Construction & Renovation Services in Shediac & Southeast Coast
The self-proclaimed Lobster Capital of the World anchors New Brunswick's Acadian Shore — a 60-kilometre stretch of Northumberland Strait coastline where cottage-to-year-round conversions, salt air corrosion, and coastal erosion reshape what it means to build and renovate by the sea.
Neighbourhoods We Serve in Shediac & Southeast Coast
Shediac & Southeast Coast Housing Stock & History
Shediac's housing stock tells the story of a community that evolved from year-round fishing and farming to seasonal tourism and now back toward permanent residence. The oldest surviving structures are Acadian farmhouses with steeply pitched roofs designed to shed Maritime snow. Mid-century cottages — many built with minimal foundations and seasonal-only insulation — line the coast from Pointe-du-Chêne through Grande-Digue. These cottages are the area's most active renovation segment, as owners invest $60,000 to $150,000 converting them into insulated, heated, plumbed year-round homes. Post-2000 construction includes contemporary waterfront homes built to modern code on engineered foundations, though their proximity to the eroding shoreline raises long-term viability questions. Roughly 30% of the housing stock has been developed since 2000, with most of the remainder split between pre-1960 cottages and 1960s-1980s bungalows.
Development History
The Mi'kmaq knew this place as Es-ed-ei-ik — 'running far in' — a reference to the distinctive turn of the coastline where the Northumberland Strait meets Shediac Bay. Acadians first arrived in 1751 during the exodus from peninsular Nova Scotia, initially warehousing supplies for French military resupply operations. Permanent Acadian settlement came between 1798 and 1805, concentrated east of the Scoudouc River in an area called La Batture for its abundant oyster beds. Shediac became a community of firsts: the first shipbuilding yard, the first steam sawmills in New Brunswick, and — in 1857 — the terminus of the first passenger railway line in the Maritimes. William Blizzard opened the area's first lobster processing plant in 1861, launching an industry that would define the town's identity worldwide. After the railway operations relocated to Moncton following a fire in 1872, Shediac reinvented itself around tourism and the lobster fishery. Parlee Beach emerged as one of Canada's warmest saltwater beaches, and the surrounding coastal communities — Pointe-du-Chêne, Grande-Digue, Cap-Pelé — developed as a patchwork of fishing villages, seasonal cottages, and Acadian farming settlements. Today, Acadians comprise roughly 75% of the population, and the area's construction market reflects two powerful trends: the conversion of seasonal cottages into year-round homes, and the continued demand for waterfront new builds on an increasingly vulnerable coastline.
Construction & Renovation Guide: Shediac & Southeast Coast
Building on the Acadian Shore demands a fundamentally different approach than inland construction. Every material choice, every fastener, every exterior detail must account for the corrosive reality of salt air arriving across the Northumberland Strait. The average annual cliff recession rate along this coast is 0.28 metres per year under natural conditions — and that rate is accelerating as reduced winter sea-ice coverage leaves the shoreline exposed to winter storms that formerly broke against ice shelves. Cottage conversions dominate the renovation market: taking a three-season structure with minimal insulation, no central heating, seasonal plumbing, and a rudimentary electrical system and transforming it into a code-compliant, year-round dwelling. This is not simple renovation work — it often requires foundation reinforcement or replacement, full insulation envelope installation, heating system design, water supply assessment, and septic system evaluation. The bilingual nature of the community (approximately 75% francophone) means contractors who can communicate in both English and French have a significant advantage, particularly when navigating permit applications and building inspections through Plan360.
Common Renovation Projects
- Cottage-to-year-round conversion — the signature project of the Acadian Shore, involving foundation work, full insulation envelope, heating system installation, plumbing winterization, electrical upgrade, and often a modern addition
- Salt-damage exterior restoration — replacing corroded siding, trim, fasteners, and flashing with marine-grade alternatives rated for coastal exposure
- Waterfront deck and outdoor living construction using pressure-treated or composite materials with stainless steel hardware rated for salt air
- Kitchen and bathroom renovation in converted cottages where original layouts were designed for seasonal use only
- Septic system replacement or upgrade for older properties being converted from seasonal to year-round occupancy
- Energy efficiency retrofits on older homes including spray foam insulation, triple-pane windows, and heat pump installation
Typical Renovation Costs in Shediac & Southeast Coast
Estimates based on typical project scope. Actual costs vary by project specifics, material choices, and site conditions.
