Construction & Renovation Services in Town of Oromocto & Gagetown
Canada's Model Town — purpose-built in the 1950s around CFB Gagetown, the largest military training base in the Commonwealth. Oromocto's CMHC-designed modernist housing, 2023 annexation of Lincoln, and growing civilian population create a renovation market unlike anywhere else in New Brunswick.
Neighbourhoods We Serve in Town of Oromocto & Gagetown
Town of Oromocto & Gagetown Housing Stock & History
Oromocto's housing tells the story of a planned military town evolving into a civilian community. The original 1955-1969 core — north of Restigouche Road — features compact CMHC Modern bungalows and split-levels designed by Samuel Gitterman's team at CMHC, with clean lines, functional floor plans, and no basements or garages in many cases. The PMQ/Residential Housing Unit (RHU) stock managed by the Canadian Forces Housing Agency (CFHA) at 15 Hazen Crescent has undergone periodic interior retrofits since 1995, but many units still reflect their 1950s bones. The 1970s-1990s expansion brought standard New Brunswick housing types — split-entries, bungalows with full basements, and two-storey colonials — on larger lots south of the original core. Oromocto West, encompassing approximately 400 hectares of municipal and private land, represents the newest growth: contemporary homes on serviced lots with modern energy standards. Roughly one-third of the town's buildings post-date 2000, another third predate 1960, and the remainder fill the decades between. About 60% of residents are homeowners with the remaining 40% renting — a rental rate driven by military postings that cycle families through every 2-4 years.
Development History
Oromocto's story begins long before the military. The Wolastoqiyik named the Oromocto River 'Wel-a-mook-took' (deep water), and the area hosted one of the first recorded land transactions in the Maritime Provinces — Mathieu d'Amours' deed of March 16, 1693. An Acadian village was established but destroyed during the St. John River Campaign of 1758. United Empire Loyalists settled after 1783, and by the 1830s Oromocto had become a shipbuilding centre, producing some 22 vessels before the age of sail ended around 1877. A blockhouse built in 1777 during the American Revolution was rebuilt for the War of 1812. After shipbuilding declined, the hamlet dwindled to a population of 661 by 1956 — then everything changed. Cold War defence planners selected the plateau west of the Saint John River (60 km by 40 km) as a training ground capable of exercising brigade and division-sized armoured formations. Over 900 families were expropriated from the villages of Petersville, Hibernia, New Jerusalem, and others — the largest single land expropriation in New Brunswick history. Camp Gagetown opened in 1956 as the largest military training facility in the British Commonwealth, and Oromocto's population exploded from 661 to 12,170 in just five years. McGill professor Harold Spence-Sales (whose students included Moshe Safdie and Arthur Erickson) designed the town under a master plan commissioned by CMHC — schools placed in the centre of each neighbourhood surrounded by green space, buried electrical utilities, wide boulevards, and a complete range of residential, commercial, institutional, and recreational zones. The result earned Oromocto its enduring title: 'Canada's Model Town.' Today the base employs approximately 6,500 military members and 1,000 civilians, contributing over $200 million annually to the local economy and $700 million provincially. Military families account for roughly 75% of the town's 9,045 residents (2021 Census, pre-annexation). On January 1, 2023, New Brunswick's Local Governance Reform merged the former Local Service District of Lincoln with Oromocto, boosting the population to approximately 11,910 and adding Ward 4 with a $289 million tax base to the town's existing $1.6 billion.
Construction & Renovation Guide: Town of Oromocto & Gagetown
Renovation in Oromocto operates on two distinct tracks. The first is military-era modernization: transforming well-built but dated 1950s-1960s CMHC homes into contemporary living spaces while respecting their surprisingly solid construction. These homes have good bones — concrete block foundations, sturdy framing, generous neighbourhood setbacks — but cramped galley kitchens, compartmentalized layouts, and minimal insulation by modern standards. The second track is new-era customization in Oromocto West and the annexed Lincoln area, where 2000s-era homes need finish upgrades and personalization rather than structural intervention. Military posting cycles create a unique renovation economy: families invest in quick-return upgrades (kitchens, bathrooms, flooring) knowing they may sell within 2-4 years, while long-term civilian residents undertake deeper transformations.
