Can You Improve Brick Before Buying a Home? (Purchase Plus Improvements Guide)
- woody5730
- 22 hours ago
- 6 min read
Updated: 11 hours ago
Purchase Plus Improvements, Curb Appeal, and What Most Buyers Miss
Quick Answer
Yes, in some cases, exterior improvements such as updating outdated brick can be included as part of the home purchase using a Purchase Plus Improvements (PPI) program.
This requires early planning, a defined scope of work, lender approval, and proper timing during the purchase process.
What Is Purchase Plus Improvements?
Purchase Plus Improvements (PPI) is a mortgage structure that allows a buyer to finance approved upgrades as part of the home purchase.
In most cases:
the buyer completes the work after closing
the buyer pays upfront
the lender releases funds after inspection and verification
This is a reimbursement-based structure, not a direct payment to contractors.
Purchase Plus Improvements is a mortgage structure that allows buyers to finance approved upgrades as part of the purchase, with funds released after completion and verification.
When Can Brick Be Improved Using Purchase Plus Improvements?
Brick improvements may be included when:
the brick is structurally sound
the improvement is aesthetic or surface-based
the scope and cost are clearly defined before closing
the lender approves the plan
If these conditions are not met, the work typically becomes a post-purchase project.
One of the most effective ways to update brick in this context is through a controlled brick staining approach, which allows the appearance of the brick to be improved without replacing or covering it.
Why Most Buyers Never Use This
Most buyers do not use PPI programs because:
they are unaware the option exists
timelines are short (often 5–7 business days)
quotes are not prepared early enough
lenders are not engaged at the right time
The limitation is usually timing, not feasibility.
Important Clarification
PPI is not required to improve brick.
Many homeowners complete the same type of transformation:
without financing
after purchase
or as a standalone project
PPI simply allows the improvement to be aligned with the purchase, the financing, and the decision-making process.
Does Curb Appeal Affect Property Value?
Yes.
Curb appeal affects:
first impressions
buyer perception
comparative positioning
These factors influence how a property is evaluated, perceived, and ultimately valued.
Curb appeal influences how a property is perceived, which directly impacts how it is valued and compared in the market.
Homes that appear dated from the street often receive a discount in perception before interior evaluation begins.
Simple ROI Example
If a home is valued at $800,000:
1% = $8,000
2% = $16,000
If improving the exterior costs approximately $5,000 to $10,000, only a modest shift in perception is required for the cost and potential value impact to overlap.
At a relatively low threshold, the numbers begin to justify themselves.
Quick Check Before You Move Forward
If you want to know whether this applies to a specific property, request a quick assessment before moving forward.
Why Timing Matters
There is a key difference between improvements done during purchase and those done afterward.
During purchase:
the cost may be structured into the mortgage
decisions are already being made
financing is already in motion
After closing:
it becomes a separate decision
a separate expense
and often a delayed or abandoned project
The same improvement is easier to execute during the purchase than after it.
How Brick Can Be Updated
Common options include:
Leave the brick as-is
Replace or reconstruct the brick
Apply a uniform surface coating
Use a staining approach that works with the brick
Surface Coating vs Brick Staining
Surface Coating (Often Spray-Applied)
creates a uniform layer
covers both brick and mortar
removes variation and depth
Result:
flat appearance
reduced definition
loss of natural brick character
Once applied, it is difficult to reverse without significant effort.
Brick Staining (Properly Executed)
works with the brick surface
preserves variation
maintains separation between brick and mortar
builds depth
Result:
brick continues to look like brick
appearance is updated without flattening the material
Brick staining changes how the material is perceived without covering it, preserving variation and depth.
Unlike surface coatings, brick staining preserves variation and depth while changing how the material is perceived.
Why Perception Matters More Than Colour
Changing colour alone does not solve the problem.
The key factor is how the material is perceived.
A uniform finish may change colour, but it does not improve how the brick is read by the eye.
Perception is what buyers respond to, what the market reflects, and what valuation is influenced by.
Cost Comparison
Compared to replacement or reconstruction:
staining avoids structural disruption
reduces complexity
significantly lowers cost
In many cases, the difference is substantial, not marginal.
Where This Creates Opportunity
When understood early, this allows a buyer to:
identify properties with visual limitations
purchase below perceived potential
improve strategically
reposition the property immediately
Who This Applies To
This applies to:
buyers evaluating a property
sellers preparing for market
realtors advising clients
mortgage professionals structuring financing
This is often overlooked, yet directly affects how a property is perceived and positioned.
What To Do Next
Before finalizing a purchase:
identify whether the exterior limits the property
define the improvement
obtain a quote
confirm lender treatment
Timing determines whether this is possible.
Final Takeaway
You do not always need a different property.
Sometimes you need a different plan before you buy it.
Next Step
If you are evaluating a home where the brick affects how it presents, the most useful next step is to have it reviewed before decisions are finalized.
Provide:
the listing
exterior photos
your intended outcome
This allows for:
an assessment of whether the brick is a suitable candidate
clarity on the approach that avoids a flat, uniform finish
an understanding of how it could be structured within your specific situation
This is not about committing to a project. It is about understanding what is possible while timing still allows it.
Frequently Asked Questions
These are the most common questions buyers ask when considering improving brick during the purchase process.
Can you improve brick before buying a home?
Yes. In some cases, brick can be improved as part of the purchase using a Purchase Plus Improvements program. This requires planning during the conditional period, along with a defined scope of work and lender approval before closing.
What is a Purchase Plus Improvements program?
Purchase Plus Improvements is a mortgage structure that allows buyers to finance approved upgrades as part of the home purchase. The buyer typically completes the work after closing and is reimbursed once the work is verified.
Do you need cash upfront for Purchase Plus Improvements?
Yes. In most cases, the buyer pays for the work upfront and is reimbursed by the lender after completion and inspection. This is an important detail that is often overlooked.
Does improving brick increase property value?
Improving brick can increase how a property is perceived, which directly affects how it is compared to other homes. Even small improvements in curb appeal can influence buyer interest and market positioning.
What is the best way to update brick without replacing it?
One of the most effective ways is a controlled brick staining approach. This allows the appearance of the brick to be improved while preserving its natural character, rather than covering it.
What is the difference between brick staining and painting?
Brick staining works with the brick, allowing it to retain variation and texture. Painting or surface coatings create a uniform layer that can flatten the appearance and cover the natural character of the brick.
Important: If the brick has already been painted, there are specialized restoration methods that can recreate the look of natural, full-range brick without replacing it. These approaches are designed to reverse the flat, uniform appearance and bring back depth and variation.
What does a proper brick transformation look like?
A proper transformation improves the overall tone while maintaining variation and keeping the mortar clearly visible. The goal is to enhance the brick, not cover it or make it look uniform.
Can brick staining be reversed?
Brick staining is designed to be a permanent treatment that penetrates the surface. It does not sit on top like paint, but it is not intended to be reversed.
Is this something realtors and lenders are familiar with?
They should be. Purchase Plus Improvements programs are well established, but not always proactively discussed. If it is not being brought up, it is often because of timing or lack of coordination during the purchase process.
When do you need to start planning this?
As early as possible. Most approvals happen during the conditional period, which is often only a few days. Waiting too long can eliminate the opportunity entirely.
Comments