Building permits, zoning and land rules in Orleans County, Vermont
90Index Score / 100 #1 of 14 in Vermont
Orleans County, Vermont has no county building permit and no county zoning, because Vermont gives those powers to towns and cities, not counties12. Where a town has adopted bylaws, the town issues the building permit and sets zoning34. Septic permits, well permits and water-supply permits for every address in Orleans County come from the state, through the Vermont DEC regional office, not from the town56.
At a glance
Building permit
No county permit; a municipal land-use permit is required where a town has adopted bylaws73
Zoning
No countywide zoning; town rules vary, with verified examples in Derby and Barton894
Septic and water
State permits generally apply to new or modified wastewater systems, potable supplies and wells10511
Owner-builder
A qualifying owner-built, owner-occupied home can be exempt from residential energy standards, but not other approvals1213
RV living
Countywide residential RV occupancy was not confirmed; Derby regulates RVs used as campground camping units14
Tiny or accessory home
Tiny-home occupancy was not confirmed; Derby allows a qualifying accessory dwelling subject to siting and capacity rules15
Driveway access
A written permit comes from the state for a state highway or the municipality for a town highway16
Subdivision
A state wastewater permit and any adopted municipal subdivision bylaws may both apply1718
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Do you need a building permit in Orleans County, Vermont?
Orleans County does not issue a county residential building permit, because Vermont gives counties no authority to require building permits or adopt building codes71. That does not end the building permit check. Vermont law requires a municipal permit before land development begins wherever a municipality has adopted bylaws3. The applicable answer therefore depends on the town and the project.
Vermont does not have a comprehensive statewide construction code for single-family and low-rise multifamily buildings, although statewide residential energy standards apply19. Where a Vermont building inspector has jurisdiction, the inspector examines work during construction and may require changes or stop unsafe work20. State inspection authority covers statutory public buildings, while an owner-occupied single-family home is generally excluded unless it has another covered use21. A qualifying owner-builder can claim an energy-standards exemption for the owner's dwelling, but the exemption does not waive other approvals13. Ask the town clerk or zoning administrator about the municipal code and inspection path before ordering plans.
Who issues building permits in Orleans County, and how do you reach them?
There is no Orleans County building department. Building permits and zoning approval come from the town where the parcel lies, following the municipality's adopted bylaws73. Septic, well and water-supply permits stay with the state and do not move to the town. Start with the clerk or zoning administrator for the town where the parcel lies. In Derby, the Zoning Administrator assists applicants, coordinates development review and enforces the town zoning bylaw; the office is at 124 Main Street and can be reached at (802) 766-201722.
Wastewater and potable-water approval is a state track, and the Vermont DEC St. Johnsbury Regional Office page lists Orleans County communities among the places it serves23. The regional office is at 374 Emerson Falls Road - Suite 4, St. Johnsbury, VT 05819, and its phone is 802-751-013023. A new or modified connection to a potable-water or wastewater system also requires a state permit unless an exemption or delegated municipal process applies24.
Does Orleans County have zoning?
Orleans County has no countywide zoning, because Vermont zoning authority belongs to municipalities, and the rules vary from town to town824. County-area planning material from 2015 reported that Albany, Brownington and Glover had no local zoning, so confirm the current status with the town clerk25. Derby has an adopted zoning map and districts, while historical planning material describes different zoning status among Barton-area towns94. Confirm the current bylaw and district directly with the relevant town.
Barton examples show why parcel-level review matters: the cited Mixed Use district has 40-foot front and 5-foot side and rear yards, while High Density has a 45-foot front yard and 5-foot side and rear yards, subject to the stated front-yard exception26. The cited Barton materials range from 0.162-acre lots in Mixed Use and High Density to 1 acre in Industrial, while a described remote-land area has a 10-acre minimum2728. These Barton figures are not countywide rules. Derby separately regulates mobile-home parks through site-plan, utility, space and setback standards29.
How do septic and well permits work in Orleans County, and who issues them?
Vermont runs the wastewater and potable-water permitting program statewide6. Unless an exemption applies, a person must obtain a permit before constructing, replacing or modifying a potable water supply or wastewater system, including a groundwater source such as a well or spring511. New or modified utility connections also require approval unless an exemption or delegated municipal process applies24.
Site feasibility deserves early attention in Orleans County: only about 0.3% of mapped soils are rated without severe limitations for a conventional septic drain field30. That countywide soil rating cannot decide whether a parcel will pass, so get a site-specific evaluation. Vermont's special inspection-and-notice provision for certain exempt single-family systems dating to before 2007 is penalty protection when a failure is suspected, not a universal recurring inspection rule31. Contact the DEC St. Johnsbury Regional Office at 802-751-0130 before finalizing a house site or purchase contingency23.
Can you live in an RV or tiny home in Orleans County?
We could not confirm a countywide rule allowing full-time RV occupancy on private land in Orleans County. Derby defines a campground as a lot with four or more campsites occupied for vacation or recreation, including sites used by recreational vehicles; the rule does not establish permission for long-term residential RV occupancy outside a campground14. Ask the town zoning administrator and DEC about duration, utilities and wastewater.
We also could not confirm a countywide tiny-home rule or minimum dwelling size. Vermont law prevents municipal bylaws from excluding mobile, modular or prefabricated housing altogether, but local siting and permit requirements still apply32. In Derby, one accessory dwelling may be placed within or appurtenant to an owner-occupied single-family home if it is outside the special flood-hazard area and meets wastewater-capacity, size, setback, coverage and parking conditions15. A primitive-camp sanitation exemption is narrow and does not establish a general right to occupy an RV or tiny home33.
Building a home in Orleans County: what are the steps?
Identify the municipality and ask its clerk or zoning administrator for the current bylaws, zoning map, flood-hazard map and permit application; a local development permit is required where bylaws have been adopted3.
Confirm the zoning district, use, lot size and setbacks because the standards can differ sharply within Orleans County2726.
Have the wastewater and potable-water site evaluated, then obtain required state permits for the system, supply and any new or modified connection51124.
Secure written access approval from the state for a state highway or from the municipality for a town highway16.