Common Renovation Projects
- Full modernization of 1950s-1960s CMHC bungalows — open-concept conversion, new kitchen, updated mechanicals
- Kitchen renovation replacing original galley layouts with open-concept islands
- Basement development in homes that were built without finished lower levels
- Exterior envelope overhaul — siding, windows, insulation upgrades on original military housing
- Heat pump installation replacing oil furnaces in pre-1990 housing
- Deck and outdoor living additions taking advantage of Spence-Sales' generous lot spacing
- Bathroom renovation in PMQ-style homes with original 1950s-1960s fixtures
- Accessibility modifications for aging military veterans remaining in the community
Typical Renovation Costs in Town of Oromocto & Gagetown
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- CMHC Modern homes from the 1950s-1960s were built without basements or garages in many cases — adding either requires significant structural and excavation work
- The high rental turnover from military postings means many homes have had multiple owners with varying maintenance standards — thorough pre-renovation inspection is essential
- Properties on or near CFB Gagetown land may fall under federal jurisdiction rather than municipal zoning — always confirm with both the Town and DND/CFHA before starting work on base-adjacent properties
- The 2023 annexation of Lincoln (Ward 4) means formerly rural properties now fall under Town of Oromocto building regulations — some property owners may not be aware of the change in permit authority
- Original 1950s wiring in military homes may be 60-amp service with ungrounded outlets — virtually any renovation should include electrical panel upgrades
Foundation Types in Town of Oromocto & Gagetown
Oromocto's foundation types reflect its planned-community origins. The CMHC-designed homes of the 1950s-1960s predominantly used concrete block foundations, and many of the original PMQ/RHU units were built as slab-on-grade without basements — a design decision driven by speed of construction and military-family practicality. The 1970s-1990s civilian expansion introduced standard poured-concrete full basements. The town sits in the Saint John River valley on alluvial soils deposited by the confluence of the Oromocto and Saint John Rivers, which means that properties near the waterfront face higher water table levels and potential seasonal saturation. In the original core north of Restigouche Road, the sandy-loam glacial deposits generally provide decent bearing capacity, but the proximity to two major rivers means drainage design is critical for any below-grade work. Homes in the annexed Lincoln area span a wider range of terrain, from river-valley lowlands to higher ground along Route 2.
Common Foundation Issues
- Concrete block foundations in 1950s military housing may show mortar deterioration after 65+ years — repointing and waterproofing are common maintenance items
- Slab-on-grade PMQ units often lack modern vapour barriers beneath the slab, leading to moisture wicking and floor covering failures
- Properties near the Oromocto-Saint John River confluence face elevated water table levels — sump pump installation is standard for any below-grade finishing
- The 2018 and 2019 flood events demonstrated that river-proximate properties in Maugerville, Sheffield, and low-lying parts of Oromocto are vulnerable to major inundation — foundation waterproofing and flood-resilient materials are essential in these zones
Environmental Considerations in Town of Oromocto & Gagetown
Asbestos
HIGH RISKProbability in area homes: Very likely in pre-1970 military housing — near-certain in original CMHC-era homes
Oromocto's 1950s-1960s housing was built during the absolute peak of asbestos use in Canadian construction. The CMHC-designed homes and PMQ/RHU units almost certainly contain asbestos in multiple building components. Vermiculite attic insulation (Zonolite brand, sourced from the contaminated Libby, Montana mine) was widely used in Canadian military base housing — CAREX Canada estimates 3% of all Canadian low-rise housing contains vermiculite, but the percentage is significantly higher in military communities built during this era. The Canadian Forces Housing Agency (CFHA) has conducted abatement in some RHU units, but privately owned former-military homes that have changed hands may not have been remediated. Any renovation disturbing walls, ceilings, flooring, or insulation in pre-1970 Oromocto homes should begin with a comprehensive asbestos survey by a certified professional.