Unique Construction Challenges
- Salt air corrosion destroys standard galvanized fasteners, flashing, and hardware within 3-5 years — marine-grade stainless steel (316 grade) or hot-dipped galvanized is mandatory for any exterior application
- Coastal erosion averaging 0.28m/year (accelerating with reduced ice cover) makes shoreline proximity a long-term structural risk — homes within 30 metres of the coast face the most significant exposure
- Cottage conversions frequently reveal original construction shortcuts: shallow footings below frost line, no vapour barrier, single-layer wall construction, and undersized electrical panels that were adequate for seasonal use but fail year-round demands
- Sandstone bedrock at variable depths (as shallow as 2 feet in some locations) can complicate excavation, septic installation, and well drilling — pre-construction geotechnical assessment is essential
- Coastal setback requirements enforced by Plan360 restrict new construction and major additions near the shoreline — consult flood risk mapping before designing waterfront projects
- Fair to poor natural drainage in low-lying areas combined with a high seasonal water table creates basement moisture challenges that require engineered drainage solutions
Foundation Types in Shediac & Southeast Coast
Foundation conditions along the Acadian Shore are shaped by the Pennsylvanian sandstone bedrock underlying the region, overlaid with glacial till deposits of wildly varying thickness — bedrock depth ranges from just 2 feet to 75 feet within the Shediac watershed alone. Older cottages were often set on concrete block piers or wooden posts with no true foundation, making them the most vulnerable to frost heaving and moisture intrusion when converted to year-round use. Modern year-round construction uses poured concrete foundations extending well below the 4-foot frost line, with exterior waterproofing membrane and perimeter drainage. Waterfront properties increasingly use helical pile foundations that minimize ground disturbance near the coast — critical both for structural stability on eroding shorelines and for protecting the shallow sandstone aquifer that supplies well water to many properties.
Common Foundation Issues
- Seasonal cottages on block piers or wood posts lack adequate frost protection for year-round use — conversion typically requires underpinning or new foundation construction
- Variable bedrock depth means some excavations hit sandstone at 2 feet while others reach 75 feet of glacial till — always budget for geotechnical surprises
- Shallow sandstone aquifer is vulnerable to disturbance during excavation — coastal construction near existing wells requires careful water supply assessment
- Salt spray and coastal moisture accelerate foundation deterioration — exterior waterproofing membrane is not optional on any structure within 500 metres of the coast
- Storm surge and spring tide flooding can affect low-lying foundations at Pointe-du-Chêne and along the Shediac Bay shoreline
Environmental Considerations in Shediac & Southeast Coast
Asbestos
LOW TO MODERATE RISKProbability in area homes: 15-30% in pre-1980 year-round homes; lower in cottages
Seasonal cottages that were never insulated or finished to residential standard tend to contain less asbestos than comparable-era homes elsewhere in NB. However, cottages that received mid-century upgrades — particularly vermiculite insulation (potentially Zonolite brand), vinyl floor tiles, or pipe wrap — may contain asbestos materials. Year-round homes from the 1950s-1970s in downtown Shediac carry the standard Atlantic Canadian asbestos risk profile. Any renovation disturbing walls, floors, or mechanical systems in pre-1990 structures should include asbestos testing by a qualified environmental consultant before demolition begins.
