Table of Contents

Why Crumbling Home Foundations Are Such an Epidemic in Massachusetts

When we buy a home, we take on the responsibility of maintaining both a building (or two or three) as well as the surrounding property. Most homeowners are all too familiar with issues like leaky pipes, drainage issues, aging roofs, and the constant need to maintain one’s lawn.

However, homeowners may not always think about what’s happening right below their feet in their home’s foundation.

Although foundations are built to last, older foundations made of concrete may be suffering from structural issues due to a particularly problematic mineral known as pyrrhotite.

Wondering what you qualify for? Two minutes, no pressure.

Set up a quick chat

Understanding the Scourge of Pyrrhotite

According to the American Geosciences Institute, “pyrite and pyrrhotite are minerals known as iron sulfides. When iron sulfides are exposed to water and oxygen, a series of chemical reactions break down the iron sulfides and forms new minerals called sulfates.”

These sulfates are larger on a molecular level than the original iron sulfides, so they take up more space. As they grow, they push against surrounding rock, causing it to swell or crack. This is similar to what happens when water freezes and expands within cracks in concrete.

As you can imagine, having pyrite and pyrrhotite in your home’s foundation can be dangerous, as these chemical processes will eventually cause your foundation to break and even possibly fail. Damage from pyrrhotite has been documented around the world since the 1950s, but it is becoming a growing problem in New England as concrete foundations that were built decades ago continue to age and a homes crumbling concrete ensues.

The Pyrrhotite Problem in Massachusetts

In 2020, MassLive reported that at least 2,000 homes in Massachusetts have crumbling foundations due to pyrrhotite. The state estimated at the time that the cost to fix all these homes would total $350 million.

Roughly, fixing the problem would cost $150,000 to $250,000 per house.

Seeking to gain a foothold in real estate through Home Ownership?

Unlock youR Home Ownership Aptitude Score®
for free HERE

Since most people don’t have hundreds of thousands of dollars lying around, homeowners have been advocating for help for the past few years, as the issue originates from a tainted source of concrete that was beyond their control. The state created a task force to help address the issue. Lawmakers have also filed bills to help address the problem, so homeowners won’t have to bear the brunt of the cost.

The Telegram & Gazette reported in March that lawmakers had filed two bills to address the issue: “One that would require all quarries in the state producing aggregate for cement be tested for the presence of pyrrhotite, and a second that would establish a fund to reimburse homeowners for their repair and replacement costs.”

Connecticut, which is also affected by this issue, had already assisted homeowners with 700 crumbling home foundations at the time of the report.

Source: Telegram & Gazette

The reason pyrrhotite is such a significant problem in Massachusetts and surrounding states is that sulfide-bearing rocks are prevalent in the geological makeup of New England. Sulfide-bearing rocks that were quarried and used in cement foundations between 1983 and 2015 ended up in concrete foundations across the region.

The Telegram & Gazette said the main culprit was “tainted aggregate mined in a Willington, Connecticut, quarry and sold by the J.J. Mottes Concrete Co., according to a Connecticut governmental website detailing the problem.”

Areas of Massachusetts Affected by Pyrrhotite Infestation

The Massachusetts Legislature’s Special Commission on this problem published its final report on areas in the state affected by crumbling foundations in 2019. The report is available to download online.

According to the report, homes in the following Massachusetts towns are considered most at risk of pyrrhotite contamination:

Agawam
Belchertown
Brimfield
Brookfield
Charlton
Dudley
East Longmeadow
Hampden
Holland
Longmeadow
Ludlow
Monson
Palmer
Southbridge
Springfield
Sturbridge
Wales
Ware
Warren
Wilbraham

A total of 20,704 residential structures were built in these towns during the timeframe when the tainted aggregate was being used for concrete.

According to the report, homes in the following Massachusetts towns are at moderate risk of pyrrhotite contamination:

Granby
Hardwick
Holyoke
Leicester
New Braintree
North Brookfield
Oxford
South Hadley
Southwick
Spencer
Webster
West Springfield
Westfield

These cities and towns saw a total of 15,846 homes created in the timeframe.