Common Asbestos-Containing Materials
- Vermiculite (Zonolite) attic insulation — assume asbestos-containing until tested
- 9x9 inch vinyl floor tiles and black mastic adhesive
- Joint compound (drywall mud) in original wall and ceiling finishes
- Pipe wrap insulation on heating distribution lines
- Textured ceiling coatings (stipple/popcorn)
- Transite cement siding panels on some 1950s-1960s exteriors
Radon
MODERATE-HIGH RISKNew Brunswick is one of Canada's highest-risk provinces for radon, with approximately 1 in 4 homes exceeding Health Canada's 200 Bq/m³ action level. Oromocto's geology — river valley alluvial deposits over glacial till — allows radon to migrate through permeable soils into foundations. The original slab-on-grade PMQ units are particularly vulnerable because many lack modern sub-slab vapour barriers and radon pathways have never been sealed. Even homes with full basements from the 1970s-1990s should be tested, as the valley-bottom location concentrates soil gases. Health Canada recommends long-term testing (90+ days) in the lowest lived-in level. If levels exceed 200 Bq/m³, a sub-slab depressurization system ($2,000-$3,500 installed) is the standard mitigation — and should be incorporated into any basement finishing project as a preventive measure.
Soil & Drainage
The town's position at the confluence of the Oromocto and Saint John Rivers defines its soil character. The original core sits on alluvial deposits — sandy loam and silty clay laid down by millennia of river flooding — which provide reasonable bearing capacity for residential construction but retain moisture during spring freshet. The annexed Lincoln area includes higher-elevation terrain with glacial till that drains more readily. The Saint John River's annual spring flooding (ice-out freshet in April-May) raises groundwater levels throughout the valley, affecting excavation timing and foundation dewatering. The 2018 and 2019 flood events — which saw the Trans-Canada Highway between Oromocto and Moncton closed, Canadian Armed Forces deployed for evacuations, and satellite imagery showing 16,155 properties touched by floodwater across the province — demonstrated the extreme end of this seasonal pattern.
Drainage considerations: Properties in the original Oromocto core near the rivers require robust perimeter drainage and sump pump systems for any below-grade work. Excavation is best scheduled for July-October when water tables are lowest. In the Lincoln/Ward 4 area, properties on higher ground have more favourable drainage but may encounter bedrock at shallow depth. Foundation waterproofing to modern standards (exterior membrane, weeping tile, granular backfill) should be budgeted for any renovation involving below-grade spaces in the river-valley portion of town.
All environmental assessments should be conducted by qualified professionals before renovation work begins. We coordinate testing and abatement as part of our renovation process.
Property Values & Renovation ROI in Town of Oromocto & Gagetown
Oromocto's real estate market has experienced significant appreciation, with average home prices rising 11.5% year-over-year to the $445,000-$502,000 range in 2025 — a dramatic shift from the $175,000-$300,000 range of just a few years ago. The 2023 annexation of Lincoln added new inventory and a broader price range. The market has two distinct segments: the 1950s-1960s military housing core where homes still trade at the lower end ($250,000-$375,000) and need updating, and the newer Oromocto West and Lincoln areas where contemporary homes command $400,000-$600,000+. The town's average home size of 1,998 sq ft exceeds the regional average of 1,704 sq ft, reflecting the generous lot standards of the Spence-Sales master plan. Military posting cycles create regular turnover — families selling after 2-4 year postings — which keeps inventory moving but also means many homes have had multiple owners with varying renovation investments. The most compelling renovation value proposition is still in the original core: purchase a solid-boned 1960s CMHC bungalow at a discount, invest in a thoughtful modernization, and compete with homes listed $100,000-$150,000 higher.
