This commentary is by Rep. Laura Sibilia, I-Dover; Rep. Lisa Hango, R-Berkshire; Rep. Monique Priestley, D-Bradford; and Rep. Lucy Boyden, D-Cambridge.
Vermont is undergoing the most significant land-use regulation update in over 50 years. As Tier 2 and Tier 3 mapping and rulemaking under Act 181 of 2024 move forward, decisions are being made right now that will affect how Vermonters access their homes, and live on, build on and use their land. These decisions will shape our communities and our landscape for generations.
Yet many Vermonters who will be directly affected do not know what this will mean for their property. The only parcels not facing increased Act 250 jurisdiction compliance and financial pressure are those that are able to meet the Tier 1 requirements. This means most Vermont homeowners, landowners, and working land stewards will be touched by this process for designating automatic Act 250 jurisdiction.
We lead the rural caucus, a bipartisan coalition of legislators from different political parties and opposite corners of the state focused on policy impacts for Vermont’s rural spaces. We did not all agree on Act 181. But we do agree on this: when the government changes rules that affect use, access and value of your property, Vermonters deserve direct notice and a real chance to participate in an informed way before those changes take effect.
Most Vermonters live outside designated growth centers that qualify as Tier 1. Rural Vermonters have long been stewards of our forests, farms and waters — work that has benefited the entire state.
They own family land and want the next generation to have the same opportunity. They are small business owners, farmers and tradespeople. Vermont’s rural working lands communities already carry much of the responsibility for caring for our landscape. They deserve fairness and clarity as rules change.
We are introducing legislation to do four simple things (you can read a draft of the bill here):
- Direct notice: Landowners mapped in Tier 2 and Tier 3 must receive mailed notice before Tier 3 rules are finalized. Vermonters should not find out after the fact that new regulations apply to their home or land.
- Meaningful participation: People deserve a real opportunity to understand and comment before decisions affecting their property rights are finalized. Public trust depends on this.
- Continued progress on housing: Housing exemptions in previously identified growth areas remain active while this rulemaking process is completed. Our small towns, villages and local employers cannot afford any more uncertainty around the availability of housing.
- Fair property valuation: If new rules limit or change how land can reasonably be used, that reality must be considered in tax assessments. Not automatic tax cuts — just ensuring valuation is based on real development potential in light of these changes, beginning with the 2027 grand lists.
This bill does not undo Act 181 or weaken Act 250. It does not slow environmental progress or create loopholes. It makes sure Vermonters are notified and included before location-based rules take effect on their land and roads.
This is not a pause. It is a fairness fix.
Most Vermonters live outside Tier 1 areas and already do the work of caring for our forests, farms, and working lands. They deserve notice and a voice before rules change under their feet.
If you agree, please contact your legislators and ask them to support what we are calling the Rural Notice and Fair Implementation Act.
Environmental stewardship and respect for Vermonters must go hand in hand.
