Abstract Delayed Ettringite formation (DEF) is an internal expansive reaction that can damage concrete. DEF is strongly influenced by the temperature, above about 60-65°C, and other factors involving cement chemistry especially, but also its physical characteristics. The exposure environment over time also promotes a condition to increase deterioration from DEF. Expansions results from secondary ettringite formation are progressive and can lead concrete to microcracking impacting its performance and durability over time. Several concrete structures are pointed to be severely attacked by DEF, and test method as well a better comprehension on this pathology is necessary to promote specific and proper preventive measures to avoid future damages. Furthermore, compared to alkali-silica reaction, DEF occurs more readily and aggressively, and sometimes prematurely, depending on several factors, such as type of cement, concrete mix design, exposure conditions, among others. This paper involves an overall analysis of the behavior of concretes with two types of Portland cements (High early-strength cement and a Portland pozzolanic cement, with fly-ash) in relation to DEF process. Several data from a laboratory study where DEF was induced through a specific thermal curing procedure are presented and discussed. The analyses involved the assessment of physical, mechanical, and expansive properties besides microstructural monitoring of samples from concretes over time. These experiments allowed detecting high values of expansions from DEF (up to 1.2%) in the concrete without fly ash. The mechanical properties were severely impacted from this deleterious process; as expansions increased, losses in the mechanic and elastic properties were verified. Expansion levels in the order of 0.5% prompted remarkably high reductions and, at about 1% the losses were relevant for both strengths (tensile and compressive) and modulus of elasticity, of 60% and 80%, respectively, in the presence of cement without fly-ash. Concrete microstructure has indicated massive formations of ettringite as well as micro-cracking and the fragility of the cement matrix because of DEF. On the other hand, expansion up to 0.2% did not promote important negative effects on the properties of concrete, especially with the pozzolanic cement tested. Furthermore, an overall approach with several correlations between physical and mechanical properties was taken to obtain different levels of deterioration for a concrete presenting DEF.