Complete applicable municipal flood review before work begins; a separate state permit will cover specified exempt development in flood-hazard areas and development in mapped river corridors beginning in 20283435.
Ask the municipal administrative officer whether an occupancy certificate applies under the adopted bylaws36.
What should you check before buying land in Orleans County?
Put the town, water, septic, access and flood checks into the purchase contingency. Orleans County's municipal zoning varies, and a town may regulate subdivision in addition to the state permit generally required before subdividing land41718. If the parcel fronts a highway, identify whether the state or town controls the road because the permitting authority follows the road system16.
Physical constraints matter here: about 80.4% of the county is wooded, about 68.3% has slopes of 15% or less, and only about 0.3% of mapped soils avoid severe conventional drain-field limitations373830. Orleans County's effective property-tax rate is about 1.7%, with a median annual property-tax bill of about $3,5793940. Treat those countywide figures as screening tools, then obtain the town tax record, survey, deed restrictions, utility information and a site-specific wastewater evaluation before closing.
Watch-outs
A no-county-permit result does not waive a town permit where municipal bylaws are in effect73.
Only about 0.3% of mapped Orleans County soils avoid severe limitations for a conventional septic drain field, so evaluate wastewater feasibility before fixing the house site30.
Long-term RV living and tiny-home occupancy remain town-specific questions; Derby's campground rule does not establish a general right to live in an RV14.
A driveway needs written approval from the state for a state highway or from the municipality for a town highway16.
Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
VT DEC Wastewater System & Potable Water Supply Program
VT DEC
VT DEC
VT DEC Drinking Water & Groundwater Protection Div.
VT Dept. of Env. Conservation
VT DEC Wastewater System & Potable Water Supply Program
VT DEC
County locator
Orleans County in Vermont
90
County map
Orleans County highlighted among the Vermont counties · colored by Index score
How Orleans County scores
Seclusion82100% ev.
Self-Sufficiency63100% ev.
Admin Boringness84100% ev.
Durability78100% ev.
Property Autonomy59100% ev.
Carry Cost67100% ev.
Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$300kTypical home
1.7%Property tax
$3,763Land / acre
48.1"Annual rain
0.4% of yrsSevere drought
0.1 / yr (+0.1)Mid-century 100°F days
7.3 daysMid-century dry spell
1.35" (+7.7%)Mid-century 1-day rain
1.53×Wildfire change factor
100%Forward climate coverage
$1,142Home insurance / yr
0.2% / yrInsurance growth
0.75%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,190People within 30 min
538,127People within 2 hr
25,686Radius comparison (15 mi)
39.6People / sq mi
0.9%Federal land
68.3%Land at 15% slope or less
0.3%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Orleans County
Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.
Town of Albany · Village of Albany · Town of Barton · Village of Barton · Town of Brownington · Town of Charleston · Town of Coventry · Town of Craftsbury · Town of Derby · Village of Derby Center · Village of Derby Line · Town of Glover · Town of Greensboro · Town of Holland · Town of Irasburg · Town of Jay · Town of Lowell · Town of Morgan · Newport · Town of Newport · Village of North Troy · Village of Orleans · Town of Troy · Town of Westfield · Town of Westmore
Answers from the rulebook for Orleans County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Orleans County rules
Local zoningVaries (with conditions)
Countywide aggregate of municipal zoning conditions in Orleans County; the county does not thereby administer the municipal bylaws.
The conclusion aggregates municipal and village zoning conditions within Orleans County.
The official Barton-Orleans material states that Brownington, Glover, and Sheffield had no local zoning, while Sutton and Westmore had local zoning; it also describes Barton zoning bylaws.
The source’s statements are dated or framed in historical planning materials and should be checked against current municipal bylaws for present applicability.
Vermont law provides that a municipality may adopt zoning bylaws and that zoning bylaws apply within the municipality unless specifically limited or exempted.
“The Town has no local zoning. [...] Westmore does have local zoning”
One more reviewed finding on this topic
Varies (with conditions) — Aggregate of municipal and town zoning within Orleans County; the countywide conclusion reflects different municipal rules and does not mean Orleans County administers each local ordinance.
“Glover: A Town Plan is in effect until October 2016. Glover has no local zoning. Glover village utilizes the Village of Barton’s wastewater treatment facility for sewage treatment. A sewer main line follows state Route 16. The Barton Zoning regulations allow commercial development along this highway up to the Glover town line.”
County-wide zoningAbsent
Zoning in Vermont is enacted and administered by municipalities under 24 V.S.A. ch. 117; there is no county-level zoning in Orleans County.
Land development, including residential construction, in Vermont municipalities within areas affected by municipal bylaws adopted under 24 V.S.A. chapter 117; this does not establish an Orleans County-administered building permit.
A municipal bylaw must have been adopted and must affect the area.
No land development may commence in the affected area without an administrative-officer permit.
The permit must conform to the applicable bylaws.
For a structural municipal land-use permit application, the administrative officer must provide applicable residential or commercial building-energy standards, except for a sign or fence or where the applicant certifies the structure will not be heated or cooled.
The specific Orleans County municipalities with adopted bylaws were not established in this research.
“Within any municipality in which any bylaws have been adopted: (1) No land development may be commenced within the area affected by the bylaws without a permit issued by the administrative officer. No permit may be issued by the administrative officer except in conformance with the bylaws.”
One more reviewed finding on this topic
Limited — Land development, including residential construction, in any Orleans County municipality and area affected by adopted municipal bylaws.
“Within any municipality in which any bylaws have been adopted: [...] without a permit issued by the administrative officer.”
Owner-builder residential projects subject to Vermont Residential Building Energy Standards in Orleans County and statewide Vermont.
The property must not be subject to Act 250.
The owner must be the person in charge of construction, acting as the general contractor and having power to direct others regarding construction details and installation of noncompliant materials.
The owner must live in the building.
The owner must evaluate whether the home meets the Energy Code.
The owner must complete and file a Vermont Owner/Builder Disclosure Statement.
Before entering into a binding purchase and sale agreement, the owner must provide a copy of the statement to a prospective buyer.
The exemption applies to the technical requirements of the Residential Building Energy Code; it does not establish exemption from municipal zoning, septic, fire-safety, or other permits.
