Meet Erica, a research analyst at Helio Urban Development – a Nova Scotia-based builder and general contractor specializing in fixed-price residential projects. Helio's one-stop team delivers everything from single-family homes and custom home builds to multi-unit complexes. Today, Erica explores East Hants, a fast-growing region of Nova Scotia just outside Halifax. She'll highlight development and building opportunities across East Hants communities – Enfield, Elmsdale, Lantz, Mount Uniacke, and Shubenacadie – covering all product types: duplexes, triplexes, fourplexes, row houses, townhouses, multi-family developments, and rental apartments.
Whether you're dreaming of a bespoke family home or investor-friendly properties for rental income, East Hants offers exciting potential.
East Hants (Municipality of East Hants) is known as a development-friendly region with surging housing demand. Located in central Nova Scotia about 30–40 minutes from downtown Halifax, East Hants encompasses both suburban-style communities along Highway 102 (the "Corridor" near Halifax Stanfield Airport) and more rural villages. The population has spiked to roughly 25,800 as of 2023, growing faster than almost anywhere else in the province. In fact, almost 1,000 new residents arrived in a single year, a 3.8% jump, second only to Halifax region itself.
Municipal planners anticipate enough new housing for 18,000 more people over the next 20 years. Building activity is booming – East Hants now issues over 300 building permits per year, more than triple the rate a decade ago. Clearly, new construction in East Hants is on the rise and the demand is there (every new apartment is leased almost immediately, officials note).
From a regulatory standpoint, East Hants generally makes development straightforward. Like most NS municipalities, there are standard rules on set-backs, lot coverage, height, and parking to follow. For example, typical suburban residential zones require a front yard set-back of ~7.5 m, rear ~10 m, and side ~1.8 m. Lot coverage (the percentage of the lot a building footprint can cover) is often capped around 50%, ensuring some yard space remains.
Building height limits in low-density zones usually top out at about 2.5 storeys (approximately 11 m), which accommodates most single-family and townhouse designs. Developers also must meet off-street parking requirements – typically at least one or two spots per unit, so new homes or duplexes need driveways/garages to handle resident vehicles.
Beyond these basics, East Hants' planning staff and council have shown flexibility to encourage growth. The municipality has modernized its permitting (moving toward e-permits) and even amended zoning to allow accessory suites in all residential areas.
This means a homeowner in an R1 zone can add a secondary suite for rental income or extended family, as long as the lot meets size minimums and code – a big plus for investor-friendly properties. Overall, East Hants welcomes builders: as a local general contractor in East Hants, Helio appreciates the pro-development atmosphere, clear rules, and collaborative municipal approach that help keep projects on schedule and on budget.
Located in the Uniacke & Rawdon region of East Hants, Mount Uniacke lies to the southwest of the Corridor communities. It sits roughly 40 km northwest of Halifax, along Highway 101 heading toward the Annapolis Valley. Commuters can reach Lower Sackville (a Halifax suburb) in about 20 minutes and downtown Halifax in around 35 minutes, making Mt. Uniacke a feasible home base for city workers seeking a more rural lifestyle.
The community is known for its scenic lakes (like Lake Martha and Uniacke Lake), wooded subdivisions, and the Uniacke Estate Museum Park. With a regional population of ~4,959 in 2021, the Uniacke area experienced a healthy 5.3% population growth from 2016–2021, reflecting its rising popularity.
Mount Uniacke also hosts East Hants' fastest growing industrial park – the Uniacke Business Park – which brings jobs and workers who need housing.
Mount Uniacke is a bit different from Enfield/Elmsdale/Lantz in that much of it is on well and septic systems (especially residential properties). Municipal water service exists in some parts (the business park and a few newer subdivisions might have central systems), but many custom home builds here are on larger lots to accommodate septic fields.
That means typical lot sizes are larger – often one acre or more for single-unit dwellings – as per rural zoning requirements. This opens the door for investor-friendly properties like small multi-units if planned wisely.
For instance, a savvy builder could create a row of townhouses on a large parcel in Mount Uniacke using a common well and septic system (or individual ones per unit), subject to provincial approvals. East Hants' Land Use Bylaw does have rural residential zones that permit two-unit dwellings (duplexes) outright, and anything denser would likely require rezoning or a development agreement.
The municipality is actively looking at a Secondary Planning Strategy for Uniacke, which could introduce new zones to allow townhome communities or cluster developments.
