Rural Caucus leaders: Vermonters deserve notice and a fair voice in land-use decisions that affect their property

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, 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:
1. Direct notice: Landowners mapped in Tier 2 and Tier 3 must receive a 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.
2. Meaningful participation: People deserve a real opportunity to understand and comment before decisions affecting their property rights are finalized. Public trust depends on this.
3. 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.
4. 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.
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.
Rep. Laura Sibilia, Dover
Rep. Lisa Hango, Berkshire 
Rep. Monique Priestly, Bradford
Rep. Lucy Boyden, Cambridge

The Rural Caucus is a tri-partisan caucus of members of the Vermont House of Representatives and Vermont Senate who collaborate to support Vermont's rural communities and economy. www.vtruralcaucus.com