Market outlook: Rising — the 2023 annexation of Lincoln expanded the town's boundaries and tax base, and the $200+ million annual economic injection from CFB Gagetown provides unusual economic stability for a town of this size. Federal investment in new military housing (668 new RHUs nationally plus 600+ renovations) signals continued commitment to the base.
Building Permits & Regulations in Town of Oromocto & Gagetown
The Town of Oromocto issues building and development permits through its Planning and Compliance Department at 4 Doyle Drive (506-357-4400, gengov@oromocto.ca). Since the 2023 annexation of Lincoln, the town's jurisdiction has expanded to include former LSD properties that previously fell under the Capital Region Service Commission — property owners in the new Ward 4 (Lincoln) should confirm their permit authority has changed. Building permits are required for new construction, additions, structural alterations, garages, carports, decks over 600mm from grade, chimneys, siding replacement, window replacement, and roofing. Development permits cover lower-impact work: signs, sheds, fences, pools, temporary shelters, re-roofing under 150 m², and decks under 600mm from grade. Applications require two copies of a site plan, two sets of floor plans with elevations and structural details, provincial electrical and plumbing permits, and a permit fee based on estimated construction cost. Some projects require a Surveyor's Real Property Report and a building deposit per By-law #613. The primary planning documents are Zoning By-law 522 (with amendments 522-A through 522-H) and Municipal Plan By-law 510 (amendments 510-A through 510-D). Properties on or adjacent to CFB Gagetown that fall under federal Crown land are governed by DND/CFHA, not the Town — contact the Housing Services Centre Gagetown at 15 Hazen Crescent (506-446-3930) for base housing renovations. Electrical and plumbing permits are issued separately by NB Technical Inspection Services (1-888-659-3222).
Common Permits Required
- Building permit for structural alterations, additions, and envelope work
- Development permit for sheds, fences, pools, and minor exterior modifications
- Demolition permit
- Provincial electrical permit (NB Technical Inspection Services)
- Provincial plumbing permit (NB Technical Inspection Services)
- Surveyor's Real Property Report for certain construction types
- WAWA permit for work within 30 metres of the Oromocto or Saint John Rivers
Heritage Considerations
Oromocto itself has no designated heritage conservation areas, but the nearby Village of Gagetown (now part of the Village of Arcadia since the 2023 amalgamation) contains significant heritage structures including the Tilley House — birthplace of Father of Confederation Sir Samuel Leonard Tilley, designated a National Historic Site in 1965. The Queens County Court House (1825) and Claremont (described as 'the best example of Victorian Gothic in the river valley') are also designated heritage properties. Work on heritage-designated buildings in Gagetown/Arcadia requires compliance with the NB Heritage Conservation Act (SNB 2009, c. H-4.05) and approval from the local heritage authority. Within Oromocto proper, the Spence-Sales master plan itself has architectural heritage significance (studied by the Society for the Study of Architecture in Canada), but no formal heritage protections apply to individual Model Town-era buildings.
Zoning Notes
Zoning By-law 522 governs land use across the town's four wards. The original Oromocto core (Wards 1-3) is primarily zoned residential with established commercial corridors along Restigouche Road and Miramichi Road. Oromocto West is the primary growth area, with approximately 400 hectares zoned for low-density residential development and some higher-density and commercial uses. Ward 4 (Lincoln, annexed 2023) is transitioning from rural LSD zoning to municipal standards — properties here may be subject to updated zoning requirements that differ from the former provincial regulations. Despite population stagnation pre-annexation, declining household size has continued to drive new housing starts. The town is exploring higher-density residential options and secondary suite policies as housing-demand patterns shift. DND Crown land within the town boundaries is exempt from municipal zoning — a significant consideration for the large base footprint.
