Vermont landlords seeking to remove tenants need clear guidance on the eviction process and laws. To help, this guide explains common eviction reasons, walks through each legal step, outlines typical timelines, and highlights key rules within Vermont’s landlord-tenant laws.
How Vermont Law Defines Eviction
Eviction in Vermont occurs when a landlord uses the court system to regain possession of a rental unit after a tenant violates the lease or remains in the unit without consent. Vermont law sets strict protocols, requires proper notices, and mandates a court judgment before a landlord regains control of the unit.
Landlords find the core eviction rules in 12 V.S.A. Chapter 169 and 9 V.S.A. Chapter 137 within the Vermont Statutes Online.
Eviction With Just Cause
Just cause in Vermont generally refers to a legally recognized ground a landlord may use to terminate a tenancy, such as nonpayment of rent or a material lease violation. Vermont does not have a statewide just cause eviction standard that requires landlords to state a specific reason when ending all tenancies, though certain municipalities have adopted or attempted to adopt local just-cause ordinances.
Under Vermont law, landlords may evict a tenant for nonpayment of rent, for breaching a material term of the lease, for illegal activity on the property, or after properly terminating a tenancy when there is no lease or the lease term has ended. State law requires landlords to provide the correct notice and obtain a court judgment before regaining possession of a rental unit.
Clear rules and thorough documentation help both landlords and tenants. Landlords should keep records of late payments, lease violations, communications with the tenant, and all notices served so they can substantiate the basis for eviction if a case proceeds to court.
Applicable laws: 9 V.S.A. Chapter 137, 12 V.S.A. Chapter 169
No-Fault Evictions
Landlords in Vermont can end a fixed-term tenancy without just cause by allowing the lease to expire and choosing not to renew it. Vermont law does not require a reason for ending a fixed-term lease at its natural end unless a local just cause ordinance applies. The landlord simply needs to let the agreement end on schedule.
Applicable laws: 9 V.S.A. Section 4467, 9 V.S.A. Chapter 137
Grounds for Eviction in Vermont
Landlords in Vermont may evict tenants for several legally recognized reasons, including:
Non-Payment of Rent
Vermont law does not create a statewide grace period, so each lease sets the point when rent becomes late.
After a tenant moves past that deadline, the landlord can issue a 14-Day Notice to Pay or Quit. This notice gives the tenant 14 days to pay the full balance or leave the unit. Clear lease terms and prompt action help landlords address unpaid rent before the issue grows more disruptive.
Applicable laws: 9 V.S.A. Section 4467, 9 V.S.A. Chapter 137
Lease Violations
A lease agreement sets the rules of the landlord-tenant relationship. When a tenant breaks those rules, landlords in Vermont have grounds to initiate an eviction.
A few examples of lease violations include:
- A tenant who installs a washing machine without approval and creates repeated water damage in the unit.
- A tenant who keeps a large dog despite an explicit no pets clause and several written warnings.
- A tenant who operates a home business that brings daily customer traffic into a building limited to residential use.
Lease agreements protect both parties, so landlords and tenants benefit from clear terms and consistent communication. A detailed rental contract helps prevent confusion and gives landlords a stronger foundation for addressing issues early.
Applicable laws: 9 V.S.A. Chapter 137, 12 V.S.A. Chapter 169
Illegal Use of the Premises
Under Vermont law, landlords can evict tenants who engage in illegal criminal conduct on the property. For example, if a tenant stores stolen bicycles in a basement room, sells unlicensed cannabis products from the unit, or holds repeated gatherings that involve illegal drug use, the landlord will have clear grounds to initiate the eviction process and protect the building’s safety.
Applicable laws: 9 V.S.A. Section 4467, 12 V.S.A. Chapter 169
Tenant Actions that Threaten Health or Safety
Vermont law requires tenants to keep the rental unit safe, sanitary, and free from conditions that place the property or other residents at risk. When a tenant creates a clear health or safety hazard and fails to correct it after proper notice, the landlord has solid grounds to proceed with eviction.
Common examples of health and safety violations in Vermont include:
- A tenant disables smoke detectors or removes batteries even after the landlord instructs them to keep the devices active.
- A renter stores flammable liquids or propane tanks inside the unit.
- An occupant allows trash to accumulate until it attracts pests or creates mold.
