Off-Grid Living in Sunderland, Vermont

I've been digging into what it actually takes to live off-grid in Sunderland, Vermont, and here's the honest picture based on what the town and state have published.

Zoning: Sunderland is zoned, don't skip this step. The town operates under a Unified Development Bylaw adopted in 2020 under Vermont's enabling statute (24 V.S.A. Chapter 117), administered locally by the Zoning Administrator. That means raw land isn't a free-for-all, most development needs a town zoning permit, with the district and use category determining what's allowed. This is separate from any state permits like Act 250 or Agency of Natural Resources approvals, which can apply on top of local rules.

Dwellings, tiny homes, RVs. I couldn't find a clean, current answer on tiny-home or RV minimum size standards in the bylaw text I reviewed. An older draft referenced trailer camps/tent sites needing a fairly large lot with per-site minimum square footage, under state Health Regulations, but I can't confirm that's still the operative rule under the 2020 bylaw. If you're planning a tiny home or RV as a residence, call the Zoning Administrator before you buy land or bring in a trailer.

Building permits. The Zoning Administrator issues permits, and Sunderland's own zoning permit is valid for two years once issued. I didn't find evidence Sunderland has adopted a separate structural building code beyond that zoning permit process, but always confirm current requirements directly with the town.

Septic and greywater. This is a state matter, not a town one. Vermont's Department of Environmental Conservation has held statewide jurisdiction over wastewater and water supply permitting since 2007. Any new building needing a septic system or a private water supply needs a state Wastewater System and Potable Water Supply Permit. Greywater falls under the same state wastewater rules; I found no Sunderland-specific greywater ordinance.

Rainwater harvesting. I didn't find any Sunderland bylaw restricting rainwater collection, so this looks fine, but I'd treat that as "no restriction found" rather than an explicit green light in writing.

Wells. Individual household well permitting is handled by the state (DEC), not the town. Sunderland's Town Plan does express a cautious local stance against large-scale commercial groundwater withdrawals that could affect the town's supply, but that's a planning policy statement, not a rule that changes how your personal well gets permitted.

Utilities. Sunderland has no municipal water or sewer serving most of town, so living disconnected from utilities is normal here and not itself a violation. You'll still need the town zoning permit and the state wastewater/water supply permit for any dwelling.

Bottom line: the state (via DEC) controls your septic, greywater, and well permitting, while the Town of Sunderland controls zoning and building permits through its Zoning Administrator. Confirm the details before committing to a plan, this is general research, not legal advice.