Construction & Renovation Services in Town of Quispamsis
New Brunswick's fastest-growing town and the Kennebecasis Valley's largest community — where over 40% of the housing stock was built during the 1970s-1980s split-entry era, creating the province's single largest concentration of homes due for full modernization.
Neighbourhoods We Serve in Town of Quispamsis
Town of Quispamsis Housing Stock & History
Quispamsis housing tells a clear statistical story: 42.8% of all homes were built during the 1970s-1980s split-entry boom, making this the defining housing type of the community. The split-entry — a half-level-up, half-level-down design with a small foyer — was the builder's standard across New Brunswick during this period, and Quispamsis built more of them than any other community in the province. These homes are now 35-55 years old and hitting the renovation cycle hard: original kitchens, bathrooms, windows, roofing, and HVAC systems are all reaching end-of-life simultaneously. A second wave of construction in the 2000s added larger, open-concept homes primarily in newer subdivisions off Millennium Drive and along Pettingill Road — these are now reaching their first finish-upgrade cycle. The town is currently 83% single-family homes, but new multi-unit developments on Merritt Hill (two 36-unit buildings), Hampton Road (42 units), and a mixed complex off Millennium Drive signal a density transition. With a projected shortfall of 900 housing units over 15 years and 1,500 over 25 years, the zoning bylaw — last updated in 2007 — is under comprehensive review to accommodate this growth. Owner-occupancy is exceptionally high at 91.4%, which drives renovation investment since residents are improving homes they plan to keep.
Development History
The name Quispamsis comes from the Maliseet language, meaning 'little lake in the woods' — a reference to present-day Ritchie Lake. The Maliseet First Nation inhabited this area for centuries before European contact, using the Kennebecasis and Hammond Rivers as travel routes. French colonial interest arrived in 1689 when Pierre Chesnet sieur de Breuil received a Seigniory grant covering the south shore of the Kennebecasis from Meenan's Cove to Hampton. Loyalist settlers followed after 1783, receiving land grants along both rivers. Through the 1800s the area served as a summer retreat for Saint John residents — the calm waters and wooded hills offering escape from the port city's industrial bustle. The railway cemented permanent settlement, but explosive growth waited until the postwar suburban expansion. Quispamsis incorporated as a village in 1966 — at that point already the largest village in New Brunswick. By 1982 it achieved town status, and the 1998 provincial amalgamation absorbed Gondola Point and part of the parish of Rothesay into a unified municipality spanning 60 square kilometres. Today Quispamsis is one of the fastest-growing communities in Atlantic Canada, with population rising from 15,000 in 2001 to over 20,000 by 2024 — growth that is fundamentally reshaping the housing landscape from a single-family suburb into a mixed-density community.
Construction & Renovation Guide: Town of Quispamsis
Quispamsis renovation is dominated by one project type: the split-entry modernization. Nearly half the housing stock follows the same floor plan — a compact foyer opening to stairs going up to the main living level and down to a partially finished lower level. These homes were well-built structurally (concrete block or poured concrete foundations, 2x6 framing on the upper level), but the layouts feel dated by modern standards. The most transformative renovation removes the wall separating the foyer from the upper living area, creating an open-concept main floor. This is a load-bearing wall modification that requires structural engineering — a steel beam or LVL header must replace the removed section. Beyond the split-entry wave, the 2000s-era homes need less dramatic work: kitchen and bathroom finish upgrades, deck additions on the generous suburban lots, and basement development in homes that were sold with unfinished lower levels. New construction is increasingly multi-unit, reflecting the town's push toward density.