Common Asbestos-Containing Materials
- Vermiculite attic insulation (if Zonolite brand, likely contains asbestos)
- 9x9 inch vinyl floor tiles and black mastic adhesive in finished cottages
- Pipe wrap and duct tape on older heating systems
- Cement board siding on some 1960s-1970s structures
Radon
MODERATE TO HIGH RISKThe Pennsylvanian sandstone bedrock underlying the Shediac watershed naturally contains uranium-series elements that produce radon gas. New Brunswick is one of Canada's highest radon-risk provinces, with over 40% of tested homes in some southeastern regions exceeding Health Canada's guideline of 200 Bq/m³. Homes with basements in direct contact with bedrock or thin glacial till are at greatest risk. Cottage-to-year-round conversions present a particular concern: a cottage with an open crawlspace and good natural ventilation may have had manageable radon levels, but sealing, insulating, and finishing that same structure can dramatically increase indoor radon concentrations. Health Canada recommends testing every home, and long-term (90+ day) test kits are available from the NB Lung Association. Mitigation systems (sub-slab depressurization) typically cost $1,500-$3,000 and are highly effective.
Soil & Drainage
The Shediac area sits on the Maritime Plain, a generally flat surface rising gently from sea to land, composed of flat-lying Permian and Carboniferous rocks of shale, sandstone, and conglomerate. The surface is covered by glacial till deposits from the Pleistocene period. Drainage is fair to poor in low-lying areas — a persistent challenge for basements and septic systems. The porous sandstone bedrock serves as the primary aquifer for well water, but its permeability also means groundwater contamination travels quickly. In coastal zones, saltwater intrusion is an emerging concern as sea levels rise and storm surges push saline water further inland into the freshwater aquifer.
Drainage considerations: Low-lying areas throughout the Shediac watershed have fair to poor natural drainage. Any below-grade construction (basements, crawlspaces, in-ground pools) requires engineered perimeter drainage with sump pump systems. Coastal properties face the additional risk of tidal and storm-surge water intrusion — flood-resistant materials and backflow prevention devices are essential for properties within identified flood risk zones. Plan360 maintains updated coastal flood risk mapping that should be consulted before any waterfront development.
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 Shediac & Southeast Coast
Shediac's real estate market is bifurcated: the waterfront premium creates a massive gap between coastal and inland property values. Average listing prices cluster around $525,000 for all property types, but waterfront homes and properties near Parlee Beach can exceed $700,000 to over $2 million for premium lots. The market has softened slightly in 2025 (asking prices down approximately 4% with inventory up 17%), creating opportunities for cottage conversions — buying a $250,000-$350,000 seasonal cottage and investing $80,000-$150,000 in a full conversion can produce a year-round home worth $450,000-$600,000. Homeownership runs extremely high at 92%, with just 8% renting, reflecting the area's established family character. Rental potential is strongest in the summer tourism season, when proximity to Parlee Beach and the annual Lobster Festival drives vacation rental demand far above what comparable inland properties generate.
Market outlook: Stable with slight cooling — 4% price decrease alongside 17% inventory increase suggests a market that overheated during the 2020-2023 post-COVID Maritime migration and is now normalizing. Long-term fundamentals remain strong given Parlee Beach tourism appeal, proximity to Greater Moncton employment, and limited developable waterfront land.
Building Permits & Regulations in Shediac & Southeast Coast
Building permits in the Shediac area flow through two channels. Within the Town of Shediac's municipal boundaries, the town's own development department processes applications. For the surrounding unincorporated communities — Grande-Digue, Cap-Pelé, Cocagne, Scoudouc, Aboujagane, and Beaubassin East — Plan360 (the land-use planning division of the Southeast Regional Service Commission) handles all development and building permits. Plan360 operates a Shediac satellite office at 815A Bombardier Street (Route 15, Exit 37) reachable at 506-533-3637. Coastal development applications face additional scrutiny under provincial flood risk and coastal erosion mapping — Plan360 actively works to help communities adapt to coastal flood risk, and proposed construction near the shoreline may require environmental impact review. All electrical, plumbing, and gas installations require separate permits and inspection by NB Technical Inspection Services (1-888-659-3222) regardless of which authority issues the building permit. The National Building Code 2020 at Tier 2 energy efficiency applies province-wide.
