Bolthole Index

Orleans County, Vermont

Building permits, zoning and land rules in Orleans County, Vermont

90Index Score / 100
#1 of 14 in Vermont

Orleans County, Vermont does not issue a county building permit, but a town with land-use bylaws requires a municipal permit before development begins12. Zoning and local permits vary by town, while Vermont regulates septic systems, potable water supplies and some buildings345.

At a glance

Building permit
No county permit; a municipal land-use permit is required where a town has adopted bylaws12
Zoning
No countywide zoning; town rules vary, and Derby has its own zoning bylaw673
Septic and water
State permits generally apply to new or modified wastewater systems, potable supplies and wells849
Owner-builder
A qualifying owner-built, owner-occupied home can be exempt from residential energy standards, but not other permits1011
RV living
Countywide residential RV occupancy was not confirmed; Derby's campground rule covers recreational camping, not a general residence12
Tiny or accessory home
Tiny-home occupancy was not confirmed; a qualifying accessory dwelling is protected statewide, subject to conditions13
Driveway access
A written permit comes from the state for a state highway or the municipality for a town highway14
Subdivision
A state wastewater permit and any adopted municipal subdivision bylaws may both apply1516

Who to call

Septic permits

Vermont DEC St. Johnsbury Regional Office

Regional Vermont DEC contact for wastewater, potable-water and permit assistance serving Orleans County towns

802-751-0130

374 Emerson Falls Road - Suite 4, St. Johnsbury, VT 05819

Zoning

Town of Derby Zoning Administrator

Assists Derby applicants with permitting and administers the Town of Derby Zoning Bylaw

(802) 766-2017

124 Main Street, Derby VT 05829

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

Do you need a building permit in Orleans County, Vermont?

Orleans County does not issue a county residential building permit, but that is not the end of the permit check1. Vermont law requires a municipal permit before land development begins wherever a municipality has adopted bylaws2. 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 apply17. State inspection authority covers statutory public buildings, while an owner-occupied single-family home is generally excluded unless it has another covered use5. A qualifying home built by its owner for the owner's occupancy can be exempt from the energy standards, but that exemption does not waive municipal, septic or fire-safety approvals11. Ask the town clerk or zoning administrator about zoning, flood-hazard rules, any municipal building code and required inspections before ordering plans.

Who issues permits in Orleans County, and how do you reach them?

There is no single Orleans County building department to clear every rural project; local land-use permitting follows the municipality's adopted bylaws12. 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) 766-201718.

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 serves19. The regional office is at 374 Emerson Falls Road - Suite 4, St. Johnsbury, VT 05819, and its phone is 802-751-013019. Vermont's Regional Office Program also reviews applicable new or replacement connections to municipal water and sewer mains20.

Does Orleans County have zoning?

Orleans County has no countywide zoning, but land-use rules vary by municipality63. Derby has an adopted zoning map and districts, while the available regional planning record says Glover had no local zoning at the time covered by that document73. Confirm the current status directly with the relevant town because local bylaws can change.

Where zoning exists, district-specific rules can control structure dimensions, location, setbacks and uses2122. Vermont law prevents municipal bylaws from excluding mobile homes, modular housing or prefabricated housing altogether, but local siting and permit requirements still apply23. Most municipal bylaws also cannot exclude one qualifying accessory dwelling within or appurtenant to an owner-occupied single-family home; wastewater capacity, size limits and flood-hazard rules still matter13.

How do septic and well permits work in Orleans County?

Vermont runs the wastewater and potable-water permitting program statewide24. Unless an exemption applies, a person must obtain a permit from the Secretary of Natural Resources before constructing, replacing or modifying a potable water supply or wastewater system, including a groundwater source such as a well or spring49. New or replacement municipal water and sewer connections also go through the Regional Office Program when its review applies20.

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 field25. 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 rule26. Contact the DEC St. Johnsbury Regional Office at 802-751-0130 before finalizing a house site or purchase contingency19.

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 used for vacation or recreation and treats campground use as conditional in specified districts; that rule does not authorize a permanent RV residence on every parcel12. Ask the town zoning administrator and DEC about the proposed duration, utilities and wastewater arrangement.