“The following residential construction shall not be subject to the requirements of this subchapter: [...] Residential construction by an owner, if all of the following apply:”
2 more reviewed findings on this topic
Conditional — Residential construction subject to Vermont Residential Building Energy Standards (RBES), including owner-built housing in Orleans County.
“Residential construction by an owner, if all of the following apply: (A) The owner of the residential construction is the builder, as defined under this section. (B) The residential construction is used as a dwelling by the owner. (C) The owner in fact directs the details of construction with regard to the installation of materials not in compliance with RBES. (D) The owner discloses in writing to a prospective buyer, before entering into a binding purchase and sales agreement, with respect to the nature and extent of any noncompliance with RBES. Any statement or certificate given to a prospective buyer shall itemize how the home does not comply with RBES and shall itemize which measures do not meet the RBES standards in effect at the time construction commenced. Any certificate given under this subsection (h) shall be recorded in the land records where the property is located and sent to the Department of Public Service within 30 days following sale of the property by the owner.”
Available (with conditions) — Residential construction exempt from Vermont Residential Building Energy Standards when the owner is also the builder and occupies the dwelling.
“The following residential construction shall not be subject to the requirements of this subchapter: [...] (4) Residential construction by an owner, if all of the following apply:”
Building code adoptedPartial
Building-code regulation applicable in Orleans County through Vermont's statewide public-building/fire-and-building-safety framework, with possible additional municipal codes.
The statewide framework applies to public buildings as defined by 20 V.S.A. § 2730.
An owner-occupied single-family residence is excluded unless used for a purpose described in 20 V.S.A. § 2730(a).
The statutory public-building definition includes buildings in which people rent accommodations, cooperatives or condominiums, many employment or public-assembly buildings, and buildings owned or occupied by the State, a county, municipality, village, or other public entity.
A city, town, or incorporated village may establish building codes and regulations for construction, maintenance, repair, and alteration of buildings within the municipality.
Any municipal building code must impose requirements consistent with current rules and standards adopted by the Commissioner of Public Safety under 20 V.S.A. chapter 173, subchapter 2.
“The term “public building” does not include: (1) An owner-occupied single-family residence, unless used for a purpose described in subsection (a) of this section.”
5 more reviewed findings on this topic
Partial — Statewide Vermont building-code framework applicable in Orleans County, including residential energy standards and the absence of comprehensive statewide construction codes for single-family and low-rise multifamily buildings.
“Vermont does not have comprehensive statewide building codes for single-family or low-rise multi-family buildings, though the State Residential Building Energy Standards do apply.”
Partial — Vermont's statewide building-code framework, including the Vermont Fire & Building Safety Code for public buildings and statutory exemptions for specified residential, farm, child-care, and home-business categories.
“The 2025 Vermont Fire & Building Safety Code establishes the minimum standards to protect the public from the risks of fire, explosion, hazardous materials, dangerous structural conditions and carbon monoxide poisoning within public buildings. [...] Several entities are exempted from this rule and include single family owner occupied homes, small working farms, registered day care facilities and some home businesses.”
Adopted (with conditions) — Public buildings in Vermont subject to the 2025 Vermont Fire & Building Safety Code.
“The 2025 Vermont Fire & Building Safety Code establishes the minimum standards to protect the public from the risks of fire, explosion, hazardous materials, dangerous structural conditions and carbon monoxide poisoning within public buildings. These amended rules provide updates and incorporate more recent editions of the same national codes and standards that are currently adopted.”
Not adopted — Owner-occupied single-family residences in Vermont, unless the residence is used for a purpose that makes it a public building under 20 V.S.A. § 2730(a).
“The term “public building” does not include: (1) An owner-occupied single-family residence, unless used for a purpose described in subsection (a) of this section.”
Partial — State fire and building safety rules for construction and occupied premises statewide, including residential premises within the statutory public-building and multiunit/residential categories.
“Pursuant to his or her authority under this section, the Commissioner of Public Safety shall: [...] Update building codes on three-year cycles, consistent with codes developed by code-writing authorities, to keep pace with technology, products, and design.”
InspectionsLimited
Premises and buildings within Vermont’s statutory public-building categories, including qualifying residential or mixed-use properties in Orleans County.
The Division of Fire Safety inspection authority is tied to premises governed by the fire-safety subchapter.
An owner-occupied single-family residence is excluded from the statutory public-building definition unless used for a listed public-building purpose.
The Commissioner may also inspect construction for conformity with approved plans and drawings.
“The Commissioner shall conduct inspections of premises to ensure that the rules adopted under this subchapter are being observed”
2 more reviewed findings on this topic
Limited — Buildings undergoing alteration or erection where a Vermont building inspector has jurisdiction under 24 V.S.A. § 3108.
“The inspector shall daily examine the condition of buildings undergoing alteration or erection and serve notice in writing upon the builders, owners, or architects of such structures as he or she deems to be unsafe or insecure by reason of the mode and manner of construction or materials used in the construction thereof. He or she shall order such changes in the mode or manner of construction and the materials used as he or she deems necessary for the public safety and may order work to cease.”
Limited — Premises and buildings subject to Vermont fire-prevention and building-code rules administered by the Commissioner of Public Safety.
“The Commissioner may also conduct inspections to ensure that buildings are constructed in accordance with approved plans and drawings.”
Certificate of occupancyLimited
Residential or other land development in Orleans County areas governed by municipal bylaws that require a certificate of occupancy.
A certificate of occupancy is required only if the adopted municipal bylaws so provide.
The certificate is issued by the municipal administrative officer, not Orleans County.
For residential construction commencing on or after July 1, 2013, RBES certification is a condition precedent when a municipality requires a certificate of occupancy.
The area affected by the bylaws and the municipality’s effective rules control applicability.
construction commencement threshold: >= 2013-07-01 (Applies to the RBES condition precedent stated in 30 V.S.A. § 51(f)(2)(B).)
“until a certificate of occupancy is issued therefor by the administrative officer”
One more reviewed finding on this topic
Limited — Use or occupancy of land or structures in Vermont municipal areas affected by bylaws adopted under 24 V.S.A. chapter 117.