Common Permits Required
- Building permit for any new construction, renovation altering structure, or change of use (cottage to year-round residence)
- Development permit for new lots, subdivisions, or commercial projects through Plan360
- Coastal development review for any construction within identified flood risk or erosion zones
- Electrical permit through NB Technical Inspection Services for all wiring work
- Plumbing permit through NB Technical Inspection Services for any water supply or drainage modification
- Septic system permit for new installation or upgrade (especially critical for cottage conversions)
- Demolition permit for removing existing structures
Heritage Considerations
While Shediac does not have formally designated municipal heritage districts, several properties carry heritage significance. The Pascal Poirier Historic House (1825) — birthplace of Canada's first Acadian senator — is recognized as a heritage property. The Shediac Bay Yacht Club is listed on the Register of Canada's Historic Places. Any renovation work on properties with heritage recognition should consult the NB Department of Tourism, Heritage and Culture regarding the Heritage Conservation Act (SNB 2009, c. H-4.05). Acadian architectural traditions — steeply pitched roofs, particular window proportions, and symmetrical facades — while not legally protected, are culturally valued and their preservation is encouraged by the community.
Zoning Notes
Plan360 administers zoning for the unincorporated areas, with medium-density residential zones typically following a 150-metre strip along public streets serviced by the Greater Shediac Sewerage Commission's public sewer system. Outside sewer service areas, lot sizes must accommodate private septic systems — minimum lot sizes vary by soil conditions and are determined through percolation testing. Coastal setback requirements apply to waterfront properties. The Beaubassin area includes zones designated for tourism-related development. Zoning variances require application through Plan360 with public notice.
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 Shediac & Southeast Coast
Every exterior fastener, bracket, connector, and piece of flashing within 1 kilometre of the Northumberland Strait must be marine-grade stainless steel (316) or hot-dipped galvanized — standard materials fail within 3-5 years of installation
Cottage-to-year-round conversions must be approached as near-complete rebuilds inside an existing shell — insulation, vapour barrier, heating, plumbing winterization, electrical panel upgrade, and foundation assessment are all mandatory, not optional
The Acadian Shore's francophone majority (75% in Shediac) means bilingual contractors have a practical advantage — permit applications, inspection communication, and neighbour coordination all benefit from French-English capability
Radon testing should precede any basement finishing or cottage conversion that reduces natural ventilation — the sandstone bedrock produces radon concentrations that frequently exceed Health Canada guidelines once a structure is sealed and insulated
Coastal properties must account for the 0.28m/year average erosion rate (accelerating) — a home built 15 metres from the shoreline today may have less than 5 metres of buffer in 30 years
Waterfront well water should be tested for saltwater intrusion before and after any nearby excavation work — the porous sandstone aquifer transmits contamination quickly
Wood-boring insects and marine organisms (particularly in structures near the tide line) require treated lumber specifications beyond standard residential construction
Parlee Beach proximity generates exceptional short-term rental income potential — renovation designs that incorporate lockable owner suites with separate guest entrances can maximize both personal use and rental revenue
Frequently Asked Questions: Renovations in Shediac & Southeast Coast
How much does a full cottage-to-year-round conversion cost in the Shediac area?
A comprehensive cottage conversion on the Acadian Shore typically runs $60,000-$150,000 depending on the cottage's original condition and the scope of work. A basic conversion (insulation, heating, plumbing winterization, electrical panel upgrade, basic kitchen and bathroom) falls in the $60,000-$85,000 range. A full conversion that includes foundation reinforcement, new insulation envelope, heating system, modernized kitchen and bathroom, and a small addition reaches $100,000-$150,000. Waterfront cottages often cost more due to marine-grade material requirements and coastal setback complications. Budget an additional $5,000-$15,000 for septic system upgrade or replacement if converting from seasonal to year-round use.
What are the coastal setback requirements for building near the Northumberland Strait?
New Brunswick's coastal setback requirements are administered by Plan360 (Southeast Regional Service Commission) for the Shediac area. The exact setback distance depends on the property's location within provincial flood risk and coastal erosion mapping. Properties in the highest-risk zones face the most restrictive development limitations. As a general reference, comparable Canadian jurisdictions require a 30-metre base setback plus 100 times the annual recession rate (approximately 0.28m/year along this coast, giving an additional ~28 metres). Contact Plan360's Shediac office at 506-533-3637 or visit plan360.ca to determine the specific setback requirements for your property before investing in design work.
