Masonry General Building Exterior

Masonry General Building Exterior: Definition and Overview

In the context of commercial mortgages and property underwriting, a Masonry General Building Exterior refers to a construction classification where the exterior walls are primarily composed of individual units laid in and bound together by mortar. This typically involves durable materials such as brick, stone, concrete masonry units (CMU), or clay tiles. For a property to be classified under this category, these masonry elements must serve as the primary structural support or the significant protective veneer of the building's envelope.

Detailed Description and Importance in Commercial Lending

When lenders evaluate a commercial mortgage application, the exterior construction material is a critical factor in determining the Physical Condition Assessment (PCA) and the overall risk profile of the asset. A masonry exterior is generally viewed favorably due to its longevity and resistance to environmental hazards.

The primary components and characteristics of a Masonry General Building Exterior include:

• Structural Integrity: Masonry is known for its high compressive strength. In many commercial buildings, these walls are "load-bearing," meaning they support the weight of the floors and roof above.
• Fire Resistance: Masonry materials are non-combustible. This classification often leads to lower property insurance premiums, which improves the building's Net Operating Income (NOI) and Debt Service Coverage Ratio (DSCR).
• Thermal Mass: Masonry provides high thermal mass, which helps in regulating internal temperatures. This contributes to energy efficiency, reducing long-term utility costs for the property owner.
• Low Maintenance Requirements: Unlike wood, metal, or EIFS (Synthetic Stucco), masonry does not rot, rust, or require frequent painting. This reduces the Capital Expenditure (CapEx) reserves required by the lender.

Common Types of Masonry used in Commercial Structures

Lenders and appraisers specifically look for the following material types during the due diligence phase of a commercial mortgage:

• Brick Veneer: A layer of brick used for aesthetic and protective purposes, anchored to a structural frame.
• Concrete Block (CMU): Standard in industrial and retail "big box" properties, offering maximum durability and security.
• Natural Stone: Often found in "Class A" office buildings or high-end hospitality assets, used to denote luxury and permanence.
• Reinforced Masonry: Masonry walls that include steel rebar and grout to provide additional strength against seismic activity or high winds.

Underwriting Considerations

While masonry is highly durable, lenders will inspect for specific signs of deterioration that could impact the loan's security. This includes spalling (chipping of the stone or brick), efflorescence (salt deposits indicating moisture issues), and the condition of the mortar joints. If the mortar is crumbling, a lender may require tuck-pointing as a condition of the loan to ensure the building remains watertight and structurally sound over the life of the mortgage.