“If the bylaws so adopted so provide, it shall be unlawful to use or occupy or permit the use or occupancy of any land or structure, or part thereof, created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure after the effective date of this chapter, within the area affected by those bylaws, until a certificate of occupancy is issued therefor by the administrative officer, stating that the proposed use of the structure or land conforms to the requirements of those bylaws.”
Zoning districtsPublished (with conditions)
Vermont municipal zoning bylaws and zoning maps; the State statute authorizes and describes the framework for local zoning districts but does not publish each municipality's actual district map or district boundaries.
Municipal zoning bylaws may classify different uses and structures into separate districts shown on a zoning map made part of the bylaws.
Actual district names, boundaries, permitted uses, conditional uses, and dimensional standards are local and must be obtained from the relevant municipality.
Special overlay districts may supplement or modify underlying zoning requirements, including for floodplains, shorelands, aquifer protection, ridgelines, scenic features, and highway areas.
“different provisions may be applied to different classes of situations, uses, and structures and to different and separate districts of the municipality”
SetbacksDistrict specific (with conditions)
Municipal land-use standards throughout Vermont, including setback requirements applicable to particular uses, districts, or hazard areas.
Specific setback distances are established by applicable municipal bylaws or other applicable state requirements.
Housing decisions may adjust municipal standards only under the statutory findings described in 24 V.S.A. § 4464(b)(7)(B).
“dimensions, location, [...] and use of structures; [...] distances to be left unoccupied by uses and structures; [...] different provisions may be applied [...] to different and separate districts”
Building heightDistrict specific (with conditions)
Municipal building-height standards throughout Vermont; the applicable height limit is determined by local bylaws and district standards.
The statute does not establish a statewide numeric height limit.
For housing developments, a municipal panel may not reduce building height below that allowed in the municipal bylaws except under the statutory modification findings.
building height: As allowed in applicable municipal bylaws (Subject to 24 V.S.A. § 4464(b)(7)(B) adjustments)
“limit the building size to less than that allowed in the municipal bylaws, including reducing the building footprint or height;”
Manufactured homesLimited
Placement and occupancy of manufactured/mobile homes in Vermont municipalities, including districts that allow year-round residential development.
Effective July 1, 2026.
A municipal bylaw may not exclude manufactured/mobile homes from a district that allows year-round residential development, except under the same terms and conditions applicable to conventional housing.
The statutory exception in 24 V.S.A. § 4412(1)(B) refers to 24 V.S.A. § 4414(1)(E) design review districts and § 4414(1)(F) local historic districts and landmarks.
Municipalities may establish site standards for individual sites within preexisting mobile home parks concerning distances between structures and other standards necessary to ensure public health, safety, and welfare.
Those site standards may not prohibit replacement of mobile homes on existing lots.
The Act directs the Office of Legislative Counsel to replace “mobile home” with “manufactured home” throughout the statutes as needed for consistency with the Act, without changing meaning.
“Except as provided in subdivisions 4414(1)(E) and (F) of this title, no bylaw shall have the effect of excluding mobile homes, modular housing, or prefabricated housing from any district that allows year-round residential development in the municipality, except upon the same terms and conditions as conventional housing is excluded. A municipality may establish specific site standards in the bylaws to regulate individual sites within preexisting mobile home parks with regard to distances between structures and other standards as necessary to ensure public health, safety, and welfare, provided the standards do not have the effect of prohibiting the replacement of mobile homes on existing lots.”
Accessory dwellingsAllowed (with conditions)
One accessory dwelling unit within or appurtenant to a single-family dwelling on an owner-occupied lot in Vermont, including Orleans County municipalities
The property must have sufficient wastewater capacity.
The unit must not exceed 30 percent of the total habitable floor area of the single-family dwelling or 900 square feet, whichever is greater.
Except for flood hazard and fluvial erosion area bylaws adopted under 24 V.S.A. § 4424, a bylaw may not exclude one qualifying accessory dwelling unit as a permitted use.
The single-family dwelling with an accessory dwelling unit is subject to the same review, dimensional, and other controls as a single-family dwelling without an accessory dwelling unit.
Conversion of an existing detached nonresidential building to habitable space for an accessory dwelling unit may not be subject to criteria more restrictive than those for a single-family dwelling without an accessory dwelling unit.
Municipal bylaws may be less restrictive.
maximum percentage of principal dwelling habitable floor area: <= 30 percent · maximum alternative unit size: <= 900 square feet (whichever is greater when compared with 30 percent of the principal dwelling's total habitable floor area)
“Except for flood hazard and fluvial erosion area bylaws adopted pursuant to section 4424 of this title, no bylaw shall have the effect of excluding as a permitted use one accessory dwelling unit that is located within or appurtenant to a single-family dwelling on an owner-occupied lot.”
One more reviewed finding on this topic
Allowed (with conditions) — One accessory dwelling unit within or appurtenant to a single-family dwelling on an owner-occupied lot in Vermont municipalities.
“Except for flood hazard and fluvial erosion area bylaws adopted pursuant to section 4424 of this title, no bylaw shall have the effect of excluding as a permitted use one accessory dwelling unit that is located within or appurtenant to a single-family dwelling on an owner-occupied lot. A bylaw shall require a single-family dwelling with an accessory dwelling unit to be subject to the same review, dimensional, or other controls as required for a single-family dwelling without an accessory dwelling unit.”
Who permits septicMixed (with conditions)
Statewide regulation of soil-based wastewater systems and sewerage connections in Vermont, including systems subject to 10 V.S.A. chapter 64 and municipalities that receive delegated authority.
The Secretary of Natural Resources is the default permitting authority under 10 V.S.A. chapter 64.
The Secretary may delegate to a municipality authority to implement all sections of chapter 64 except §§ 1975 and 1978, or permitting for qualifying projects served by both sanitary sewer and water service lines connected to infrastructure owned and controlled by the municipality.
A municipality receiving delegation must submit a written request and satisfy statutory requirements concerning application processing, a licensed designer, enforcement, annual reporting, system capacity, and compliance with adopted rules.
Municipal ordinances and zoning bylaws regulating potable water supplies and wastewater systems are generally superseded by chapter 64, but consistent local procedural requirements and local ordinances applying to exempt systems are not superseded in municipalities receiving delegation.