Common Renovation Projects
- Split-entry open-concept conversion (structural wall removal, kitchen/living reconfiguration)
- Kitchen replacement in 1980s-1990s homes (dated oak cabinets, laminate counters, vinyl flooring)
- Basement finishing in 2000s homes sold with unfinished lower levels
- Deck construction on large suburban lots (composite and pressure-treated)
- Full exterior envelope replacement (siding, windows, roof) on 35-45 year old homes
- Heat pump installation replacing oil or electric baseboard heating
- Multi-unit infill development on newly rezoned lots
Typical Renovation Costs in Town of Quispamsis
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Split-entry wall removal is the signature Quispamsis renovation challenge — the foyer-to-living-room wall is almost always load-bearing and requires a properly engineered beam (typically W8x steel or 3.5x11.875 LVL) sized for the span, with posts bearing on the foundation wall
- The 1970s-1980s homes frequently have 100-amp electrical panels that are undersized for modern loads — upgrading to 200-amp service during renovation avoids a second project later
- Many split-entries have the furnace and water heater in the lower-level living space rather than in a utility room, which complicates basement finishing (mechanical relocation adds $5,000-$12,000)
- Gondola Point and low-lying areas near the Kennebecasis River are in the 2018 flood impact zone — any renovation in these areas should reference provincial flood risk mapping before committing budget
- The town's online permit portal has modernized application processing, but the zoning bylaw dates from 2007 and variance applications have exceeded 450 in five years — check current setback and coverage requirements before designing additions
Foundation Types in Town of Quispamsis
The 1970s-1980s split-entry homes in Quispamsis predominantly sit on concrete block foundations — the standard construction method for that era in New Brunswick. These foundations are reaching 40-55 years old and beginning to show their age. Concrete block foundations are inherently more permeable than poured concrete: the mortar joints between blocks deteriorate over decades of freeze-thaw cycling, and the hollow cores can channel water if the exterior waterproofing membrane has failed. Many Quispamsis homes of this vintage have interior French drain systems (perimeter channels directing water to a sump pit) that were added reactively when the original foundation waterproofing failed. Homes built from the 1990s onward almost universally have poured concrete foundations with exterior dimple board waterproofing — these are significantly more durable. The underlying geology in the Quispamsis area is calcareous and argillaceous sedimentary rock (limestone, shale, and sandstone formations), with glacial till deposits of varying depth and compaction over bedrock. Most residential foundations sit in compacted till rather than on bedrock. The Kings County geology includes some areas with potash and evaporite deposits, though these are primarily relevant to the Penobsquis area further east rather than the Kennebecasis Valley.
Common Foundation Issues
- Concrete block mortar joint deterioration allowing water infiltration after 30-40 years
- Parging failure on block foundation walls — cosmetic interior parging conceals active water penetration
- Efflorescence (white mineral deposits) indicating moisture migration through block walls
- Sump pump dependency in homes where exterior waterproofing has failed — power outages during spring freshet can cause rapid basement flooding
- Settlement cracking at step-downs where the split-entry foundation transitions between levels
- Window well drainage failure in below-grade basement windows — a common leak source in split-entry lower levels
Environmental Considerations in Town of Quispamsis
Asbestos
MODERATE TO HIGH RISKProbability in area homes: Common in 1970s-1980s construction (42.8% of housing stock)
With over 40% of Quispamsis homes built during the peak asbestos-use decades (1970s-1980s), the probability of encountering asbestos-containing materials during renovation is substantial. The split-entry homes from this era commonly used asbestos in vermiculite attic insulation, vinyl floor tiles and sheet flooring adhesive, drywall joint compound, pipe and duct insulation, and textured ceiling coatings. Any renovation that disturbs walls, ceilings, or flooring in homes built before 1990 should include pre-demolition asbestos sampling. NB Workplace Health, Safety and Compensation Commission (WorkSafeNB) Regulation 91-191 governs asbestos handling — materials must be tested by an accredited laboratory and removed by qualified workers when friable asbestos is confirmed. Budget $2,000-$8,000 for testing and removal in a typical split-entry renovation depending on extent.
Common Asbestos-Containing Materials
- Vermiculite attic insulation (potential Zonolite brand)
- 9x9 inch vinyl floor tiles and black mastic adhesive
- Drywall joint compound (pre-1985)
- Pipe wrap insulation on heating system pipes
- Textured ceiling spray coatings
Radon
HIGH RISKNew Brunswick has some of the highest radon levels in Canada — the Cross-Canada Radon Survey found that 1 in 4 NB homes exceed Health Canada's guideline of 200 Bq/m³. The Kings County geology includes shale and sedimentary formations with natural uranium content that produces radon gas. Split-entry homes are particularly vulnerable because the lower level is partially below grade with large surface area contact to soil, and many have unfinished concrete floors with cracks that provide direct radon entry paths. Every Quispamsis home should be tested with a long-term (90+ day) alpha track detector — short-term tests are unreliable in NB's variable climate. Mitigation typically involves sub-slab depressurization: a PVC pipe is routed through the basement floor slab to below the gravel layer, and a small fan creates negative pressure that diverts radon gas outside before it enters the home. Cost is typically $2,500-$4,500 installed. For new construction and major renovations, installing a radon rough-in (stub pipe below the slab with an accessible route to the exterior) costs only $200-$500 during construction and makes future mitigation trivial if testing later reveals elevated levels.