We also could not confirm a countywide tiny-home rule or minimum dwelling size. Municipal bylaws cannot exclude mobile, modular or prefabricated housing altogether, but local siting and permit requirements still apply23. A qualifying accessory dwelling is protected statewide subject to wastewater capacity, size and flood-hazard conditions13. A separate sanitation exemption covers a primitive camp with no interior plumbing beyond a sink with water, used no more than three consecutive weeks and 60 total days per year; it does not cover seasonal camps27.

Building a home in Orleans County: what are the steps?

  1. 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 adopted2.
  1. Confirm the zoning district, permitted use, setbacks and dimensional standards because Vermont authorizes different rules for different municipal districts2221.
  1. Have the wastewater and potable-water site evaluated, then obtain the required state permit before constructing or modifying the septic system or water supply49.
  1. Secure written access approval from the Vermont Agency of Transportation for a state highway or from the municipality for a town highway14.
  1. Check flood-hazard review before disturbing the site; where a municipal flood-hazard bylaw applies, the application goes to the Agency of Natural Resources and approval waits until comments arrive or 30 days pass28.
  1. Before occupancy, ask the municipal administrative officer whether a certificate of occupancy applies under the adopted bylaws29.

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 land31516. If the parcel fronts a highway, identify whether the state or town controls the road because the permitting authority follows the road system14.

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 limitations303125. Orleans County's effective property-tax rate is about 1.7%, with a median annual property-tax bill of about $3,5793233. 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 effect12.
  • 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 site25.
  • Long-term RV living and tiny-home occupancy remain town-specific questions; Derby's recreational-camping rule does not establish a general right to live in an RV12.
  • A driveway needs written approval from the state for a state highway or from the municipality for a town highway14.

Sources

  1. Vermont Division of Fire Safety - Building Code Permits (2026 county census)
  2. 24 V.S.A. § 4449 — Zoning permit, certificate of occupancy, and municipal land use permit, quoted and re-checked
  3. Planning Manual for Vermont Municipalities, quoted and re-checked
  4. Chapter 064: Potable Water Supply and Wastewater System Permit, quoted and re-checked
  5. 20 V.S.A. § 2730 — Definitions, quoted and re-checked
  6. Vermont Statutes - 24 V.S.A. Chapter 117 (Municipal and Regional Planning) (2026 county census)
  7. Derby Zoning Bylaw — As amended June 27, 2022, quoted and re-checked
  8. Vermont DEC - Wastewater System & Potable Water Supply Permit FAQ (2026 county census)
  9. Chapter 064: Potable Water Supply and Wastewater System Permit, quoted and re-checked
  10. 30 V.S.A. § 51 — Residential building energy standards; stretch code (2026 county census)
  11. Vermont Residential Building Energy Code Handbook, quoted and re-checked
  12. Derby Zoning Bylaw – As amended June 27, 2022, quoted and re-checked
  13. Title 24, Chapter 117: Municipal and County Government, quoted and re-checked
  14. 19 V.S.A. § 1111: Permits; relocation or adjustment orders, quoted and re-checked
  15. 10 V.S.A. § 1973 — Permits, quoted and re-checked
  16. 24 V.S.A. § 4418. Subdivision bylaws, quoted and re-checked
  17. Resilience & Adaptation Priorities from the Vermont Climate Council, quoted and re-checked
  18. Town of Derby Zoning Administrator (derbyvt.org)
  19. Vermont DEC St. Johnsbury Regional Office (dec.vermont.gov)
  20. Municipal Connections, quoted and re-checked
  21. 24 V.S.A. § 4464 — Hearing and decision on application (Vermont statewide rule), quoted and re-checked
  22. 24 V.S.A. § 4411 — Zoning bylaws (Vermont statewide rule), quoted and re-checked
  23. 24 V.S.A. § 4412 — Required provisions and prohibited effects, quoted and re-checked
  24. 10 V.S.A. Chapter 64: Potable Water Supply and Wastewater System Permit, quoted and re-checked
  25. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  26. Chapter 064: Potable Water Supply and Wastewater System Permit, quoted and re-checked
  27. Chapter 064: Potable Water Supply and Wastewater System Permit, quoted and re-checked
  28. 24 V.S.A. § 4424: Flood or hazard area bylaws, quoted and re-checked
  29. 24 V.S.A. § 4449 — Zoning permit, certificate of occupancy, and municipal land use permit, quoted and re-checked
  30. Wooded share of land: Bolthole Index county data
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Effective property tax rate: Bolthole Index county data
  33. Median property tax bill: Bolthole Index county data

Written September 29, 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.

