Deck chairs overlook West Neck harbor at 37 E. Brander Parkway, which boasts 220 feet of prime bulkheaded waterfront property on New York’s Shelter Island — replete with a deep water dock and a gunite pool with water views. A comprehensive 2016 renovation enhanced the home’s long-term resiliency, adding all new mechanicals while preserving its timeless charm.

They’re not just breathtaking: they’re built for it. Here’s the skinny dip on what it takes to design — and maintain — a house on or near the water.

To many, waterfront living is living the dream. Whether it’s the crashing ocean waves, a harbor’s gentle lapping, morning fog over a river, or a lake’s reflective sparkle, there’s an innate human draw to be by the water — a call that’s heard all the louder as summer rounds the bend.

Our moods aren’t the only things influenced by proximity to water: it also affects buildings. Being in a shorefront or wetlands environment impacts just about everything about a house, from initial site planning to everyday upkeep. “Waterfront properties often come with regulatory constraints and unique design challenges,” explains Paul DiLandro, whose firm, DiLandro Andrews Engineering, specializes in luxury residential and commercial projects across the Hamptons and surrounding communities on Long Island’s East End. “But with the right planning and materials, these challenges are totally manageable.”

If you’re considering buying, building, or renovating a home at water’s edge, here are some factors to keep in mind.

Nature leads the design process.

24 Lakeside Drive | Montauk, NY

It should come as no surprise that environmental impact is the single most important aspect of coastal homebuilding.

Like mermaids and (possibly) the Loch Ness Monster, there’s no such thing as an out-of-the-box waterfront house. Each and every one is a bespoke production, following a singular design dictated by the unique circumstances of its site. The end result represents a careful balance of natural realities, impervious surfaces, and finally, the lifestyle specifications of the client pursuant to those dimensions.

DiLandro says to approach environmental impact not as one checkbox, but as a series of individual line items — then addressing each with a mindset of prolonging or preventing adverse consequences on the land, the structure(s), and their surroundings. Having a strategy in place to help mitigate any foreseeable challenge can make all the difference in a project from going, literally and figuratively, under water.

These include (but are hardly limited to):

The Ground: Before advising design, a Standard Penetration Test (SPT) is performed to test soil composition, which determines the foundation decision and structural approach. Certain soil types, typically those surrounding wetlands, require piles — slender columns of steel, concrete, or timber that are first driven deep into the ground to transfer loads from the structure above.

The Water: Consulting the latest FEMA Flood Maps is often the first step to determining what can be built on coastal parcels (and how). FEMA is legally required to review and update these maps every five years, an in-depth process that accounts for topographical changes and other factors that may impact risk. As such, they’re an essential starting point in determining the site requirements and necessary elevation for any coastal dwelling.

The Drainage: Stormwater management prevents pollution, flooding, erosion, and biodiversity loss, which are all the more devastating in sensitive coastal areas. Therefore, all projects must adhere to all applicable regulations, including those set by state DEC and local building codes, to name a few.

The Moisture: Humidity and condensation not only exacerbates exterior wear and tear, but dealing with it is essential for resident health and comfort. Mechanical, electrical, and plumbing (MEP) systems should be carefully considered for clean air. Purposefully-selected materials, such as high-durability siding, can protect the home’s structure from weather extremes.

The Wind: Coastal winds are no joke. In certain areas, such as in hurricane zones or on any direct oceanfront parcels, homes must be engineered to anticipate the burden of significant lateral and uplift loads they might endure during potentially catastrophic extreme wind events. Wind maps provide insight into the highest wind speeds so designers can act accordingly.

Special rules generally apply.

24 Lakeside Drive | Montauk, NY

You can’t beat Mother Nature, and following her lead isn’t just the smart thing to do: it’s usually the law, too. “Strict municipal regulations, particularly around drainage and wetlands, are in place to protect the natural landscape, ensuring that any development respects these delicate ecosystems,” explains DiLandro. “With the desirability of living in a coastal environment comes the responsibility to protect it.”

Understanding the rules, and the concepts behind them, aren’t just necessary from a legal point of view, but to ensure the longevity of the home itself.

Zoning: Every municipality has them no matter where you build. With waterfront parcels comes another layer, both locally and sometimes at the state and federal levels.

Pollution: In New York State, the SPDES program was created to limit pollutant discharge from construction sites, whether through wastewater or stormwater. SPDES-permitted projects are required to implement a Stormwater Pollution Prevention Plan (SWPPP), outlining projects to control runoff, reduce sedimentation, and protect surrounding water bodies.

Most challenges can be solved.

A little good engineering goes a long way. In the practice of modern residential architecture, structural engineering acts as the bridge between design intent, performance, and comfort. It’s the silent partner rendering the precision that not only makes some of the most coveted attributes possible — refined attributes soaring ceilings, expansive open floor plans, and the like — but keeps them looking good over time, reflecting (and protecting) their owners’ investments.

Technology & Risk Mitigation: Advanced tools and predictive analytics, including (but not limited to) 3D modeling and a process called finite analysis, helps identify vulnerabilities and enhance disaster preparedness.

Resilience & Disaster-Ready Design: Structural engineers are prioritizing designs that withstand natural disasters, improving safety and durability. This requires not only technical skill but a deep understanding of the site’s environmental conditions and local permitting landscape (and, of course, the client’s design expectations). Resilient materials and construction techniques provide the first-line defense against strong winds and coastal storms. Carefully engineered structural systems can protect from the burdens of lateral forces while still allowing features like glass facades and minimal solid walls that let in those coveted views.

Sustainable Add-Ons: Solutions like green roofs, rain gardens, and rain harvesting can not only allay some of the environmental concerns above, but also enhance property value and create safer living environments (and in some areas, they may even qualify for tax abatements). Solar panels, along with geothermal heating and cooling, are practical and increasingly popular choices for coastal home sites with logistical benefits.

37 E. Brander Parkway | Shelter Island, NY

It’s all worth it.

Homeownership is always a journey — and isn’t every journey better with a view? While living near the water brings a few extra things to think about, like how salty air or fluctuating water levels might affect your home over time, it all pays off. By going in informed, and ensuring your shorefront property is prepared for the challenges it may face, you’ll help protect your asset and ensure your ability to enjoy it for years to come.

Find a home at water’s edge.