A municipality may assess fees sufficient to support municipal services provided under the delegation.
“The Secretary may delegate to a municipality authority to: (A) implement all sections of this chapter, except for sections 1975 and 1978 of this title; or (B) implement permitting under this chapter for the subdivision of land, a building or structure, or a campground”
One more reviewed finding on this topic
State — Construction, replacement, or modification of potable water supplies and wastewater systems, including septic systems, in Orleans County.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before:”
Septic permitRequired
Construction, replacement, or modification of a potable water supply or wastewater system, and construction of a new building or structure, in Orleans County.
The statutory rule is subject to exemptions in 10 V.S.A. §§ 1974 and 1978.
A permit application must be supported by documents and information required by the Secretary's rules.
A licensed designer certification is required before permit issuance.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before: [...] (3) constructing, replacing, or modifying a potable water supply or wastewater system;”
One more reviewed finding on this topic
Required — Construction, replacement, or modification of a statewide potable water supply or wastewater system, including a septic system; also specified building, subdivision, failed-system, connection, and use-change activities.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before: [...] (3) constructing, replacing, or modifying a potable water supply or wastewater system;”
Septic inspectionLimited
A single-family residence that qualified for the statutory pre-January 1, 2007 exemption, when the owner believes the potable water supply or wastewater system may be failed and seeks the statutory penalty protection.
The owner must conduct or contract for an inspection of the supply or system.
The owner must notify the Secretary of Natural Resources of the inspection results.
The owner must not have taken or caused any other action after January 1, 2007 for which a permit would be required.
This provision concerns penalty protection for qualifying exempt residences; it does not establish a universal periodic inspection requirement for all septic systems.
pre-2007 exemption qualification date: 2007-01-01
“An owner of a single family residence that qualified on January 1, 2007 for the exemption set forth in subdivision (1)(A) of this section shall not be subject to administrative or civil penalties under chapters 201 and 211 of this title for a violation of this chapter or rules adopted under this chapter when the owner believes the supply or system meets the definition of a failed supply or failed system provided that the owner: (i) conducts or contracts for an inspection of the supply or system; (ii) notifies the Secretary of Natural Resources of the results of the inspection; and (iii) has not taken or caused to be taken any other action after January 1, 2007 for which a permit would be required under this chapter or the rules adopted under this chapter.”
One more reviewed finding on this topic
Limited — Substantially completed permitted potable-water-supply and wastewater systems, including septic systems.
“No permit issued by the Secretary shall be valid for a substantially completed potable water supply and wastewater system until the Secretary receives a statement from an installer or a licensed designer certifying that [...] the potable water supply and wastewater system: [...] (2) were inspected;”
Off-grid sanitationLimited
Primitive camps in Orleans County with no interior plumbing consisting of more than a sink with water.
The camp may be used no more than three consecutive weeks per year.
The camp may be used no more than 60 total days per year.
The exemption does not apply to seasonal camps.
Other wastewater systems or uses outside this exemption may require a permit.
maximum consecutive annual use: <= 3 weeks · maximum total annual use: <= 60 days
“Primitive camps with no interior plumbing consisting of more than a sink with water, that are used no more than three consecutive weeks per year and no more than a total of 60 days per year, shall be exempt. This exemption does not apply to seasonal camps.”
One more reviewed finding on this topic
Limited — Off-grid wastewater disposal systems that qualify as potable-water-supply or wastewater systems under Vermont law.
“Primitive camps with no interior plumbing consisting of more than a sink with water, that are used no more than three consecutive weeks per year and no more than a total of 60 days per year, shall be exempt. This exemption does not apply to seasonal camps.”
Well permitRequired
Construction of a new potable water supply, including a groundwater source such as a drilled well, serving property in Orleans County.
The permit requirement is subject to exemptions in 10 V.S.A. §§ 1974 and 1978.
The statute defines a groundwater source to include a drilled well, shallow well, driven well point, or spring.
The opened statutory text did not establish the complete current replacement-well exemption details; those should be verified against the current DEC rules and exemption forms.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before: [...] (3) constructing, replacing, or modifying a potable water supply or wastewater system; [...] “groundwater source” means that portion of a potable water supply that draws water from the ground, including a drilled well, shallow well, driven well point, or spring.”
Mandatory utility hookupConditional
New or replacement connections to municipal water or sewer mains in Orleans County, under Vermont's statewide wastewater and potable-water permitting program.
The Vermont Regional Office Program reviews and approves applicable projects.
Applications must be filed with the appropriate Regional Office.
The accessible source addresses municipal water and sewer connections and does not establish that every parcel has access to either utility.
“The Regional Office Program reviews projects for compliance and issues permits in the administration of Chapter 1, Wastewater System and Potable Water Supply Rules. Part of the responsibility of the Program is to review and approve projects that have new or replacement water or sewer service connections to municipal water and sewer mains. This may include the review and approval of designs for municipal sewer or water line extensions.”
2 more reviewed findings on this topic
Conditional — A new or modified connection to a new or existing potable water supply or wastewater system in Orleans County.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before: [...] (7) making a new or modified connection to a new or existing potable water supply or wastewater system;”
Conditional — New or modified connections to potable-water or wastewater systems statewide.
“making a new or modified connection to a new or existing potable water supply or wastewater system; or”
Agricultural exemptionAvailable (with conditions)
Farm structures associated with required agricultural practices in Vermont municipalities; the exemption does not cover dwellings for human habitation.
The exemption applies to required agricultural practices, including construction of farm structures, as defined by the Secretary of Agriculture, Food and Markets.
The person must notify the municipality of the intent to build the farm structure.
The person must abide by setbacks approved by the Secretary of Agriculture, Food and Markets.
No municipal permit is required for the farm structure.
A farm structure excludes a dwelling for human habitation.
Municipal panels may still impose reasonable conditions in land-development decisions to protect wildlife habitat, threatened or endangered species, or other natural, historic, or scenic resources.
“A bylaw under this chapter shall not regulate: (A) required agricultural practices, including the construction of farm structures”
Subdividing landRegulated (with conditions)
Subdivision of land in Orleans County where the applicable municipality has adopted subdivision bylaws under Vermont law.
