Off-Grid Living in Randolph, Vermont

Randolph, Vermont is a real puzzle for off-grid hopefuls because it's genuinely zoned, unlike a lot of the unzoned Vermont towns I write about. Both the Village and the Town of Randolph have carried zoning since the 1930s and 1960s respectively, and today the whole thing runs through Randolph's Land Use Regulations (governed under Title 24, Chapter 117 of the Vermont Statutes Annotated, which every Vermont municipality answers to). The Zoning Administrator, Planning Commission, and Development Review Board handle the local side.

Zoning and land use. You'll need to go through the Zoning Administrator to find out what's allowed on a given parcel. Randolph's Land Use Regulations and its Sign Ordinance are the two governing documents, per the town's own zoning page.

Dwellings, tiny homes, RVs. I couldn't pin down exact occupancy standards for tiny homes or RVs in the excerpts I found, though the regulations do define categories that sound like they cover smaller trailers "hauled by a motor vehicle." Don't guess here, call the Zoning Administrator for a real determination before you commit.

Building permits. Here's something notable: Randolph itself does not run building or trade inspections (electrical, plumbing, etc.), only zoning. But you still need a zoning permit for most residential construction, additions, conversions, or accessory buildings like sheds. Trade work may fall under state licensing requirements instead.

Septic and composting toilets. This is state territory, not town. Vermont's Agency of Natural Resources (through DEC) took universal jurisdiction over wastewater and water supply permitting in 2007. Composting and incinerating toilets need a DEC permit under the Wastewater System and Potable Water Supply Rules. There's a narrow exception for a "primitive camp," which can use a waterless toilet without a permit, but any soil-based system still needs one.

Greywater. Same story, DEC handles this under the same wastewater rules. I didn't find any Randolph-specific greywater ordinance layered on top.

Rainwater harvesting. I found nothing restricting rainwater catchment for non-potable use at the town level; this follows general state guidance.

Wells and water. Randolph has three separate service districts covering water, wastewater, and police, so whether you're inside a municipal water district depends entirely on your parcel's location, worth checking with the town. Outside those districts, private well construction and testing falls under DEC's Water Supply Rule.

Living off-grid generally. Since Randolph doesn't inspect trades locally, your off-grid power and heating setup isn't independently policed by the town, but any dwelling you build still needs a zoning permit and whatever state wastewater/water permits apply.

Bottom line: Randolph's town hall handles land use, the state (DEC) handles water and waste, and there's real gray area on tiny homes and RVs worth clearing up before you buy land.