Do I need a building permit to renovate a cottage in Grande-Digue or Cap-Pelé?
Yes. Grande-Digue, Cap-Pelé, Cocagne, and other unincorporated communities along the Acadian Shore fall under Plan360 (Southeast Regional Service Commission) for building permit administration. A building permit is required for any new construction, structural renovation, change of use (such as converting a seasonal cottage to year-round residence), or demolition. Interior cosmetic work (painting, flooring, cabinet refacing) typically does not require a building permit, but any work involving structural modification, electrical, plumbing, or heating systems does. Electrical and plumbing work requires separate permits through NB Technical Inspection Services (1-888-659-3222). Apply through Plan360's Shediac office at 815A Bombardier Street or call 506-533-3637.
Is radon a concern in Shediac-area homes?
Yes — the Pennsylvanian sandstone bedrock underlying the Shediac watershed naturally produces radon gas, and New Brunswick is one of Canada's highest radon-risk provinces. Over 40% of homes tested in some southeastern NB regions exceed Health Canada's 200 Bq/m³ action guideline. Homes with basements in direct contact with bedrock or thin soil cover are at greatest risk. Cottage conversions are a particular concern: sealing and insulating a previously ventilated structure can dramatically increase indoor radon levels. Health Canada recommends testing every home with a long-term (90+ day) test kit, available from the NB Lung Association. If levels exceed the guideline, a sub-slab depressurization system ($1,500-$3,000 installed) is highly effective.
What materials should I use for exterior construction near the coast?
The Northumberland Strait's salt air environment destroys standard construction materials rapidly. All exterior fasteners must be 316-grade stainless steel or hot-dipped galvanized — regular galvanized screws and nails will corrode within 3-5 years. Siding options that perform well include fibre cement (HardiePlank), marine-grade vinyl, and cedar with marine-rated stain. Avoid standard steel flashing, aluminum in contact with pressure-treated wood (galvanic corrosion), and untreated softwood trim. Deck construction should use pressure-treated lumber (minimum 0.40 retention) or composite decking with stainless steel connectors. Windows should be vinyl or fibreglass (not aluminum) to avoid salt corrosion. Budget 15-25% above standard material costs for marine-grade upgrades — the investment pays for itself by eliminating premature replacement cycles.
How does the bilingual nature of the community affect renovation projects?
Shediac and the surrounding Acadian Shore communities are approximately 75% francophone. While most residents are bilingual, French is the daily language of business, community, and government for the majority. Building permit applications through Plan360 are available in both languages, and NB Technical Inspection Services operates bilingually. Contractors who can communicate in French have a practical advantage — not just for client communication, but for navigating municipal processes, coordinating with francophone subcontractors, and managing neighbour relations during construction. If you're hiring a contractor from Greater Moncton who operates primarily in English, ensure they have bilingual project management capability for the on-site work.
About Shediac & Southeast Coast
The Acadian Shore is not just a coastline — it is a cultural landscape where construction decisions carry community weight. Renovating here means working within a francophone majority that values its architectural heritage, its lobster fishery traditions, and its relationship with the Northumberland Strait. The annual Lobster Festival (running since 1949) transforms Shediac every July, and properties designed to accommodate summer rental guests while maintaining owner privacy generate exceptional income during this peak season. Parlee Beach draws over 100,000 visitors annually, making the beach's proximity the single largest driver of property values. But the coast is changing — reduced winter sea-ice coverage since the 2000s has left shorelines exposed to storms that previously broke against ice, accelerating erosion that threatens properties built too close to the water. The Red Dot Association of Shediac Bay, founded in 2014, monitors wetland erosion and advocates for responsible coastal development. Contractors working on the Acadian Shore should understand that building here is building on borrowed land — the Strait takes a little more each year, and every design decision should account for that reality.
Our Services in Shediac & Southeast Coast
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Kitchen Renovations
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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
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