Source: WWLP

The above map has also been circulated amongst news outlets and advocacy groups to help homeowners identify whether they are at risk. According to WWLP, The towns highlighted in yellow are the towns that had been identified as having an affected home through testing or inspection at the time of the survey.

Repairing Foundations Affected by Pyrrhotite

Repairing the concrete foundations of homes affected by pyrrhotite is no simple matter. The complexity of the problem requires special skills and experience to assess the damage, design a repair plan, and execute it. In many cases, a team of professionals with expertise in structural engineering.

Beyond technical expertise, contractors must also understand the different ways that pyrrhotite can affect foundation structures. They must be able to identify areas where pyrrhotite has been present for an extended period as well as those areas most likely to be damaged by its effects over time. Contractors must also identify alternative solutions that may be available given local building codes or environmental regulations.

Once the damage has been assessed and a plan for repairs has been created, contractors must then implement the repair process. This can include anything from replacing foundation walls or footings to installing new concrete mixes with additives that help counteract the effects of pyrrhotite.

Source: Massachusetts Residents Against Crumbling Foundations

In many cases, the home must be raised off the ground and supported by a temporary foundation so that work can be completed. This process requires contractors to have experience with jacks, shoring systems, and other specialized equipment.

Addressing Crumbling Concrete Foundations at a Condominium

The issue of crumbling concrete due to pyrrhotite contamination is not only a problem for individual homeowners. It also poses significant challenges for condominium associations and unit owners.

The Winding Brook Condo Complex

The Winding Brook Condo Complex in Dracut, Massachusetts, is a good example of the difficulties faced by such associations and their members.

According to a July 2024 report by WCVB Channel 5, the complex was grappling with crumbling foundations. This led to significant structural damage and financial burdens for the residents. The Winding Brook Condo Association discovered that several of its foundations contained pyrrhotite. The inspector they hired said it was “among the worst he’s ever seen.”

Due to the problem, residents were concerned that their home values would diminish. The cost of repairs was estimated at $160,000 per condo, about half the value of each unit. This situation highlights the need for effective strategies and solutions tailored to the unique circumstances of condo associations.

Managing the Financial Burden on Condo Associations

One of the primary challenges for condo associations dealing with crumbling concrete is the financial burden of repairs. The cost of addressing pyrrhotite damage can be substantial, often ranging from $150,000 to $250,000 per affected unit.

For condo associations, this can translate into millions of dollars in necessary repairs.

However, according to Frank Lombard CPCU ARM, associations could have some recourse to cover costs through their master insurance policies. While master insurance policies typically do not cover the cost of replacing a defective foundation itself, they may cover other ensuing or “resulting damage” to the rest of the structures.

“Although coverage is not provided for damage “caused by” construction or material defects, like pyrrhotite in the foundation, coverage appears to be extended to any ensuing or resulting damage to the rest of the structures,” says Lombard. “Most often these structures have sustained resulting damages such as bulging floors, cracked walls, windows and doors that don’t open or close properly, and more.”

Financial heads up!

Lombard advises that associations should take a close look at their policies and focus on claiming these “resulting damages.”

Once this “resulting damage” is discovered, most master policies require the association to take “reasonable steps” to prevent further damage to the structures. The only way to do that, apparently, is to raise the structures and replace the defective concrete. The major portion of the $150,000 per unit cost should be considered a covered expense.

Unit owners may also be covered for some of the assessments by the loss assessment coverage. This is provided by their unit owners’ coverage.

Each unit owner may have, or may be able to purchase, ‘loss assessment’ coverage. This coverage may extend to their share of any assessment for damages not covered by the condominium association’s master policy,” says Lombard.

These potential sources of recovery are often ignored or overlooked by media reports and kept from the impacted unit owners and associations.”

Navigating the Logistics of Repairs

Finally, condo associations must also consider the logistical challenges of repairing crumbling foundations. This process is often the same as it is for individual homeowners: It involves raising the building and replacing the defective concrete, which can be disruptive to residents. Associations need to communicate clearly with residents about the repair process and timelines.