Applicable Codes & Standards
- New Brunswick Building Code — Provincial building standards applicable to all renovation work
- NB Technical Inspection Services of New Brunswick — Electrical, gas, and fuel-related work requires permits and licensed technicians
- New Brunswick Heritage Conservation — Heritage properties may require additional approvals
Key Renovation Considerations for Town of Oromocto & Gagetown
The defining renovation challenge in Oromocto is the 1950s-1960s CMHC housing: solid concrete block walls, efficient but tiny galley kitchens, 3-bedroom floor plans designed for postwar family life, and virtually no insulation by modern standards — budget 25-40% more than comparable-era housing elsewhere in NB because the thick concrete block construction requires specialized cutting and modification
Asbestos is near-certain in pre-1970 military housing — vermiculite attic insulation, 9x9 floor tiles, joint compound, and pipe wrap are the most common locations. Budget $3,000-$8,000 for pre-renovation testing and abatement before any demolition work begins
Many original PMQ-style homes were built without basements (slab-on-grade) — adding a basement or crawlspace to a slab home is a major structural undertaking ($40,000-$80,000) that requires underpinning or bench footing design by a licensed engineer
Military posting turnover means renovation quality varies wildly from home to home — always do a thorough inspection before purchasing, as quick cosmetic updates may conceal deferred maintenance on mechanicals, roofing, or envelope
The confluence of the Oromocto and Saint John Rivers creates genuine flood risk for properties near the waterfront — verify the provincial flood risk mapping and consider that the 2018 and 2019 events closed the Trans-Canada Highway and required Canadian Armed Forces evacuation support
Original 1950s electrical is typically 60-amp ungrounded service — any meaningful renovation should include a 200-amp panel upgrade ($2,500-$4,000) to support modern appliances, heat pumps, and EV charging
Heat pump conversion from oil is particularly impactful in Oromocto's military-era housing — the thick concrete block walls retain temperature well once properly insulated, and NB Power plus federal Greener Homes rebates can offset 30-50% of installation cost
If renovating a former RHU/PMQ that was sold by DND, check whether CFHA conducted any asbestos abatement or environmental remediation before sale — records are available through the Housing Services Centre at 15 Hazen Crescent
Frequently Asked Questions: Renovations in Town of Oromocto & Gagetown
What does it cost to fully renovate a 1950s military home in Oromocto?
A comprehensive modernization of a 1950s-1960s CMHC-designed military home in Oromocto typically runs $80,000-$150,000 depending on scope and existing condition. The work usually includes: asbestos testing and abatement ($3,000-$8,000), electrical panel upgrade from 60-amp to 200-amp ($2,500-$4,000), kitchen renovation opening the original galley layout ($25,000-$42,000), bathroom updates ($12,000-$28,000), insulation and air sealing of the concrete block walls ($8,000-$15,000), heating conversion to heat pump ($8,000-$15,000), and flooring throughout ($8,000-$15,000). The concrete block construction adds cost — you can't simply cut new openings the way you would with wood-framed walls. However, the structural integrity of these homes is excellent, and the Spence-Sales neighbourhood design (generous setbacks, mature trees, underground utilities) creates a living environment that newer subdivisions struggle to match. At current prices, purchasing a military-era home at the lower end of the market ($250,000-$325,000) and investing $100,000-$130,000 in renovation produces a home competitive with $450,000-$500,000 listings in Oromocto West.
How do I get a building permit in Oromocto after the Lincoln annexation?
All building permits in Oromocto — including the former Lincoln LSD area (now Ward 4) — are issued by the Town of Oromocto's Planning and Compliance Department at 4 Doyle Drive. Call (506) 357-4400 or email gengov@oromocto.ca. If your property was previously in the Lincoln LSD, your permit authority changed on January 1, 2023 from the Capital Region Service Commission to the Town — you now apply directly to the Town. You'll need two copies of a site plan, two sets of floor plans with elevations and structural details, provincial electrical and plumbing permits (from NB Technical Inspection Services at 1-888-659-3222), and the applicable permit fee. For properties on or near CFB Gagetown, confirm whether your land falls under federal (DND) or municipal jurisdiction — base housing managed by CFHA has its own renovation approval process through the Housing Services Centre at 15 Hazen Crescent (506-446-3930).
