BEHR® Masonry, Stucco & Brick Paint - Flat No. 270

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A high-quality, flat acrylic latex paint with excellent hiding properties. This int/ext, self-priming, mildew resistant finish also provides excellent adhesion & water repellency on properly prepared int/ext smooth, rough & textured masonry, stucco & brick surfaces. This water-based formula is designed to accentuate all textured surfaces while achieving a natural look. It is alkali-resistant, easy to apply, lasts 20 yrs. in all climatic conditions and cleans up with soap & water.

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Flat Finish
Best for use in
Properly prepared Interior or Exterior vertical surfaces as: Stucco, Masonry, Concrete, Concrete Block and Brick as well as adjacent Wood and Metal.
250-400 Sq. Ft Coverage per Gallon

Read important application instructions to ensure optimum paint performance.

Technical Data Sheets

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Safety Data Sheets

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Product Usage

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2-3 HR Dry Time 
4 HR Recoat Time

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250-400 Sq. Ft 
Coverage per Gallon

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Spread Rate:
Rough: 23-28 m2
Smooth: 37 m2

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Soap & Water

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from Freezing

Where to UseBlank space if empty.

Properly prepared Interior or Exterior vertical surfaces such as: Stucco, Masonry, Concrete, Concrete Block and Brick as well as adjacent Wood and Metal. Not for use on horizontal surfaces subject to foot traffic.

Usage SummaryBlank space if empty.
PreparationBlank space if empty.

Proper surface preparation is required.

  • Allow new stucco and masonry to cure for 30 days before painting.
  • Remove all loose, peeling paint. Powerwash to remove chalk. Remove dirt and grease with a product such as BEHR PREMIUM® NO. 990 Concrete & Masonry Degreaser & Cleaner.
  • Remove mildew stains with a mildew stain removing product.
  • On galvanized metal, use a diluted solution of a product such as BEHR PREMIUM NO. 991 Concrete & Masonry Cleaner & Etcher to prepare the surface. Follow all label instructions. Rinse thoroughly and allow a minimum of 24 hours to dry.
  • Cracks and gaps wider than 1/16" (1.5 mm) should be routed open, dusted and patched with a quality patching compound. Use an acrylic caulk around windows, doors and trim. Scuff sand glossy surfaces.
  • If chalk remains on the surface, prime with a product such as BEHR PREMIUM PLUS® NO. 436 Exterior Multi-Surface Primer & Sealer.
  • Prime all patched areas as well as adjacent wood and metal surfaces.
  • If previously sealed or coated, check manufacturer's specifications before painting.
ApplicationBlank space if empty.
  • Intermix all cans of same product to ensure color uniformity. Stir paint before and occasionally during application.
  • Use product when air and surface temperature are 50-90˚F (10-32˚C). Do not use if rain or heavy dew is expected within 24 hours.
  • Apply using a high quality 3/4"-1" nap roller, nylon/polyester brush or airless sprayer (.015"-.017" spray tip).
  • Apply a second coat, if necessary. Maintain a wet edge to avoid lap marks.
  • Do not re-spread or re-work paint.
Dry TimeBlank space if empty.
  • Longer dry time required in cooler temperatures and higher humidity.
  • After two weeks, cured paint film may be cleaned with a mild, non-abrasive liquid detergent.
DisposalBlank space if empty.
  • Properly dispose of all soiled rags.
  • For disposal of empty containers and unused product contact your household refuse collection service.

Read Application Instructions

LIMITED WARRANTYBlank space if empty.

