Off-Grid Living in Brandon, Vermont

Brandon is a good example of Vermont's layered system: the state sets a strong baseline for water and wastewater, and the town of Brandon layers its own zoning on top. If you're eyeing land here for an off-grid setup, you need to satisfy both.

Zoning. Brandon is a zoned town, administered under its own Brandon Land Use Ordinance (BLUO), most recently amended by the town in December 2024. The town is split into five land use districts (Aquifer, Central Business, High Density Multi-Use, Neighborhood Residential, and Rural Development), each with its own rules on lot size, setbacks, and use. A Town Zoning Permit is required for most construction, expansion, demolition, subdivision, or excavation work, per the BLUO. Note also that Brandon repealed its old local trigger for Act 250 state review at 1 acre, so the state's default 10-acre threshold now applies here, though the local BLUO still governs regardless of parcel size.

Dwellings, tiny homes, RVs. I couldn't confirm a specific Brandon rule on tiny homes, RVs, or minimum dwelling size. The BLUO regulates "structures" broadly and requires permits for building or altering them, but you should call the Zoning Administrator directly to ask how your specific structure type would be classified.

Building permits. The Zoning Administrator is your first stop for any construction. That office reviews applications and can refer them to the Development Review Board. Vermont statute gives a standard framework where permits are typically decided within a defined window and there's a required appeal period before a permit takes effect, but confirm current specifics with the Zoning office.

Septic and greywater. This is state, not town, territory. Vermont's Department of Environmental Conservation has held universal jurisdiction over wastewater and water supply permitting since 2007. Any new construction needing a wastewater system, including a single-family home, needs a state Wastewater System and Potable Water Supply (WW) Permit. I found no indication Brandon has its own delegated septic authority, so the state Regional Office is who to call, including for greywater systems tied to a leachfield.

Rainwater harvesting. No Brandon-specific bylaw turned up in my research. State guidance on non-potable use appears to be the operative framework, but I'd call the Zoning office to double check nothing local applies.

Wells. Vermont's Regional Office Program issues permits for private (non-public) water supplies. Worth noting: Brandon has an Aquifer District under the BLUO covering land near municipal well sources, so if your parcel falls inside that mapped district, extra scrutiny is possible.

Off-grid utilities. I found no Brandon ordinance forcing a hookup to municipal power, water, or sewer. But going off-grid doesn't get you out of the state wastewater/water permitting requirement, that applies no matter your grid status.

Bottom line: start with Brandon's Zoning Administrator for land use questions, and loop in the state DEC Regional Office early for anything touching water or waste.