Can I build a new cottage on a Lake Erie lot?

Possibly, but you will likely need a permit from the conservation authority as well as a building permit, and hazard setbacks can limit where the building goes. Ask the authority before you buy the lot.

What happens to permits after the conservation authorities merge?

From February 1, 2027 the local authorities along our shore become two regional authorities. Until then, apply to the current authority. We will update this guide once the new authorities publish their process.

Buying on the Lake Erie shoreline in Elgin

Buying on the Lake Erie shore

Land along the Lake Erie shore is regulated for flooding, erosion and dynamic beaches, so building, adding on or even grading near the water usually needs a permit from the local conservation authority under Ontario Regulation 41/24. Before you buy, find out which authority covers the property, what its hazard mapping shows, and what the seller has built or repaired, with or without permits.

By Mark, Darlene and Candace Hulst, 6 min read, Updated September 26, 2026

Why the shoreline is different

Parts of the shore sit on bluffs above the water, while the port villages (Port Stanley, Port Bruce, Port Burwell) sit at creek mouths. Bluffs erode and low ground floods, and both can change what a property is worth and what you may build. That is why the province regulates development in hazard areas along the Great Lakes shoreline.

The rules: Ontario Regulation 41/24

Since April 1, 2024, one provincial regulation, O. Reg. 41/24 (Prohibited Activities, Exemptions and Permits), has replaced the 36 separate conservation authority regulations. It applies to areas near the Great Lakes shoreline, among others. In those areas, development (building, adding on, placing fill, altering the shoreline) is prohibited without a permit from the conservation authority.

Which conservation authority?

Along our stretch of the Lake Erie shore, from west to east:

Conservation authorities on the Elgin and Norfolk shore (as of 2026-09-26)
Shoreline	Authority now	From February 1, 2027
West Elgin, Dutton/Dunwich and western Southwold creeks	Lower Thames Valley	Western Lake Erie Regional
Port Stanley and the Kettle Creek watershed	Kettle Creek	Eastern Lake Erie Regional
Port Bruce and the Catfish Creek watershed	Catfish Creek	Eastern Lake Erie Regional
Port Burwell east to Port Dover (about 200 km of Lake Erie shore)	Long Point Region	Eastern Lake Erie Regional

Ontario's 36 conservation authorities are due to amalgamate into 9 regional authorities on February 1, 2027. Check the authority's current site for the exact boundary of any property.

Before you make an offer

For any lakeshore property:

Ask the conservation authority whether the lot is in a regulated area, and what its hazard mapping shows.
Ask the seller for permits for the house, additions, decks, stairs to the beach and any shoreline protection, and check them with the authority and the municipality.
Get a survey and look at how close the house sits to the top of the bluff or the high-water line.
Talk to your insurer before you firm up: ask exactly what flood and erosion damage is and is not covered.
Visit after a storm or in early spring, not just on a calm summer day.

The lake villages

Port Stanley has the busiest market and a Blue Flag main beach; Port Bruce, in Malahide, is a small hamlet with a day-use provincial beach; Port Burwell, in Bayham, has a lighthouse, a beach and a big provincial park; and Port Dover is Norfolk's harbour town. See every Lake Erie waterfront listing.

Before you move ahead

Identify the conservation authority for the lot
Check regulated-area and hazard mapping
Collect permits for the house, additions, stairs and shoreline work
Survey showing the bluff top or high-water line
Insurance quote with flood and erosion terms in writing
Offer conditional on the above

General information for Ontario buyers and sellers, current as of September 26, 2026. It is not legal, tax or financial advice. Rules and rates change, so confirm the details for your own purchase or sale with your lawyer, lender or accountant.

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