In short, Mount Uniacke is ideal for row houses and townhomes due to moderate land costs and available land – a builder can acquire a sizable lot here much cheaper than in HRM, making multi-unit projects financially attractive. The key considerations will be servicing (ensuring water supply and sewage disposal) and adhering to building code requirements for fire safety, since attached units would need proper fire separations.
Many existing homes in Mount Uniacke are single-family, but there's a trend of adding secondary suites to those homes (especially as East Hants now allows secondary suites in any residential zone). This is creating more rental units without changing the look of neighborhoods. Meanwhile, a few small-scale developers have built duplex bungalows and sold them as an affordable option for first-time buyers who want to live in Uniacke.
There is also investor interest in creating lakefront condo-style communities – think of a pocket of semi-detached or townhouses around a lake, marketed as a mix of year-round residences and recreational properties. Zoning would need to permit multiple units in a cluster (perhaps via a condo corporation structure), but it's a concept gaining traction.
Helio sees Mount Uniacke as a bit of a "blank slate" opportunity: the demand for housing is there (the 5.3% growth was strong), yet the area is not overbuilt. A general contractor with knowledge of both rural building and multi-unit design (like Helio) can really shine here by delivering innovative housing types. With the upcoming planning strategy updates, Mount Uniacke may soon welcome its first modern townhouse subdivision – a great complement to its spacious country lots.
East Hants supports a spectrum of residential product types, each with its own considerations under the National Building Code and municipal bylaws. Here's a high-level look at these housing types – from single homes to multi-unit buildings – and some key building code or permitting basics to keep in mind for each:
A standalone house for one family is the simplest form of development. It typically sits on its own lot and only needs to meet basic code requirements – think proper foundation, structural framing, and so on – without the extra fire separation walls required for multi-unit buildings. In East Hants, single-family homes are usually allowed in all residential zones.
You must follow the setback rules (e.g. keep that 7.5 m front yard clearance) and not exceed lot coverage or height limits. From a builder's perspective, this is a straightforward build – no shared walls or complicated mechanical sharing. Custom home builds (where the house is designed to the owner's specs) fall in this category.
Just ensure you have the lot size needed if you plan to add an accessory suite or garage suite down the line (East Hants allows them on any single-family lot that can fit them). Parking is usually required for at least 2 cars per house (driveway or garage), so plan driveway space accordingly.
A duplex is essentially two homes attached by a common wall (either side-by-side units or up-and-down units). This product is popular with investors and families wanting a mortgage-helper unit. Building code-wise, the key difference is the fire separation between units – duplexes must have a proper fire-rated party wall (or floor/ceiling assembly) that slows fire spread between the two dwellings. They also need separate exits for each unit (each unit should have its own entrance/exit door).
When designing a duplex, a builder must consider sound insulation too (for comfort, beyond the code minimum). Utilities can be shared or split; many investors prefer to have separate power meters for each unit.
East Hants' R2 zoning permits duplexes and semi-detached houses in many areas, and the municipality may have slightly stricter parking minimums for them – often two parking spaces per unit (so four total for a duplex) to ensure each household has sufficient parking.
Overall, duplexes are a great "missing middle" option – code compliant designs are well-established, and East Hants welcomes them as a gentle density increase.
These are small multi-family developments containing three or four units, respectively, in one building. They can be laid out in various configurations (e.g. fourplexes might be two up, two down, or four side-by-side in a row). Under building code, once you exceed two units, you're still generally in the realm of Part 9 (the house code) if the building is small enough, but you have some additional requirements.
For example, fire separation is required between each pair of units (walls and/or floors), and more complex life safety features come in: you might need interconnected smoke alarms across units, emergency lighting in common areas or exits, and possibly a sprinkler system if the building area or height goes beyond certain limits.
East Hants often treats triplexes/fourplexes like a multi-unit dwelling use – meaning you may need at least an R3 zoning or a site plan approval. Each unit will need at least one (if not two) parking spots, so a fourplex could require 4–8 parking spaces on site per bylaws. This can dictate site design (expect to allocate space for a parking lot or driveways).
A perk in East Hants: village core areas are being primed to allow up to 4-unit buildings more easily as-of-right, so opportunities for triplex/fourplex construction are growing. These small multis are excellent rental property investments – they offer economies of scale (one foundation, one roof for multiple income units) but are still simple enough to build with standard materials.
