Crumbling Foundations in Connecticut: What Home Buyers Should Check

Quick answer: Crumbling foundations in Connecticut are caused by pyrrhotite, a mineral in concrete traced to a quarry that supplied J.J. Mottes Concrete Company in Stafford Springs. State programs focus on homes built from 1983 through 2015 within 20 miles of Mottes, and the Capitol Region Council of Governments (CRCOG) map lists 21 towns as affected, including Manchester, Vernon, South Windsor, East Hartford and Glastonbury. If you are buying a home from that era in that area, plan on a foundation inspection by a licensed professional engineer, and know that CFSIC, the captive insurance company set up to help with crumbling foundations, caps concrete work at $205,000 per home and stops taking applications after June 30, 2030.

I'm Rachel Natal, a Realtor with Real Broker LLC, licensed in Connecticut and Massachusetts. In parts of Hartford and Tolland counties, this issue is real, and it is also manageable when you know the steps. This is not meant to scare you away from a house. It is meant to help you check the right things, in the right order, before you commit.

What causes crumbling foundations in Connecticut?

The cause is pyrrhotite, a naturally occurring iron sulfide. According to the Connecticut Department of Housing, pyrrhotite causes slow deterioration of concrete when it is exposed to oxygen and water.

The state Department of Consumer Protection traced it to Becker's Quarry, the main source of concrete aggregate for J.J. Mottes Concrete Company in Stafford Springs. The quarry contains more than trace amounts of pyrrhotite. The department also says the minimum amount needed to trigger deterioration is not yet known.

The Department of Housing says upwards of 35,000 homes in the area around Stafford Springs may be affected. That is a lot of homes, but it is not every home.

Which homes and towns are at risk?

The years and the distance

The state testing program covers homes built on or after January 1, 1983 and before December 31, 2015, within 20 miles of J.J. Mottes. If an older home has an addition built in those years, the addition's foundation can also be at risk.

The CRCOG town map

Connecticut law uses CRCOG's determination of which towns are "affected" or "potentially affected" for real estate transactions. CRCOG's current map is dated September 28, 2023.

Affected (21 towns): Andover, Ashford, Bolton, Columbia, Coventry, East Hartford, East Windsor, Ellington, Enfield, Glastonbury, Hebron, Manchester, Mansfield, Somers, South Windsor, Stafford, Suffield, Tolland, Union, Vernon and Willington.

Potentially affected (4 towns): Bloomfield, Granby, Marlborough and Woodstock.

On that map, "affected" means towns with homes that have been remediated and testing data with 3 or more cases. "Potentially affected" means no remediation reported but 3 or more cases in testing data, or 2 or fewer homes remediated with no additional affected homes in the testing data.

A few honest notes:

• Being on the list does not mean a house has the problem. Homes built before 1983 are outside the years the state programs focus on, unless an addition was built later.
• Not being on the list does not guarantee anything either. Windsor, for example, is not shaded on the 2023 map, but the testing program allows a waiver for homes outside the 20-mile radius.
• For town details, see my guides for Manchester, Vernon, South Windsor, East Hartford, Glastonbury and Bloomfield.

What do Connecticut sellers have to disclose?

The standard property condition report

The standard Connecticut Residential Property Condition Report asks the seller:

• Is the foundation made of concrete?
• Are there foundation or slab problems or settling?
• Has the foundation been tested or inspected, or repaired?
• Does the seller have any knowledge of pyrrhotite in a foundation on the property?

The form also tells buyers they may have a concrete foundation inspected by a licensed professional engineer.

The Residential Foundation Condition Report

There is a separate Residential Foundation Condition Report. It applies in towns CRCOG lists as affected or potentially affected, when the property was acquired by a government body or through strict foreclosure, foreclosure by sale or a deed in lieu of foreclosure. It asks about knowledge of pyrrhotite, damage or deterioration, and repairs.

Here is the part buyers miss: sellers answer to the best of their knowledge and are not required to investigate. A "no" on a disclosure is not a test result.

Visual inspection or core test: which do you need?