Behr Process Corporation warrants to you, the original residential consumer purchaser, the performance of this product as described on this label for 20 years from the date of purchase. THIS WARRANTY IS NOT VALID WHEN THE PRODUCT IS NOT PROPERLY APPLIED TO A PROPERLY PREPARED, VERTICAL SURFACE OR CARED FOR IN ACCORDANCE WITH THE LABEL DIRECTIONS.  This warranty is not transferable. If this product is found not to perform as specified on the label during the warranty period, Behr Process Corporation will, at its option and upon presentation of proof-of-purchase (the original receipt), either furnish an equivalent amount of new product or refund the original purchase price of this product to you. This warranty excludes (1) labor and costs of labor for the application or removal of any product, and (2) any incidental or consequential damages, whether based on breach of express or implied warranty, negligence, strict liability or any other legal theory. Some states do not allow the exclusion or limitation of incidental or consequential damages, so the above limitation or exclusion may not apply to you. This warranty gives you specific legal rights and you may also have other rights, which vary from state to state. Note to residents of the State of New Jersey: The provisions of this warranty, including its limitations, are intended to apply to the fullest extent permitted by the laws of the State of New Jersey.  To obtain warranty service, call 1-800-854-0133.  Behr Process Corporation reserves the right to inspect any and all application of the product prior to processing your claim made under this warranty.