Just be sure to work with a general contractor who knows the code nuances – e.g., using a fire-rated drywall and stud assembly between units, proper soundproofing, and ensuring each unit has the necessary egress windows and exits.
Row houses (or townhomes) consist of multiple attached units in a linear row, each with its own exterior entrance. In East Hants, you might see 3-6 townhouses in one row as a common configuration. Each unit is typically on a separate lot (in freehold townhouse scenarios) or part of a condo corporation.
The building code treats each townhouse unit as a separate "house" if they are divided by proper fire separation walls that extend through the attic and to the foundation – essentially creating independent fire compartments. These fire walls (often a double-stud wall with fire-rated drywall or masonry) are critical: they must achieve a fire-resistance rating (usually 1 hour or more) to prevent fire from quickly jumping unit to unit.
Townhouses in places like Mount Uniacke or Enfield are a strong choice to achieve affordability (land cost per unit is low when land is shared). With Helio's experience in real estate development, we ensure row house projects meet all code requirements for fire and structural safety, while delivering efficient, appealing designs.
Row houses also require careful design for sound insulation and utilities routing (sometimes each unit has its own plumbing and heating systems, or there may be some shared elements). From a zoning perspective, townhouses are usually allowed in higher-density residential zones; East Hants may allow them in R2 or R3 zones under certain conditions (like a max number of units in a row, and a minimum lot width per unit).
One building code consideration is that end-units of a row might need spatial separation on the outer side (i.e., windows are allowed on the end walls only if set-back from the property line sufficiently, to prevent fire spread to neighboring properties). Parking for townhouses can be tricky if the lots are narrow – commonly each townhouse has a driveway for 1-2 cars in front.
When you get into larger rental apartments or condo apartment buildings (say 5 units, 12 units, 50 units, etc. in one building), the project falls into a bigger scale category. These are often three-storey walk-ups or even mid-rise buildings in urban settings. In East Hants, "as-of-right" multi-unit buildings are currently capped at 12 units in village core zones, but that may increase to 16 units; anything larger would likely need a development agreement or be part of a master-planned project like in Lantz.
Building code requirements for these structures are more involved – once a building is over 600 m² in area or above 3 storeys, it typically triggers Part 3 of the National Building Code, meaning you need the design stamped by an architect/engineer and must include systems like sprinklers, fire alarm systems, and barrier-free (accessible) design elements.
Even for smaller apartments (e.g., an 8-unit three-storey), East Hants will require things like a fire safety plan, and compliance with accessibility (a certain percentage of units may need to meet accessibility standards, or an elevator might be required if over three floors). Site planning must handle greater parking needs – often 1.5 spaces per unit is a guideline, plus some visitor parking.
Stormwater management and landscaping also become bigger factors when you cover more lot area with a building and parking lot. Despite the complexity, East Hants is encouraging more of these multi-family developments, given the housing demand.
As a developer, aligning with those goals (for example, designing an apartment that includes some affordable units or seniors' units) could even streamline approvals. Helio approaches these projects by assembling the right team (surveyors, architects, engineers) to navigate permitting and code compliance.
Key code considerations we manage include: proper fire-rated floor assemblies between every apartment level, high-capacity heating and ventilation systems, and ensuring all exits meet fire code (e.g., enclosed stairwells with fire doors if required). The result is a safe, modern apartment building that can provide much-needed housing in East Hants.
If you plan to build and hold an apartment as a long-term rental property investment, note that you can seek specialized financing (like CMHC's rental construction programs) which have their own criteria, including strict adherence to these building standards.
In all cases, whether it's a single-family home or a 50-unit complex, Helio's fixed-price model means we handle the complexity while guaranteeing the cost upfront. Each product type has its own challenges, but with sound knowledge of the National Building Code and local bylaws, our team ensures your East Hants project is fully compliant. From obtaining development permits to final occupancy, we've got you covered so you can build with confidence.
Building in East Hants not only benefits from a strong market but also from various incentives and programs that can improve project viability. While East Hants doesn't have a specific municipal grant for most private developments, it actively participates in broader initiatives to spur housing construction:
East Hants was selected for the federal Housing Accelerator Fund, committing to add 1,186 housing units over the next three years. As part of this, the municipality is implementing pro-housing measures. For example, building permit fees for accessory dwelling units have been waived for three years. If you're adding a secondary suite to a home in East Hants, you'll save on permit costs.