A general home inspection is a good start, but it is not a foundation evaluation. The state describes two different tools.

• Visual inspection: a licensed professional engineer's expert opinion based on looking at the foundation. For the state program, it must be done by a Connecticut-licensed engineer, not a home inspector.
• Core test: a test of a concrete sample that shows whether pyrrhotite is present and what percentage is in the sample.

A practical order is to start with the engineer's visual inspection during your inspection period. If the home is in the risk window, ask the engineer whether a core test makes sense. Because a core test removes a sample of the concrete, talk with your attorney about getting the seller's written permission first.

Also good to know: CFSIC will not consider a Type 1 application (the kind where it pays the contractor) without a severity class code, and since August 1, 2019 the claimant pays for that rating.

Can you get reimbursed for foundation testing?

The state created a testing reimbursement program, run by CRCOG for the Department of Housing. The state allocated $5 million to it. The Department of Housing lists these amounts:

• Visual inspection: reimbursed at 100 percent, up to $400.
• Core test: reimbursed at 50 percent, up to $2,000.

Some quick math:

• A $350 visual inspection: 100 percent is $350, under the $400 cap, so up to $350 back.
• A $3,000 core test: 50 percent is $1,500, under the $2,000 cap, so up to $1,500 back.
• A $5,000 core test: 50 percent is $2,500, which is over the cap, so up to $2,000 back.

The program's website says home buyers become eligible once they own the property, even if the inspection was done before closing. Funding for the program is limited, so check foundationtesting.org to confirm money is still available before you count on it.

How does CFSIC help, and what are the limits?

The Connecticut Foundation Solutions Indemnity Company (CFSIC) is a captive insurance company set up to support homeowners with crumbling foundations. Its town pages say it has received more than 2,500 applications and spent more than $200 million.

The caps

• Up to $205,000 for concrete work per eligible residential building.
• Up to $82,000 per eligible condo unit.
• These caps apply to first-time proposals for claimants first applying as of January 20, 2026.

Things CFSIC lists as not covered include temporary housing, decks and porches, landscaping, swimming pools, and replacing drywall and other wall finishes.

Example: if a contractor's proposal for the concrete work came to $240,000, the $205,000 cap would leave at least $35,000 for the owner, plus anything CFSIC does not cover.

How a claim works

1. Submit an application and get a claim number from the adjuster.
2. Get at least two contractor proposals from CRCOG's contractor list.
3. CFSIC reviews the proposals and you choose the contractor.
4. Sign the Participation Agreement. CFSIC says it cannot be amended or negotiated.
5. For a Type 1 claim, CFSIC pays its share in progress payments directly to the contractor.

CFSIC also has a Type 2 claim, which is paid directly to the claimant. CFSIC says Type 2 applications must be received, and the claimant made active, before 5:00 PM on March 15, 2027. Ask CFSIC which type fits your situation.

The 2030 deadline

CFSIC will sunset on June 30, 2030 and accept no more applications after that. If you buy a home that may need work, do not wait until 2029 to start.

Buying a home with an open claim

CFSIC lists a Claim Transfer Agreement among its documents, and its FAQ includes a question about transferring a claim to someone buying the home. Get the details in writing: have your attorney contact CFSIC directly before you sign.

What about taxes, condos, lenders and insurance?

Property taxes

Under Public Act 16-45, town assessors must inspect and reassess homes with foundations made from defective concrete. Ask the assessor whether the current assessment reflects that, and how it could change after a repair.

Condos

For condos, CFSIC says the claimant is always the association, and the testing program treats the owner of the foundation as the applicant. Before you buy a unit built from 1983 to 2015 in an affected town, ask for:

• Any engineer reports or core test results on the buildings
• Board minutes that mention foundations
• The reserve study and any planned special assessments
• Whether the association has a CFSIC claim, and its status

Lenders, appraisals and insurance

The Department of Housing says insurance companies cannot cancel or refuse to renew a homeowner's policy because of a crumbling foundation. Lenders and appraisers can handle an affected home differently, so if a disclosure or test shows a problem, tell your lender right away and ask how it affects your loan.

