Prince Edward Island, with its stunning coastline and serene waters, offers an idyllic setting for waterfront living. Whether you dream of waking up to the gentle lapping of waves or having direct access to the ocean for boating and fishing, a waterfront property here is a truly special investment. However, these unique homes come with unique considerations. To ensure your dream doesn't turn into a nightmare, here are five crucial things to look for when buying a waterfront property in PEI.

1. Shoreline Stability and Erosion

This is perhaps the most critical factor. PEI's coastline is beautiful but can be susceptible to erosion, especially during storms or with rising sea levels. Before falling in love with a view, investigate the stability of the shoreline.

• Look for signs of erosion: Are there visible signs of crumbling cliffs, receding banks, or exposed tree roots?

• Ask about past issues: Inquire with the current owner or neighbours about any history of erosion or shoreline protection efforts.

• Consider a geological survey: For peace of mind, especially with significant cliffs, a professional assessment can provide crucial information about the long-term stability of the land.

Protecting your investment means understanding the land it sits on.

2. Water Access and Usage Rights

Not all waterfront properties offer the same type of access, and understanding your rights is essential.

• Direct vs. Indirect Access: Does the property have direct, private access to the water, or is there a public right-of-way or shared access point?

• Docking and Mooring: If you plan to have a boat, is there an existing dock, or is it permissible and feasible to build one? What are the local regulations and permits required for private docks or moorings?

• Waterfront Zoning: Check local zoning bylaws. They can dictate what you can and cannot do along the shoreline, including construction setbacks, vegetation removal, and permitted activities.

Clarifying these points upfront will prevent future disappointments.

3. Flood Zones and Insurance

Living by the water inherently carries a risk of flooding, especially with severe weather events becoming more common.

• Flood Zone Mapping: Consult federal and provincial flood maps to determine if the property is located in a designated flood zone.

• Insurance Costs: Properties in flood zones often require specific flood insurance, which can be expensive. Get quotes for property and flood insurance early in the process to understand the true cost of ownership.

• Elevation: Consider the elevation of the home relative to the high tide line and anticipated storm surges.

Being prepared for potential water-related incidents is a must for waterfront homeowners.

4. Septic Systems and Well Water

Many waterfront properties, particularly those outside major towns, rely on private septic systems and well water. Their proximity to the water makes their condition even more critical.

• Septic System Inspection: A thorough inspection of the septic system is non-negotiable. Malfunctioning systems near water bodies can lead to serious environmental contamination and costly repairs. Ensure it meets current environmental regulations.

• Well Water Quality and Quantity: Test the well water for potability, mineral content, and flow rate. Proximity to the ocean can sometimes affect groundwater, though this is less common in PEI's freshwater aquifers. Ensure there's enough water for your household needs.

These essential utilities are vital to the health and safety of your home.

5. Environmental Regulations and Building Restrictions

PEI has strict environmental regulations designed to protect its delicate coastal ecosystems. These rules can impact what you can do on your property.

• Setback Requirements: There are often strict setback rules for any new construction or renovations near the high water mark. Understand these limitations before planning any additions or landscaping.

• Vegetation Protection: Removing natural vegetation along the shoreline may be restricted, as it plays a crucial role in preventing erosion.

• Permits: Be prepared for a potentially longer permit process for any construction near the water, as environmental assessments may be required.

Working with a local REALTOR® who specializes in waterfront properties can be invaluable. They will have a deep understanding of these unique considerations and can guide you through the complexities of finding your perfect piece of PEI paradise.

Thinking of making your waterfront dream a reality in PEI? Let's chat!