A municipality may regulate division of a lot or parcel into two or more lots or another division for sale, development, or lease.
Subdivision bylaws must establish standards and procedures for approval, modification, or disapproval of plats.
Required standards include procedures and documentation, infrastructure and utility improvements, parcel boundaries and associated improvements, and protection of natural resources and open space as appropriate in the municipality.
The statute authorizes municipal regulation but does not establish that every Orleans County municipality has adopted subdivision bylaws.
“In order to guide community settlement patterns and to ensure the efficient extension of services, utilities, and facilities as land is developed, a municipality may regulate the division of a lot or parcel of land into two or more lots or other division of land for sale, development, or lease.”
2 more reviewed findings on this topic
Regulated (with conditions) — Subdivision of land in Orleans County under Vermont's potable-water and wastewater permitting program.
“Except as provided in this section and sections 1974 and 1978 of this title, a person shall obtain a permit from the Secretary before: (1) subdividing land;”
Regulated (with conditions) — Division of land into two or more lots or other divisions for sale, development, or lease in Vermont municipalities that adopt subdivision bylaws.
“a municipality may regulate the division of a lot or parcel of land into two or more lots”
Driveway accessRequired
Development, construction, regrading, resurfacing, or other work affecting a driveway, entrance, approach, highway right-of-way, or drainage affecting a highway in Orleans County.
For State highways, the written permit is issued by the Agency of Transportation.
For town highways, the written permit is issued by the municipality’s legislative body or designee.
The issuing authority may impose conditions to protect highway safety, reasonable service levels, and public investment.
Reasonable entrance and exit generally may not be denied except on limited-access highways or as necessary for specified planning and highway-protection purposes.
For development contributing 75 or more peak-hour trips to State highways or class 1 town highways, the permit may include reasonable conditions and requirements to protect service levels.
peak-hour-trip threshold for additional access-permit conditions: >= 75 peak-hour trips (State highways or class 1 town highways)
“without a written permit from the Agency, in the case of State highways, or the legislative body or designee of a municipality”
One more reviewed finding on this topic
Required — Driveway, entrance, or approach work affecting a Vermont State or town highway right-of-way, including grade, drainage, or adjacent land work that diverts water onto the right-of-way.
“without a written permit from the Agency, in the case of State highways, or the legislative body or designee of a municipality”
Building in a floodplainRequired
New construction or substantial improvement in flood hazard or other hazard areas subject to Vermont municipal flood hazard bylaws.
Flood hazard bylaws must require compliance with State Flood Hazard Area Standards and additional National Flood Insurance Program requirements.
Where a flood hazard bylaw applies with another bylaw, compliance is prerequisite to a zoning permit.
Where a flood hazard bylaw applies without a zoning bylaw, a flood hazard area or hazard area permit is required.
Before granting a permit, the application must be sent to the Agency of Natural Resources or designee with proof of receipt.
The permit cannot be granted until 30 days have elapsed after mailing or ANR has delivered comments.
The rule does not apply to planting projects deemed permitted under subsection 4424(c), subject to the statutory exceptions for larger undertakings involving structures, berms, or other physical disturbance and certain forestry operations.
ANR review waiting period: >= 30 days (No waiting period is required if the Agency delivers comments earlier.)
“either 30 days have elapsed following the mailing or the Agency or its designee delivers comments on the application.”
One more reviewed finding on this topic
Limited — New construction and substantial improvements in flood hazard or other hazard areas within Orleans County municipalities that have adopted applicable flood hazard bylaws.
“either 30 days have elapsed following the mailing or the Agency or its designee delivers comments on the application.”
Short-term rentalsLimited
Short-term rentals throughout Vermont; municipalities may regulate their operation by ordinance or bylaw.
Municipal regulation may not adversely impact the availability of long-term rental housing.
The statutory definition is a furnished house, condominium, dwelling room, or self-contained dwelling unit rented to transient, traveling, or vacationing members of the public for fewer than 30 consecutive days and more than 14 days per calendar year.
This claim establishes municipal authority to regulate, not a statewide determination that every short-term rental is permitted or prohibited.
maximum rental duration in statutory definition: < 30 consecutive days · annual rental-duration threshold in statutory definition: > 14 days per calendar year
“To regulate by means of an ordinance or bylaw the operation of short-term rentals within the municipality”
Permit feesPublished (with conditions)
Act 250 land-use permit and permit-amendment applications statewide in Vermont.
Applicants are also responsible for newspaper publication and land-record recording costs.
Construction applications are charged $6.65 per $1,000 of the first $15,000,000 of construction costs and $3.12 per $1,000 above $15,000,000.
An additional $0.75 per $1,000 of the first $15,000,000 is paid to the Agency of Natural Resources for review.
Applications involving creation of lots are charged $125 per lot.
The minimum fee is $187.50 for original applications and $62.50 for amendment applications.
The maximum fee for an individual permit or permit-amendment application is $165,000.
Municipal and State governmental projects do not pay these fees except publication and recording costs.
Residential development in a designated Vermont neighborhood or neighborhood development area is charged no more than 50 percent of the otherwise applicable fee, payable within 30 days after the permit is issued or denied.
Fee-refund requests must be submitted within 90 days after withdrawal; refund percentages depend on whether withdrawal occurs before or after a hearing.
A supplemental fee may be required if actual construction costs were understated; failure to pay may support permit revocation.
construction fee, first $15,000,000: per 6.65 USD per $1,000 construction cost · construction fee above $15,000,000: per 3.12 USD per $1,000 construction cost · ANR review fee: per 0.75 USD per $1,000 of first $15,000,000 construction cost · lot creation fee: per 125 USD per lot · minimum original application fee: 187.5 USD · minimum amendment application fee: 62.5 USD · maximum individual permit or amendment fee: <= 165000 USD
“For applications for projects involving construction, $6.65 for each $1,000.00 of the first $15,000,000.00 of construction costs”
One more reviewed finding on this topic
Published (with conditions) — Vermont fire-prevention and building-code construction-plan approvals and related inspections, including applicable projects in Orleans County.
