft, dirt-holding elastomerics without proper cleaning or topcoating.
Pro tip: Masonry paint won’t fix poor surface prep. If the surface is dirty, chalky, or damaged, even the best coating will fail.
Always test for moisture and porosity before applying. If water beads on the surface or you spot condensation under a taped plastic square, it’s not ready for paint.
Getting the right results with masonry paint starts with the right system. One that’s built around the surface you’re working with, not just the color you want.
You’ve seen how surface type, condition, and product selection all factor into a finish that holds up over time. The primer matters. So does the topcoat. And it all has to be applied correctly to perform the way it should.
If you're planning a repaint or new project and want it done the right way, we can help. Our team works with CMU, stucco, tilt-up, and EIFS surfaces regularly, and we build each paint system based on what the job actually needs.
Roe Painting has been trusted for over 25 years by property managers, business owners, and homeowners who want more than a quick coat of paint. Let’s talk about what your surface needs to last.
Request a complimentary quote or dive into our article "Is Your Stucco Cracking or Fading? Here's How Painting Can Help."