You may have heard the words “Crumbling Concrete” – but what does that mean? Many Realtors in Connecticut and certain parts of Massachusetts are talking more and more about crumbling concrete. But what exactly is it and how do you know if your home, or the home you’re looking to sell or purchase, is affected? While we are still learning about it, this blog may help you understand more and answer some of your questions.
What is it?
It all stems from a material called pyrrhotite – which is an iron sulfide mineral. When mixed with water and oxygen it begins a slow degradation process that expands and cracks the concrete. When it cracks, this allows water to get in which makes the cracking worse.
Where was it found?
This material was traced back to a quarry in Willington, CT. and was used for homes built between 1985 – 2015. The process of crumbling takes about 15 – 20 years.
There is a possibility of a quarry in MA that may have been used, but so far there is no public information on this.
What towns in MA are affected?
While we don’t know every single town that could possibly be affected, currently we know that Monson, Wales, Holland, Grafton, East Longmeadow, Charlton, Spencer, E. Brookfield, Brookfield, Sturbridge, Oakham, Barre, Rutland, Holden, Ashburnham & most of Hampden county. It is estimated around 2,000 homes in MA are affected.
What does this mean for sellers/buyers of homes?
This becomes a major issue when trying to buy or sell your home. No bank will cover a mortgage on a crumbling foundation, so this limits buyers. Without repair, homes would become uninhabitable. The cost to fix/replace the foundation can often range between $150k - $250k.
What is being done?
Bills are being presented to the state to assist homeowners. One bill would begin quarry testing standards and allow homes to be scanned for pyrrhotite. Lawmakers and lobbyists are still hashing out the details on everything from how programs would work, how much it would cost, and how the state of MA would pay for it. However, it could take years for all of this to come to fruition.
What to look out for?
Your biggest concern should be spider cracking in your foundation. Spider cracking are lines that go every which way. Horizontal lines are never a good sign and may indicate a problem. However, vertical single cracks, without spider cracking, are generally NOT an issue and usually occur from natural settling of a home.
Is there testing available?
YES!
While a home inspector isn’t your best bet on for figuring out if you truly have pyrrohite in your foundation – they can definitely flag the issue if they notice it and recommend further review by someone who specializes in the field.
A visual test by a structural engineer can be done, if they determine it’s pyrrhotite then the process of a new foundation likely needs to begin. If deterioration hasn’t occurred, a core test would be needed. This is where they drill into the foundation and take a sample of the foundation. On average it costs $1500 for the analysis alone – not including the coring. Fortunately, MA has reimbursement of 75% for coring up to $5k.
What else can I do?
When looking to buy or sell your home, it’s always best to work with a licensed professional. Find a Realtor you can trust and let them guide you.
For more information, resources, and the most up to date information, check out www.massracf.com.