“(c) Fees. The following fire prevention and building code fees are established: (1) The permit application fee for a construction plan approval shall be based on $8.00 per each $1,000.00 of the total valuation of the construction work proposed to be done for all buildings, but in no event shall the permit application fee exceed $185,000.00 nor be less than $50.00. (2) When an inspection is required due to the change in use or ownership of a public building, the fee shall be $125.00. (3) The proof of inspection fee for fire suppression, alarm, detection, and any other fire protection systems shall be $30.00.”
Permit processPartial
Land development in Vermont municipalities where bylaws have been adopted; the statute establishes the baseline municipal permit process but does not provide every local application form or review requirement.
A permit is required only within the area affected by adopted bylaws.
The administrative officer may issue a permit only if it conforms to the bylaws.
A certificate of occupancy is required only if the adopted bylaws so provide.
Permits do not take effect until the applicable appeal period has passed, or until appeals are resolved as specified by statute.
Applications and permits must state that State permits may also be required before construction begins.
Local bylaws may impose additional procedures and requirements.
permit appeal-effect period: until applicable appeal period passes or appeal is resolved (Environmental Division appeal may delay effectiveness until the court rules on a stay or 15 days expire, whichever comes first.)
“No land development may be commenced within the area affected by the bylaws without a permit issued by the administrative officer.”
One more reviewed finding on this topic
Published (with conditions) — Development exempt from municipal regulation in a flood hazard area and any development in a mapped river corridor, including applicable projects in Orleans County.
“Beginning on January 1, 2028, a person shall not commence or conduct development exempt from municipal regulation in a flood hazard area”
Campground & park staysLimited
Manufactured/mobile homes and mobile home parks in municipalities throughout Vermont, including Orleans County.
Municipal bylaws may not exclude mobile homes, modular housing, or prefabricated housing except upon the same terms and conditions as conventional housing is excluded.
The statutory protection is expressly subject to the exceptions in 24 V.S.A. § 4414(1)(E) and (F).
Municipalities may establish specific site standards for individual sites within preexisting mobile home parks concerning distances between structures and other standards necessary to protect public health, safety, and welfare.
Those site standards may not prohibit replacement of mobile homes on existing lots.
Municipal bylaws may not exclude mobile home parks as defined in 10 V.S.A. chapter 153.
Local zoning, wastewater, potable-water, flood-hazard, health, safety, and environmental requirements may still apply.
“No bylaw shall have the effect of excluding mobile homes, modular housing, or prefabricated housing from the municipality”
One more reviewed finding on this topic
Temporary only (with conditions) — Recreational vehicles used as camping or travel dwelling units at Vermont recreational campgrounds or camping parks.
“A recreational campground or camping park is property where transient residence is offered or provided for seasonal or short-term vacation or recreational purposes on which may be located cabins, tents, or lean-tos, or campsites designed for temporary set-up of portable or mobile camping, recreational, or travel dwelling units, including tents, campers, and recreational vehicles such as motor homes, travel trailers, truck campers, and van campers.”
county zoning authorityNone
County authority to adopt zoning for unincorporated land statewide.
The zoning enabling provision grants authority to a municipality, not to a county.
For Chapter 117, municipality is defined as a town, city, incorporated village, or unorganized town or gore; counties are not included.
Municipal zoning bylaws apply within the municipality and may include unorganized towns or gores, but this does not confer zoning authority on a county government.
““Municipality” means a town, a city, or an incorporated village or an unorganized town or gore.”
county building authorityNone
County authority to require building permits or adopt building codes for residential construction in unincorporated areas statewide.
24 V.S.A. § 3101 grants local building-code authority to the mayor and board of aldermen of a city, selectboard of a town, or trustees of an incorporated village.
For Chapter 117, municipality means a town, city, incorporated village, or unorganized town or gore; counties are not included.
State fire and building safety rules administered by the Commissioner of Public Safety remain applicable where their statutory scope reaches the premises; that state authority is not county authority.
“The mayor and board of aldermen of a city, the selectboard of a town, or the trustees of an incorporated village, may, in accordance with this chapter, establish codes and regulations for the construction, maintenance, repair, and alteration of buildings and other structures within the municipality.”
Inside cities and towns in Orleans County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Land development within the Town of Derby, Orleans County, including the districts shown on the Town of Derby Zoning Map.
The bylaw is identified as amended June 27, 2022.
Specific permitted, conditional, dimensional, overlay, and village-district rules vary by district.
Conditional uses require the approvals specified in the bylaw.
“The zoning map officially entitled “Town of Derby Zoning Map” is hereby adopted as part of this Bylaw. The Town of Derby Zoning Map shows the division of the Town into the following districts:”
Minimum lot sizeSpecified
Barton Mixed Use, High Density, and Industrial zoning districts described in the Orleans Village staff-review material.
The source identifies the standards as Barton zoning-bylaw standards and states the bylaw was adopted 8.21.18.
The standards are district-specific and do not establish a countywide minimum lot size.
Uses marked with an asterisk require site plan review and approval by the Development Review Board.
Mixed Use lot area: 0.162 acres · High Density lot area: 0.162 (7,000 sf) acres · Industrial lot area: 1 acres
“Lot area, acres: 0.162 [...] Lot area, acres: 0.162 (7,000 sf) [...] Lot area, acres: 1”
One more reviewed finding on this topic
Specified — Development in the remote-land area of Barton described in the official Barton-Orleans plan material.
“the minimum lot size for development in this area is 10 acres.”
SetbacksSpecified
Barton zoning districts described in the official Orleans Village staff-review material, including Mixed Use and High Density districts.
The Mixed Use district lists a 40-foot front yard, 5-foot side yard, and 5-foot rear yard.
The High Density district lists a 45-foot front yard, 5-foot side yard, and 5-foot rear yard.
The source states the front-yard standard is subject to an exception for an existing small lot or a building within an infill of existing building setback lines.
Uses marked with an asterisk require site plan review and approval by the Development Review Board.
The source identifies the Barton zoning bylaw as adopted 8.21.18.