Is there flood risk in Oromocto and how does it affect renovation?
Yes — Oromocto sits at the confluence of the Oromocto and Saint John Rivers, and both the 2018 and 2019 floods significantly impacted the area. In 2019, the Trans-Canada Highway between Oromocto and Moncton was closed due to flooding, the Canadian Armed Forces were deployed for evacuations, and satellite imagery showed over 16,000 properties across the province touched by floodwater. The low-lying areas of Maugerville, Sheffield, and Burton were hardest hit, with some families still completing 2019 repairs when the pandemic arrived. For renovation planning: check the provincial flood risk mapping before committing to any below-grade renovation on river-proximate properties. Use flood-resilient materials below the flood line (concrete board instead of drywall, ceramic tile instead of carpet, raised electrical outlets). Budget for a sump pump with battery backup in any basement finishing project near the rivers. Properties on higher ground in the original town core and in Oromocto West have significantly lower flood risk.
Are the old military homes (PMQs) in Oromocto good candidates for renovation?
The 1950s-1960s military homes in Oromocto are among the best renovation candidates in New Brunswick — if you understand what you're working with. The positives: they were built to CMHC standards with solid concrete block foundations and walls, durable framing, and excellent neighbourhood design (Harold Spence-Sales' wide boulevards, buried utilities, school-centred neighbourhoods with park buffers). The challenges: original galley kitchens are tiny by modern standards, floor plans are compartmentalized, many units were built as slab-on-grade without basements or garages, insulation is minimal, and asbestos is near-certain in multiple building components. The most common renovation path is: professional asbestos survey first, then targeted abatement, followed by electrical upgrade (60-amp to 200-amp), kitchen and bathroom renovation, and insulation/heating conversion. If the home was previously a DND Residential Housing Unit (RHU) sold to private ownership, check whether CFHA conducted any remediation — records are available through the base housing office at (506) 446-3930.
About Town of Oromocto & Gagetown
Oromocto exists because of CFB Gagetown, and that singular reality shapes everything about construction and renovation in the town. The base's $200+ million annual economic contribution and 7,500+ military and civilian employees provide unusual economic stability for a community of 12,000 — there's no boom-bust cycle here, just steady demand driven by military postings. The 2023 annexation of Lincoln nearly doubled the town's geographic footprint and added $289 million to the tax base, creating new development opportunities on formerly rural land while also bringing former LSD properties under municipal building regulations for the first time. Harold Spence-Sales' 1956 master plan — which earned Oromocto the title 'Canada's Model Town' and has been studied by the Society for the Study of Architecture in Canada — created a neighbourhood structure that remains pleasant and functional 70 years later: schools in the centre, generous parks, underground utilities, wide boulevards. The renovation opportunity is in updating the building interiors to match the enduring quality of the neighbourhood design. Meanwhile, the nearby Village of Gagetown (now part of Arcadia since the 2023 reform) offers a different renovation market entirely — Loyalist-era heritage buildings, the birthplace of a Father of Confederation, Victorian Gothic architecture, and an arts-community character that attracts heritage restoration specialists. Between Oromocto's military modernism and Gagetown's Loyalist heritage, this corner of the Saint John River valley offers the widest range of renovation work in the Greater Fredericton region.
Our Services in Town of Oromocto & Gagetown
Bathroom Renovations
Full bathroom remodels from compact ensuites to spa-inspired retreats
Kitchen Renovations
Modern kitchen remodels tailored to your lifestyle
Basement Renovations
Turn your lower level into usable, comfortable living space
Secondary Suites & Garden Homes
Legal secondary suites and accessory dwelling construction
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Code-compliant rental suites that generate income
General Contracting
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