If you’re thinking about buying an older brick home in Detroit — especially a foreclosure — one of the biggest questions is: “How much will the repairs actually cost?” Brick houses have beautiful character and long lifespans, but the repair bills can vary widely depending on what needs fixing. In this guide, we break down the real numbers so you can budget smarter before making an offer.
🧱 Why Brick Homes Are Popular in Detroit
Detroit has many historic brick homes built in the early 1900s–1950s. The reasons these homes are appealing include:
- Durability — Brick can last for generations.
- Energy efficiency — Thick walls help with insulation.
- Style — Unique architectural details that buyers love.
But older brick also means older systems — and that gets expensive if you’re not prepared.
🔍 Main Cost Drivers When Fixing a Brick Home
Here’s a breakdown of the biggest expense categories you’ll run into:
🧰 1. Structural & Foundation Repairs
Cost Range: $2,000 – $15,000+
Cracks in the foundation or bowing walls are common in older Detroit homes. Minor cracks might be cosmetic, but bigger ones require a structural engineer and foundation repair team — and that adds up fast.
🧱 2. Brickwork & Tuckpointing
Cost Range: $4 – $25 per square foot
Brick doesn’t go bad like wood, but the mortar between bricks can crumble. Tuckpointing (replacing the mortar) restores strength and waterproofing. For a typical house, that’s often $4,000–$12,000 depending on how extensive the issue is.
💧 3. Water Damage & Moisture Control
Cost Range: $500 – $8,000+
Old brick homes often have:
- Leaky gutters
- Missing flashing
- Poor drainage
Fixing these could be a simple gutter install or a big job like re-grading the yard and sealing basement walls.
🪟 4. Windows & Doors
Cost Range: $300 – $750 per window replacement
Original single-pane windows look great — but they leak heat. Replacing 10 windows could cost $3,000–$7,500 depending on quality and style.
🏠 5. Roof Repair or Replacement
Cost Range: $5,000 – $12,000+
Roof age is one of the biggest factors in your total project cost. A new roof protects your restored brickwork and prevents interior damage.
⚡ 6. Electrical, Plumbing, HVAC
Cost Range: $1,500 – $15,000+ per system
Homes built before the 1950s often have outdated wiring or pipes. Bringing systems up to code is not cheap, but it’s essential.
🧮 Typical Total Costs for Fixing a Detroit Brick Home
Here are common scenarios with ballpark prices:
🟡 Minor Cosmetic Rehab
For houses in decent shape with only superficial issues:
✅ Fresh paint
✅ New flooring
✅ Minor tuckpointing
✅ Updated fixtures
Estimated Total: $8,000 – $25,000
🟠 Mid-Level Renovation
For houses with some structural, moisture, and system upgrades:
✅ Roof repair
✅ Foundation cracks stabilized
✅ Tuckpointing entire facade
✅ Window replacements
Estimated Total: $25,000 – $60,000
🔴 Full Rehab (Older or Distressed Homes)
For foreclosures with major issues:
✅ Full mechanical upgrades (plumbing, electrical, HVAC)
✅ Full exterior restoration
✅ Kitchen + bathroom rebuilds
✅ Basement rehab
Estimated Total: $60,000 – $150,000+
🛠️ Tips to Save Money Without Sacrificing Quality
✅ Get multiple quotes — prices vary wildly between contractors.
✅ Scope out roofing first — a solid roof prevents future wall and foundation problems.
✅ Phase the work — start with essentials and tackle upgrades over time.
✅ Check for city programs — Detroit has rehab assistance and grants for qualified buyers.
✅ Inspect before you buy — always hire a professional inspector familiar with brick homes.
🧾 Inspection Checklist for Brick Houses
Before you write an offer, make sure your inspector checks:
- Brick & mortar condition
- Roof age & integrity
- Foundation cracks
- Water intrusion signs
- Window and door seals
- Electrical panel capacity
- Plumbing material and leaks
Early identification helps you negotiate a better price or plan your renovation budget more accurately.
🏁 Final Thoughts
Fixing a brick home in Detroit can be a rewarding investment — but it’s different from cosmetic-only homes. The style, structure, and age all play into costs. On average, you’re likely to spend between $25,000 and $75,000 for a solid rehab — and possibly more for major structural work.
Doing your homework before buying makes you a smarter negotiator and helps you protect your budget. With a realistic plan and good contractors, a Detroit brick home can become a beautiful and profitable property.