Mixed Use front yard: 40 feet (Unless the lot is an existing small lot or the building is within an “infill” of existing building setback lines.) · Mixed Use side yard: 5 feet · Mixed Use rear yard: 5 feet · High Density front yard: 45 feet (Unless the lot is an existing small lot or the building is within an “infill” of existing building setback lines.) · High Density side yard: 5 feet · High Density rear yard: 5 feet
“** Front yard, feet: 40 [...] ** Front yard, feet: 45”
One more reviewed finding on this topic
District specific (with conditions) — Development regulated by the Town of Barton, Barton Village and Orleans Village Joint Zoning Bylaw; dimensional requirements vary by zoning district.
“Lot classification A B C Lot area, acres: 0.5 1.0 2.0 Lot width, feet: 90 100 150 Lot depth, feet: 80 100 150 ** Front yard, feet: 50 50 50 Side yard, feet: 10 15 15 Rear yard, feet: 10 15 15”
Living in an RVLimited
Recreational vehicles used as camping units in campgrounds within the Town of Derby.
The bylaw defines a campground as a lot containing four or more campsites occupied for vacation or recreational purposes.
Campground use is listed as a conditional use in Derby's R-2, RR, and Special Lands districts.
This claim does not establish permission for long-term residential RV occupancy outside a campground.
minimum campground campsite count: >= 4 campsites
“Campground: Any lot of land containing four or more campsites occupied for vacation or recreational purposes by camping units, such as: tents, yurts, tepees, lean-tos, camping cabins, and recreational vehicles, including motor homes, folding camping trailers, conventional travel trailers, fifth wheel travel trailers, truck campers, van campers, and conversion vehicles designed and used for travel, recreation, and camping.”
Camping on your landLimited
Temporary vacation or recreational camping in campgrounds within the Town of Derby.
A campground must contain four or more campsites occupied for vacation or recreational purposes.
Campground use is conditional in the district use tables shown for Derby's R-2, RR, and Special Lands districts.
The cited bylaw does not establish permission for unrestricted camping on every parcel or for permanent residential occupancy.
minimum campground campsite count: >= 4 campsites
“Campground: Any lot of land containing four or more campsites occupied for vacation or recreational purposes by camping units, such as: tents, yurts, tepees, lean-tos, camping cabins, and recreational vehicles, including motor homes, folding camping trailers, conventional travel trailers, fifth wheel travel trailers, truck campers, van campers, and conversion vehicles designed and used for travel, recreation, and camping.”
Manufactured homesLimited
New mobile home parks, expansions of mobile home parks, and placement of mobile home units in approved parks in the Town of Derby, Orleans County, Vermont.
All new and proposed expansions of mobile home parks require site plan approval by the Planning Commission.
The site plan must include proposed mobile home lots, access driveways, mobile home pads, lot parking areas, utility provision, common spaces, and other characteristics deemed necessary for review and approval.
A mobile home park must be at least five acres.
Each mobile home space must be at least 60 feet wide, at least 8,000 square feet, and front on an access driveway.
Each mobile home lot requires two paved parking spaces at least 10 feet wide and 22 feet long; gravel paving must be at least 12 inches compacted depth.
At least 25 percent of total park land must be provided for recreation and other open-space purposes.
Each space must have approved water and sewage-disposal hookups; sewage disposal must comply with state and local regulations and may not be located on the home space unless that space is at least one acre.
Each mobile home unit in a park must be placed only in a space approved by the Planning Commission, at least 20 feet from access drives, at least 15 feet from the approved space line, and at least 30 feet from another unit.
Mobile home units and associated structures may not exceed 33.3 percent footprint coverage of an approved mobile home space.
In the R-HD district, Mobile Home Park is listed as a conditional use; conditional uses require Development Review Board approval after public notice and hearing.
The bylaw's district use tables and conditions do not establish a countywide rule for other Orleans County municipalities.
minimum mobile home park area: >= 5 acres · minimum mobile home space width: >= 60 feet · minimum mobile home space area: >= 8000 square feet · minimum parking spaces per mobile home lot: 2 spaces · minimum paved parking-space width: >= 10 feet · minimum paved parking-space length: >= 22 feet · minimum recreation/open-space share: >= 25 percent of total park land · minimum distance from access drives: >= 20 feet · minimum distance from approved space line: >= 15 feet · minimum distance between mobile home units: >= 30 feet · maximum mobile home-space footprint coverage: <= 33.3 percent
“A mobile home park shall have an area of not less than five acres.”
Accessory dwellingsLimited
One accessory dwelling unit within or appurtenant to an owner-occupied single-family dwelling in the Town of Derby.
The unit must be outside the Special Flood Hazard Area described in Article 6 of the bylaw.
The property must have sufficient wastewater capacity.
The unit may not exceed 30 percent of the single-family dwelling's total habitable floor area or 900 square feet, whichever is greater.
Applicable setback, coverage, and parking requirements apply.
maximum accessory-dwelling floor area: 30% of total habitable floor area or 900 square feet, whichever is greater
“One accessory dwelling unit is allowed to be located within or appurtenant to an owner-occupied single-family dwelling provided it is located outside the Special Flood Hazard Area, as described in Article 6 of this bylaw. [...] The property has sufficient wastewater capacity; and [...] The unit does not exceed 30 percent of the total habitable floor area of the single-family dwelling or 900 square feet, whichever is greater;”
Set by your town or city, not the county
In Vermont, zoning is adopted by each town or city, so Orleans County has no county-wide answer on these. Find your town or city in the list of places on this page, or call its clerk or zoning administrator.
Minimum dwelling size
Lot coverage
Tiny homes
Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.
Living off-grid in Orleans County, Vermont
Is Orleans County a good place to live off-grid or homestead?
Orleans County scores 90/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and sparse surroundings — about 8,190 people within a 30-minute drive.
Do you need a building permit in Orleans County, Vermont?
Orleans County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Vermont DEC Wastewater System & Potable Water Supply Program. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
How much does land cost in Orleans County, Vermont?
Land in Orleans County runs about $3,763 per acre, based on the latest county data.
What is the water situation in Orleans County?
Orleans County gets about 48.1" of rain a year, with severe drought in roughly 0.4% of years.
How remote is Orleans County?
A representative private-land location has about 8,190 people within a 30-minute drive and 538,127 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.