Soil & Drainage
Quispamsis sits on glacial deposits (compacted and non-compacted till) overlying Paleozoic sedimentary bedrock — primarily limestone, shale, and sandstone. The glacial till varies in depth and composition, from compact stony clay till on higher ground to looser sandy deposits in the river valleys. Most residential construction sits entirely within till — bedrock is rarely encountered at typical foundation depths (4-6 feet). The Kennebecasis River, which defines the town's western boundary, and the Hammond River, which runs through the eastern portions, create seasonal water table fluctuations. Spring freshet (typically mid-April to mid-May) can raise the water table significantly in lower-lying subdivisions, particularly in older areas closer to the rivers.
Drainage considerations: Properties in established 1970s-1980s subdivisions typically have adequate lot grading for surface drainage, but 40+ years of landscaping, garden bed additions, and driveway replacements often alter the original grading. Negative grading toward the foundation is the most common cause of basement water problems in Quispamsis — before investing in interior waterproofing, verify that the grade slopes away from the foundation at a minimum of 1 inch per foot for the first 6 feet. The 2018 spring flood pushed the Kennebecasis River to record levels (5.34 metres at the Quispamsis-Saint John gauge — over a metre above flood stage), and properties in Gondola Point and along the Kennebecasis shoreline should reference provincial flood risk mapping for any renovation involving below-grade work.
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 Quispamsis
Quispamsis home prices have risen substantially, with median list prices around $500,000 as of late 2025 — a significant jump from the $300,000-$400,000 range of just a few years earlier. The town's appeal as a safe, family-oriented community within commuting distance of Saint John sustains strong demand. The 1970s-1980s split-entries — which represent the majority of the market — sell for $350,000-$475,000 in original condition and $475,000-$600,000+ when fully modernized, creating a clear financial case for renovation. The newer 2000s homes on larger lots in Millennium Drive and Pettingill Road subdivisions command $500,000-$700,000. The most significant market development is the density transition: as zoning opens to multi-unit, properties on arterial roads and near the commercial core gain subdivision and development potential that their single-family-zoned predecessors never had.
Market outlook: Stable with upward pressure — the town's consistent population growth (from 15,000 to 20,000+ in two decades) and housing supply shortfall (projected 900-unit gap over 15 years) sustain demand. Month-to-month price fluctuations are normal, but the underlying trajectory is positive.
Building Permits & Regulations in Town of Quispamsis
Quispamsis issues its own building permits through a modernized online application portal — one of the most efficient permit processes in the Greater Saint John region. All development and construction requires a permit, including new builds, renovations, additions, demolitions, relocations, and even maintenance work that affects the building envelope. The town's Planning Advisory Committee (PAC) meets on the second and fourth Tuesday of each month (second Tuesday only in July/August) in Council Chambers, with meetings livestreamed on the Town's YouTube channel. The zoning bylaw (By-law No. 038) was last comprehensively reviewed in 2007 and is currently undergoing a major update — the town has hired consultants for a housing-needs assessment to guide the revision. Between 2018 and 2023, over 450 variance applications were processed, 14 rezonings approved, and 5 municipal plan amendments approved. For properties near the Kennebecasis or Hammond Rivers, the Watercourse and Wetland Alteration (WAWA) permit may also be required from the provincial Department of Environment. Electrical, plumbing, and gas inspections are handled separately by NB Technical Inspection Services (1-888-659-3222).