Engaging with experienced contractors who understand the specific challenges posed by pyrrhotite is crucial.

As seen in the Winding Brook case, addressing these issues requires a coordinated effort from all stakeholders. It can take a significant amount of time, resources, and funds to complete.

Nonetheless, each condo association has a primary responsibility to residents to maintain the common elements. This responsibility is noted in the condominium’s master deed and or bylaws.

“The association has an obligation to act once it knows there is a problem,” Mr. Lombard says. “They must take reasonable steps to protect the common elements from further damage.”

Getting Help with a Crumbling Foundation

The best way to deal with this problem is to avoid it in the first place.

In the market for a new home? Ensure you hire a licensed inspector to look for pyrrhotite damage before making a purchase. When pyrrhotite damage is detected in the home, you’ll want the existing homeowner to deal with the issue before you buy.

If you’re concerned you have a pyrrhotite issue, the first thing you can do is a visual inspection of your foundation. Cracks in the concrete in your basement or on the outside of your house indicate you have a potential problem. Your next step will be to get a licensed inspector to be sure.

But if you’ve already bought a home with a crumbling foundation …

If you’re already living with a crumbling foundation, you may be entitled to reimbursement for getting it repaired. MassRACF (Massachusetts Residents Against Crumbling Foundations) is dedicated to providing information as well as an application for reimbursement.

You can also call your local town government office to inquire about possible reimbursement.

Massachusetts Residents Against Crumbling Foundations, an advocacy group, created a web page with a list of resources that can also help. These include links to inspection, engineering, and house lifting services, among others.

You can also join the Massachusetts Residents Against Crumbling Foundations Facebook group. You can ask the community questions or receive updates about this issue.

This is a serious problem affecting thousands of Massachusetts homeowners. If you have any questions about pyrrhotite infestation or other dangers to look for when purchasing a new home, reach out to us at GoldCoast Mortgage.

Frank A. Lombard CPCU ARM, ia a licensed Massachusetts property insurance consultant. Frank suggests there may be another potential source for homeowners to recover some of these potential repair costs.

Homeowners insurance policies, while they generally exclude damage to a home “caused by ” defective products, workmanship or materials, appear to extend coverage to other damage to the home which “ensues” or results from a defect. For instance, a defective appliance causes a fire damaging the home, the defective appliance is not covered but the cost to repair resulting damage to the home should be.

It is common for homes with the pyrrhotite problem to experience other damage to the structure.

This is damage which results from the defective foundation lifting or shifting the structure. Bulging floors, cracked walls, windows and doors not opening or closing properly. The cost to repair this resulting damage should be a covered expense.

Homeowners policies include a “Condition” requiring homeowners, once they discover this damage, to take necessary steps to prevent further damage to the home. The cost of these necessary steps is generally considered a covered expense.

Like a defective pipe inside a wall bursting causing water damage. The cost to repair the defective pipe is not covered but the water damage and cost to open and close the wall so the pipe can be repaired and further damage prevented should be considered a covered expense.

With a defective foundation, the only way to prevent further damage to the rest of the home is to raise the structure. Then the defective foundation can be replaced.

While not all older homes are affected by crumbling foundations, there are risks to buying older homes in Massachusetts. Read our article discussing what to watch out for when buying an older home.

The cost of raising the structure should be a covered expense.

The home can’t be lived in during the repair. Most policies cover the additional costs the homeowner incurs for temporary living expenses when the home is damaged by a covered loss and is being repaired.

Instead of making a claim for the defective foundation, claims which most often are denied, homeowners may wish to consider making a claim for the cost to repair any “ensuing damage”. Ensuing damage is what appears to trigger the “necessary steps” condition. The cost of those necessary steps (to prevent further damage) would then become part of the claim. This includes raising the structure to allow for the repalcement of the defective concrete and the additional costs incurred for temporary living quarters.

While he’s “not a website guy” he is an invaluable insurance resource. Frank may be reached at flombard10@gmail.com or 413-531-1138