Off-Grid Living in Mount Holly, Vermont

I'll be upfront: Mount Holly, Vermont is one of the more unusual towns I've researched for off-grid purposes, because it simply has no zoning ordinance. Voters turned down proposed zoning in 1994 and again in 2006, so there are no zoning districts, no dimensional standards, and no use restrictions on raw land at the town level. That's a big deal if you're used to fighting zoning boards elsewhere, but it doesn't mean anything goes.

Zoning and land use. With no zoning bylaw, the town has less to say about how you use your land. But Mount Holly does administer Flood Hazard and River Corridor Bylaws and Subdivision Regulations through its Planning Commission, and the state's Act 250 land use law can still kick in depending on your project's size and location. Check with the Planning Commission before assuming a totally free hand.

Dwellings, tiny homes, RVs. I couldn't find any town rule addressing dwelling size, tiny homes, or RV occupancy, which tracks with there being no zoning ordinance. That said, this is genuinely unconfirmed territory, so I'd call the Planning Commission or Town Clerk before setting up an RV as a residence.

Building permits. Here's a key one: Mount Holly does not require a building permit. Instead, the town requires a Building Construction Registration Form for new construction or installation over a certain dollar threshold, filed with the Town Clerk (the Board of Listers processes these). It's registration, not permitting, but skipping it can still get you fined, so don't skip it.

Septic, greywater, and wells. This is where the State of Vermont takes over completely, town or no town. The Department of Environmental Conservation (DEC) has universal jurisdiction over wastewater systems and potable water supplies statewide, including composting toilets, greywater setups, and wells. You'll need a Vermont-licensed Wastewater System and Potable Water Supply Designer to prepare your permit application, since homeowner self-design isn't accepted. Mount Holly falls under DEC's Rutland Regional Office.

Rainwater harvesting. I found nothing in town materials restricting rainwater collection for non-potable uses, and state guidance is generally permissive here too.

Utility disconnection. Because there's no zoning ordinance, nothing forces you to hook into municipal utilities, and honestly, much of rural Mount Holly doesn't have those systems available anyway. Just know that state wastewater and water supply permitting still applies regardless of your utility status, and if you're near a wetland, lake, or pond, the state Wetlands Section may have its own permitting say.

Bottom line: Mount Holly's lack of zoning gives you real flexibility on land use, but the state fills the gap hard on water and wastewater. Confirm details directly with the Town Clerk's office and DEC's Rutland office before building anything.