Read Warranty Information

BEHR® Masonry, Stucco & Brick Paint - Flat is rated 4.8 out of 5 by 132.
Rated 5 out of 5 by from Great coverage and color! So easy to use. The coverage is amazing! Works great with a sponge roller and sprayer! It only took 1 coat and there were several touchy / cracked areas to fill!
Date published: 2020-05-03
Rated 5 out of 5 by from Love the brick coverage I just put this on my house. I love the coverage on the old red brick. It made my house look fresh.
Date published: 2020-04-27
Rated 1 out of 5 by from Yellow streaks Purchased begining of April 2020. 4/19 Prepped, patched & cleaned stucco retaining wall per instructions. 4/22 Applied flat white BEHR MS-31. Stirred paint thourohly using drill assisted wand. White paint went on easily/ uniformly with rough nap roller. Approx. 30 hrs. dry time, rain on 4/24. Yellow/ rust colored streaks appeared. What is best solution? Scrub clean? repaint? Both?
Date published: 2020-04-25
Rated 5 out of 5 by from Coverage and brightness I just finished painting the basement walls with the masonry paint and what a difference. It turned a gloomy washroom into a bright cheery room. I bought a five gallon pail but turns out that I probably only needed a gallon and a half. I will use the remaining in my garage.
Date published: 2020-02-15
Rated 2 out of 5 by from Not Happy Summer of 2019 I painted my exterior foundation blocks with this paint. The blocks were properly cleaned and sealed with a recommended sealer from Home Depot. The job turned out nice with a clay color foundation. In November during cold weather, I noticed the color getting lighter. Now it is January less than 7 months after applying and the color has became very light with a pink tint to it. I live in Pennsylvania.Not very happy.
Date published: 2020-02-04
Rated 5 out of 5 by from Great paint Good coverage. Not too thin. Not too thick.It's just right.
Date published: 2019-12-16
Rated 5 out of 5 by from Great paint Good coverage. Not too thin. Not too thick.It's just right.
Date published: 2019-12-16
Rated 5 out of 5 by from Amazing product Amazing coverage on my brick fireplace love how it looks great value for the price
Date published: 2019-11-25
Rated 5 out of 5 by from Amazing product Amazing coverage on my brick fireplace love how it looks great value for the price
Date published: 2019-11-25
Rated 5 out of 5 by from covers well Did the trick,covered up all discolorations on my brick
Date published: 2019-10-01
Rated 5 out of 5 by from I use it on my deck I bought it to rehabilitate my deck and it wast a success
Date published: 2019-09-22
Rated 5 out of 5 by from Great coverage I bought this paint to DIY paint my exterior ranch home. I’ve used it in a sprayer, roller, and brush and am very impressed with its coverage. It does need a second coat in areas where I rolled it, but the spray application (with some back rolling) looked great in one pass-through.
Date published: 2019-09-08
Rated 5 out of 5 by from Beautiful finish Used this to cover red brick fireplace. Came out beautiful looks crisp and fresh.
Date published: 2019-09-07
Rated 4 out of 5 by from Works well on cement walls Bought a month ago and very happy with the results
Date published: 2019-09-06
Rated 5 out of 5 by from Great finish Great quality finish and went on easy and fast. Great product.
Date published: 2019-09-06
Rated 5 out of 5 by from Great Coverage!! Loved It!! It covered our whole building in one coat!! The building really needed it too!! We use 17 gallons to cover our building!! Went on easy and dried quickly!!
Date published: 2019-09-06
Rated 5 out of 5 by from Excellent coverage I bought and applied this paint a month ago. It provided great coverage and greatly enhanced the look of the foundation
Date published: 2019-09-05
Rated 5 out of 5 by from Great exterior paint! Nice coverage but better to roll instead of spraying. Very pleased with end result. Painters were able to use this paint with ease and dried quickly.
Date published: 2019-09-05
Rated 5 out of 5 by from Outstanding masonry paint I repaired the stucco on block walls around my yard and painted them with Behr masonry paint. It worked well in my paint gun without clogging up. Great coverage too.
Date published: 2019-09-05
Rated 5 out of 5 by from Excellent results! Purchased to cover a cinder block wall. Excellent workability and coverage with off-white over the gray block. Even mostly critical neighbor was happy with the results.
Date published: 2019-09-04
Rated 5 out of 5 by from Absolutely Great product! I have used paint before. Several competetiors paints, but had never used masonry paint. This exceeded our expectations. Our surface was chipping, was rough, and is prone to growing mold. This paint went on so well. Nice, and thick, not super thin. No overwhelming smell. This is a wonderful product.
Date published: 2019-09-04
Rated 4 out of 5 by from Nice clean finish and look. I purchased this product a day before I had a driveway installed. I painted the sections of the foundation that would touch the driveway about 12 hours before installation just so I didn't get any splatter and the new asphalt. Dried quickly and worked perfectly.
Date published: 2019-09-04
Rated 5 out of 5 by from Highly recommended We purchased our home around 3 years ago. Just getting around to painting the exterior and this paint worked out amazingly.
Date published: 2019-09-04
Rated 5 out of 5 by from fence painting I purchased paint recently to refresh paint on my rear yard perimeter fence. It was originally painted brown and the new color is redwood. The 60 foot fence is beautiful and makes my backyard looks beautiful. Great paint!!!!!!
Date published: 2019-09-04
Rated 5 out of 5 by from Easy to use This is my first time I have use this product, seems to have good cover and easy to use. I will use Is product in the future.
Date published: 2019-09-04
Rated 5 out of 5 by from Great paint! I have been use BERH paint for a long time. I really like BERH products. Good quality and more color choices.
Date published: 2019-08-31
Rated 5 out of 5 by from Makes my ugly tan wormy brick look beautiful! We are in the process of painting our brick home. We have almost finished the entirety of the back of the house (we're doing one side at a time since we are doing this in our free time), and we are loving this paint! It has great adhesion, wonderful coverage, and we're so happy with the really beautiful gray/blue color we picked. The texture of the brick is a challenge, as the brick is the kind that has sort of a texture that looks like little worms in the brick. We're so happy that this new fresh color is helping the house look beautiful to us, rather than dirty and, well, wormy. We have been very pleased with this paint. I will likely come back and edit this post with pictures once we have finished the whole house.
Date published: 2019-08-14
Rated 5 out of 5 by from goes on easy the best paint I used, I will always use the paint in the future
Date published: 2019-08-09
Rated 5 out of 5 by from Cover Great We have a pretty large retaining wall on the side of our driveway. It had a brown tone color on it that was chipping away. We scraped it down then applied Behr Masonry Stucco and Brick Paint. It covered like a champ, we were even using a lighter color then what was originally on the wall, one coat and it was done! We really like using Behr products for all our home DIY painting projects. Thanks Behr!
Date published: 2019-08-08
Rated 4 out of 5 by from Great blanket I bought a month age and the bricks I painted came out great!
Date published: 2019-08-08
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