Found land here? Start a Property Hunt →

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%Septic soil without severe limits
1,419 acWorkable land screen
80.4%Wooded land
51.4 tonsBiomass / forest ac
41.4°FAvg temp

Scout Orleans County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Orleans County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

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)

    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.

    • Official county-area material states that, as of 2015, Albany, Brownington, and Glover had no local zoning.
    • The same official material states that Barton zoning regulations extended commercial development along Route 16 up to the Glover town line.
    • The state planning manual describes zoning regulations as municipal bylaws administered and enforced by municipalities.
    • The cited county-area material is dated 2016 and uses an as-of-2015 statement; current status of every Orleans County municipality was not exhaustively established.
    “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.

    Vermont Statutes - 24 V.S.A. Chapter 117 (Municipal and Regional Planning) ↗Scouted from the county site, not yet independently re-checked

Vermont rules that apply here

  • Building permitLimited

    Land development, including residential construction, in any Orleans County municipality and area affected by adopted municipal bylaws.

    • The state statute applies only within municipalities in which bylaws have been adopted.
    • The permit is issued by the municipal administrative officer, not Orleans County.
    • The cited provision concerns municipal land-use permits and does not establish a universal county building permit for every residential project.
    “Within any municipality in which any bylaws have been adopted: [...] without a permit issued by the administrative officer.”
  • Owner-builder exemptionConditional

    Residential construction in Orleans County subject to Vermont Residential Building Energy Standards.

    • The owner must be the builder.
    • The residential construction must be used as the owner’s dwelling.
    • The owner must in fact direct the details of construction involving materials not compliant with RBES.
    • Before entering a binding purchase and sales agreement, the owner must disclose in writing the nature and extent of RBES noncompliance and itemize the noncompliant measures.
    • Any certificate under this exemption must be recorded in the local land records and sent to the Department of Public Service within 30 days after sale.
    • This is an exemption from the RBES requirements; it is not a general exemption from municipal land-use permits, wastewater permits, or other applicable approvals.

    certificate transmission deadline after sale: 30 days

    “The owner of the residential construction is the builder [...] The residential construction is used as a dwelling by the owner.”
    2 more reviewed findings on this topic
    • Available (with conditions) — Owner-builder residential projects subject to Vermont Residential Building Energy Standards in Orleans County and statewide Vermont.
      “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:”
    • 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

    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 applies to public buildings.
    • The rule exempts single family owner occupied homes, small working farms, registered day care facilities, and some home businesses.
    • The rule includes minimum safety requirements addressing fire, explosion, hazardous materials, dangerous structural conditions, carbon monoxide, and other listed subjects.
    • Municipalities may establish building codes and regulations, but municipal requirements must be consistent with the current state rules and standards adopted under 20 V.S.A. chapter 173, subchapter 2.
    “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.”
    3 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.”
    • 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.”
  • 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”
  • 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;”
  • 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 septicState

    Construction, replacement, or modification of potable water supplies and wastewater systems, including septic systems, in Orleans County.

    • The Vermont Secretary administers the statewide permit requirement under 10 V.S.A. chapter 64.
    • Municipal delegation may occur under 10 V.S.A. § 1976, but delegated municipalities must administer the state chapter and rules.
    “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”
  • 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.”

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:”
  • 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;”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum dwelling size requirements in Orleans County, including unincorporated areas.
  • Minimum lot size — Minimum lot size requirements in Orleans County, including unincorporated areas.
  • Lot coverage — Lot coverage requirements in Orleans County, including unincorporated areas.
  • Tiny homes — Occupancy of tiny homes throughout Orleans County.

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.

Off-grid gear

Going off-grid in Orleans County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

How Orleans compares in Vermont

Compare side-by-side →See all 14 Vermont counties ranked →