Common Permits Required
- Building permit for any structural or envelope modification
- Development permit for new construction and additions
- WAWA permit for work within 30 metres of a watercourse or wetland
- Demolition permit
- Plumbing permit (through NB Technical Inspection Services)
- Electrical permit (through NB Technical Inspection Services)
- Rezoning application if proposed use doesn't conform to By-law No. 038
Heritage Considerations
Quispamsis has no designated heritage conservation areas or individually designated heritage properties under the NB Heritage Conservation Act. The community's housing stock is almost entirely postwar, with only 2.4% of homes predating 1945. Gondola Point has some older structures from the original village incorporation (1966), but none carry formal heritage designation. This means renovation work in Quispamsis is not subject to heritage review — a significant advantage in project timelines compared to Saint John or Fredericton where heritage applications can add 4-8 weeks.
Zoning Notes
The current zoning bylaw (No. 038, last major review 2007) designates the vast majority of residential land as R-1 (single-family) or R-2 (two-unit). The ongoing municipal plan and zoning review is expected to introduce new zones accommodating higher-density residential development, particularly along Hampton Road and in the Millennium Drive commercial corridor. Variance applications for setback reductions and lot coverage increases have been frequent (450+ in five years), reflecting the tension between the 2007 bylaw's generous lot minimums and current development pressure. Secondary suites (in-law apartments) are gaining policy support as the town addresses its housing-needs assessment findings. Before designing any addition or infill project, confirm current setback and coverage limits with the Building and Development office — the bylaw is actively evolving.
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
Key Renovation Considerations for Town of Quispamsis
The split-entry open-concept conversion is Quispamsis's signature renovation — budget $8,000-$15,000 for the structural component alone (engineer, beam, posts, foundation bearing verification) before any finish work begins
With 42.8% of homes from the 1970s-1980s, expect to encounter asbestos in floor tiles, joint compound, and insulation — build pre-demolition testing into every project timeline
Radon testing should be standard before finishing any basement in Quispamsis — 1 in 4 NB homes exceed the Health Canada guideline, and split-entries with below-grade lower levels are particularly vulnerable
Many 1970s-1980s split-entries have 100-amp electrical panels — any renovation adding kitchen appliances, heat pumps, EV chargers, or basement circuits should include a 200-amp panel upgrade ($2,500-$4,000)
The Gondola Point area and properties along the Kennebecasis shoreline are in the 2018 flood impact zone — verify flood history and check provincial flood risk mapping before committing to below-grade renovation
Deck projects are extremely popular on the generous suburban lots — Quispamsis frost depth requires footings at a minimum of 4 feet below grade, and the town's permit process now requires engineered drawings for decks over 2 feet above grade
Heat pump conversion from oil or electric baseboard is one of the highest-ROI upgrades for 1970s-1980s homes — NB Power and federal Greener Homes programs offer combined rebates that can offset 30-50% of installation cost
The town's shift toward multi-unit zoning creates new renovation opportunities: converting large-lot single-family properties into duplexes or adding accessory dwelling units as zoning evolves
Frequently Asked Questions: Renovations in Town of Quispamsis
What does a split-entry renovation cost in Quispamsis?
A full split-entry modernization in Quispamsis typically runs $60,000-$130,000 depending on scope. The structural open-concept conversion (removing the foyer wall, installing an engineered beam, refinishing the main floor) costs $35,000-$55,000. Adding a complete kitchen replacement brings the total to $55,000-$85,000. A comprehensive renovation including both levels, new flooring throughout, bathroom updates, and exterior envelope work (siding, windows) reaches $100,000-$130,000. The structural wall removal alone — which requires a licensed engineer to size the replacement beam — runs $8,000-$15,000 installed. Always get the engineering done first, as the beam specification determines whether existing foundation walls can support the new load points or whether additional footings are needed.
How do I get a building permit in Quispamsis?
Quispamsis has a streamlined online permit portal at quispamsis.ca — you can complete applications in minutes without visiting Town Hall. For standard interior renovations (kitchen, bathroom, basement finishing), you'll need a building permit application with a description of work and floor plan. Structural modifications (wall removals, additions) require engineered drawings. New builds and additions need a full site plan showing setbacks. The Planning Advisory Committee reviews complex applications on the 2nd and 4th Tuesday of each month. For properties near the Kennebecasis or Hammond Rivers, you may also need a WAWA permit from the province. Electrical and plumbing permits are separate, issued by NB Technical Inspection Services (1-888-659-3222). Call Building and Development at (506) 849-5778 with questions.