A calm buyer checklist

1. Check the year built for the house and any additions.
2. Check the town against CRCOG's affected and potentially affected list.
3. Read the foundation answers on the property condition report, and ask follow-up questions in writing.
4. Ask the seller for any engineer reports, core test results, repair records or CFSIC paperwork.
5. Book a licensed professional engineer for a visual inspection during your inspection period.
6. Decide on a core test with the engineer's advice, and get the seller's written permission through your attorney.
7. Talk to your lender early if anything comes back with concerns.
8. Price the repair honestly, including what CFSIC does not cover and the June 30, 2030 sunset.
9. Choose a Connecticut real estate attorney early, since attorneys handle closings here.

Frequently asked questions about crumbling foundations in Connecticut

What causes crumbling foundations in Connecticut?

Crumbling foundations are caused by pyrrhotite, a naturally occurring iron sulfide that slowly breaks down concrete when exposed to oxygen and water. The state traced it to Becker's Quarry, the main aggregate source for J.J. Mottes Concrete Company in Stafford Springs.

Which years of homes are at risk for pyrrhotite in Connecticut?

The state testing program covers homes built from January 1, 1983 to before December 31, 2015 within 20 miles of J.J. Mottes in Stafford Springs. Additions built in those years can also be at risk.

Which Connecticut towns are affected by crumbling foundations?

CRCOG's map, updated September 28, 2023, lists 21 affected towns, including Manchester, Vernon, South Windsor, East Hartford, Glastonbury, Ellington, Tolland, Coventry, Willington and Stafford. Bloomfield, Granby, Marlborough and Woodstock are listed as potentially affected.

Is a home inspection enough to check for pyrrhotite?

No. A visual inspection for the state program must be done by a Connecticut-licensed professional engineer, and only a core test shows whether pyrrhotite is present and how much is in the sample.

How much does Connecticut reimburse for foundation testing?

The Department of Housing lists reimbursement of 100 percent up to $400 for a visual inspection and 50 percent up to $2,000 for a core test. Buyers become eligible once they own the home, and you should confirm funds are still available at foundationtesting.org.

How much will CFSIC pay to replace a foundation?

For claimants first applying as of January 20, 2026, CFSIC caps concrete work at $205,000 per eligible residential building and $82,000 per eligible condo unit. Items like temporary housing, decks, porches and landscaping are not covered.

When does the crumbling foundations program end?

CFSIC will sunset on June 30, 2030 and accept no more applications after that date. CFSIC's Type 2 claims, which are paid directly to the claimant, have an earlier deadline of March 15, 2027.

Do sellers have to disclose pyrrhotite in Connecticut?

Yes. The Connecticut Residential Property Condition Report asks whether the seller knows of pyrrhotite in a foundation, plus questions about foundation problems, testing and repairs. Sellers answer based on their knowledge, so a "no" is not the same as a test.

Want help with this?

If you are looking at homes in the affected towns, I can help you check the year built, read the disclosures and line up the right questions for the engineer and your attorney. No pressure, just a clear plan.

• Send me a message or call or text (917) 231-7390
• Search homes for sale in Connecticut
• Comparing towns? Read my South Windsor buyer guide

Rachel Natal, Realtor
Real Broker LLC | Licensed in Connecticut and Massachusetts
100 Pearl St, Hartford, CT 06103

Facts checked October 2026. Sources: Connecticut Department of Housing, Connecticut Department of Consumer Protection, Capitol Region Council of Governments (crumbling foundations page and affected towns map updated September 28, 2023), Crumbling Foundation Testing Program (foundationtesting.org), Connecticut Foundation Solutions Indemnity Company (crumblingfoundations.org), Connecticut General Statutes section 20-327b, SmartMLS Residential Foundation Condition Report form, and the Town of South Windsor.

This article is general real estate information. It is not legal, tax, lending or inspection advice. Taxes, assessments, utilities, school assignments and market conditions change, so confirm the details for any specific property with the town and the right licensed professionals.