The municipality is also streamlining approvals (with a new e-permitting system and extra building inspection capacity) to speed up construction. For developers, a faster, more predictable permit process can translate to cost savings.
While not a direct cash incentive, the planned increase of as-of-right density in serviced areas (from 12 to 16 units) is a form of incentive – it allows developers to build more units on the same parcel, improving project economics. East Hants is reviewing planning documents to encourage greater housing density in places like Enfield, Elmsdale, Lantz, and Shubenacadie. If you include some affordable units or meet certain criteria, you might also find the municipality supportive through discretionary approvals.
Nova Scotia offers a few programs beneficial to builders and buyers in East Hants:
The Nova Scotia First-Time Home Buyers Rebate can put money back in your buyers' pockets. It provides a rebate of up to $3,000 on newly built homes for eligible first-time buyers. Essentially, it refunds 18.75% of the provincial portion of HST on a new home purchase. This incentive makes buying a new construction home in East Hants more attractive, expanding your pool of potential buyers if you're building to sell.
The Down Payment Assistance Program (DPAP) is another provincial help: it offers interest-free loans up to 5% of the purchase price to first-time buyers who need help with the down payment. Notably, East Hants is included in the top tier of this program – homes up to $500,000 in East Hants qualify (the same as Halifax). This means if you build modestly priced homes or semis in East Hants, first-timers can access this loan to buy, which broadens your market. In practical terms, a new semi-detached in Lantz priced at $400,000 could see an eligible buyer get a $20,000 interest-free loan from DPAP for their down payment.
Through the National Housing Strategy, CMHC (Canada Mortgage and Housing Corporation) provides several funding programs that East Hants builders can tap into, especially for rental or affordable housing projects. For instance, CMHC's Affordable Housing programs offer low-interest or even forgivable loans to projects that create affordable units. There's also the Rental Construction Financing Initiative (RCFI) and Affordable Housing Innovation Fund, which provide favorable financing for new rental apartments.
If you plan a multi-unit rental development in East Hants (like a 24-unit apartment building with some below-market rents), you could apply for these federal funds to cover a chunk of construction costs. Similarly, CMHC mortgage loan insurance programs (like MLI Select) can allow lower interest rates and higher loan-to-value for multi-unit projects that meet energy efficiency or affordability criteria – improving your project's financial feasibility.
While East Hants is largely a market-driven development area, affordable housing is on the radar. The HAF initiatives and planning strategy reviews aim to make it easier to include affordable units. Additionally, developers can partner with nonprofits or avail federal forgivable loans for affordable housing construction.
If you're open to dedicating a percentage of units as affordable (for example, below 80% of median market rent), you could potentially get grants or forgiveable financing from CMHC's co-investment fund or Nova Scotia's Affordable Housing programs. These can significantly offset construction costs.
Helio's fixed-price model plays nicely with these incentives. For example, if you secure a CMHC low-interest loan or a $3,000 rebate for your project, those savings are yours – since our build cost is locked in upfront, any bonus effectively improves your bottom line. We handle the paperwork and coordination required for permits or funding compliance as part of our general contracting service. Our goal is to leverage all available tools to reduce your out-of-pocket costs. Whether it's guiding you through a HST rebate application or designing your build to meet criteria for a forgivable loan, Helio is there every step of the way.
East Hants is truly a region of opportunity for residential development. From Enfield's commuter-friendly subdivisions to Lantz's large-scale projects, and from Mount Uniacke's spacious townhome potential to Shubenacadie's village revitalization, each community offers unique advantages for builders and homebuyers alike. The municipality's development-friendly policies – reasonable regulations, open zoning for duplexes and secondary suites, and new incentives like fee waivers – make it easier than ever to turn a vision into reality.
With Helio Urban Development as your partner, you get a one-stop solution: we handle real estate development planning, navigate East Hants' permitting processes, and execute quality construction – all on a fixed-price contract that guarantees no budget surprises. Whether you want to craft a custom lakefront home in Mount Uniacke, build an investor-friendly fourplex in Elmsdale, or launch a row of modern townhouses in Lantz, Helio's team has the local insight and expertise to deliver. We've built our reputation on transparency, efficiency, and client satisfaction, acting as both consultant and general contractor to streamline projects from concept to completion.
We're excited to help you capitalize on the tremendous opportunities in Enfield, Elmsdale, Lantz, Mount Uniacke, Shubenacadie and beyond. Contact us today for a free consultation, and let's start building your future in East Hants.
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