Is radon a concern for Quispamsis homes?
Yes — radon is a significant concern in Quispamsis. New Brunswick has some of the highest residential radon levels in Canada, with 1 in 4 homes province-wide exceeding Health Canada's guideline of 200 Bq/m³. The Kings County geology includes shale and sedimentary formations that contain uranium, which produces radon as it decays. Split-entry homes are particularly vulnerable because the lower level has substantial below-grade contact with soil, and many have unfinished concrete floors with cracks that allow radon entry. Every Quispamsis home should be tested — especially before finishing a basement. Long-term tests (90+ days) are more reliable than short-term charcoal kits. If levels are elevated, sub-slab depressurization systems cost $2,500-$4,500 and are highly effective. For new construction or major renovations, a radon rough-in pipe ($200-$500 during construction) makes future mitigation simple if needed.
Are there flood risks in Quispamsis?
Parts of Quispamsis do face flood risk, particularly properties near the Kennebecasis River shoreline and in the Gondola Point area. During the record-setting 2018 spring flood, the river gauge at Quispamsis-Saint John reached 5.34 metres — more than a metre above the 4.2-metre flood stage and exceeding the previous 1973 record. The 2019 flood was also significant though less severe. Properties on higher ground (which includes most of the 1970s-2000s subdivisions) are not at risk. Before purchasing or renovating any property near the river, check the provincial flood risk maps at flooding-inondations-geonb.hub.arcgis.com. For at-risk properties, flood-resilient construction practices include elevating mechanical and electrical systems above documented high-water marks, installing backflow preventers on sewer connections, and using flood-resistant materials below potential water lines.
What is happening with Quispamsis zoning changes?
Quispamsis is undergoing a major municipal plan and zoning bylaw review — the first comprehensive update since the zoning bylaw was written in 2007. The town hired consultants to conduct a housing-needs assessment, which found that the current 83% single-family housing mix is an 'inefficient use of land' and that the town faces a projected shortfall of 900 housing units over 15 years. The review is expected to create new zones accommodating higher-density residential development, particularly along Hampton Road and the Millennium Drive corridor. New multi-unit developments are already being approved — including 36-unit buildings on Merritt Hill and a 42-unit building on Hampton Road. For homeowners, this means potential opportunities to add secondary suites, convert to duplexes, or develop properties at higher density as zoning evolves. Follow updates through the town's Building and Development page or attend PAC meetings on the 2nd and 4th Tuesdays.
About Town of Quispamsis
Quispamsis is, above all, a split-entry town. Understanding this single housing type — its structural logic, its renovation potential, and its limitations — is the key to succeeding in this market. The split-entry was New Brunswick's answer to affordable suburban housing in the 1970s-1980s: maximize living space on a modest footprint by using the half-below-grade lower level as functional square footage. It worked brilliantly as a cost-effective building solution. But the design has aged poorly in terms of livability: the compartmentalized layout, the cramped foyer, the closed-off kitchen — all feel dated against modern open-concept expectations. This creates the core renovation opportunity. The contractors who thrive in Quispamsis are those who have refined their split-entry conversion process into a repeatable, well-priced system: structural engineering pre-approved for common span widths, beam specifications ready for the typical 12-16 foot opening, and a crew that can complete the structural phase in days rather than weeks. Beyond the split-entry wave, Quispamsis is at a genuine inflection point. The town that built itself entirely on single-family suburban homes is now grappling with density — multi-unit buildings rising on Merritt Hill, the Hampton Road corridor being reimagined for mixed use, and a zoning bylaw rewrite that will reshape what can be built on residential lots. For contractors, this means the next decade brings not just renovation work on aging homes but new-construction opportunities in a community that still has land to develop and a population that keeps growing. The Kennebecasis Valley's combination of natural beauty, safety, excellent schools, and proximity to Saint John employment ensures that demand will continue to outpace supply — and that means work for contractors who know this market.
Our Services in Town of Quispamsis
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
Legal Rental Suites
Code-compliant rental suites that generate income
General Contracting
Full-service residential construction and renovation management
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