Landlords should document each issue, provide a written notice describing the violation, and review Vermont’s warranty of habitability before deciding how to proceed.
Applicable laws: 9 V.S.A. Section 4456a, 9 V.S.A. Chapter 137
Destruction or Neglect of the Rental Unit
Vermont law requires tenants to use the rental unit responsibly and maintain safe, clean conditions. When a tenant causes significant damage or allows neglect that harms the structure or key systems, the landlord has grounds to pursue eviction if the tenant ignores proper notice and fails to fix the issue.
Landlords should build a strong record of the damage. Clear photos with dates, written notes, repair quotes, and communication logs help show the extent of the problem and support the landlord’s position if the case reaches court.
Applicable laws: 9 V.S.A. Section 4456, 9 V.S.A. Chapter 137
Tenant is in a Month-to-Month Rental Contract
Vermont landlords do not need a specific reason to end a month-to-month rental agreement.
A landlord must give 60 days’ notice if the tenant has lived in the unit for less than 2 years, or 90 days’ notice if the tenant has lived in the unit for 2 years or more. The landlord must also provide written notice stating the termination date clearly. If the tenant chooses not to move out by the deadline, the landlord can file an eviction case in court.
Applicable laws: 9 V.S.A. Section 4467, 9 V.S.A. Chapter 137
Step-by-Step Eviction Process in Vermont
The Vermont eviction process follows a structured, step-by-step sequence that begins with proper notice and proceeds through the court system if the tenant remains past the deadline. Here are the steps landlords must take:
1. Deliver Notice to the Tenant
A landlord must first identify the specific reason for eviction, such as unpaid rent, a material lease violation, or illegal conduct, and then issue the correct notice required under Vermont law.
When the situation allows a cure, the landlord must give the tenant a set amount of time to correct the problem before taking further action. Some violations, however, do not qualify for a cure. Serious illegal activity, willful property damage, or conduct that threatens health or safety allows the landlord to move forward with a shorter termination notice. Vermont law requires written notice that clearly states the termination date and follows all service rules, so the notice supports the landlord’s case in court.
Notice Forms & Timelines
- 14-Day Notice to Pay or Quit for unpaid rent
- 30-Day Notice to Cure or Quit for a material lease violation that the tenant can correct
- 14-Day Notice to Quit for criminal activity, willful damage, or behavior that threatens health or safety
- 60-Day or 90-Day Notice to Terminate Tenancy for month-to-month contracts, depending on the length of occupancy
Applicable laws: 9 V.S.A. Section 4467, 9 V.S.A. Chapter 137
2. File an Eviction Lawsuit Against the Tenant
When the notice period ends, or the tenant ignores a curable violation, the landlord must file a Complaint for Ejectment with the Vermont Superior Court, Civil Division, which handles all eviction matters in the state.
The landlord will then need to pay the required civil filing fee, which generally fits within the standard range for small civil actions in Vermont, and then wait for the court to respond. After the filing, the clerk will set a hearing date and time, and the landlord will gather the documents and evidence needed to support the case.
Applicable laws: 12 V.S.A. Chapter 169, 9 V.S.A. Chapter 137
3. Serve Court Summons Paperwork to the Tenant
Once the Vermont court clerk sets the hearing date, the landlord will arrange service of the Summons and Complaint. A sheriff, deputy sheriff, constable, or any adult who is not a party to the case must deliver the documents to the tenant. The server must also complete a Return of Service form, which records when and how the paperwork was delivered to the tenant, and file it with the courts.
After receiving the Summons, the tenant will follow the instructions listed on the form. Vermont does not require a separate Answer form in every ejectment case, but the tenant may file a written response if they choose. Both the landlord and the tenant will gather evidence and appear in court on the scheduled date.
Applicable laws: 12 V.S.A. Section 1551, 12 V.S.A. Chapter 169
4. Attend the Eviction Hearing
On the court date, the landlord and the tenant (or their attorneys) will appear before a Vermont Superior Court judge for the eviction hearing. Each side will explain its position, discuss the grounds outlined in the Complaint for Ejectment, and address any facts regarding rent, lease violations, or conduct within the unit.
During the hearing, the judge will review documents, photos, repair estimates, communication records, and any witness statements offered by either side. The judge will ask questions, sort through disputed issues, and evaluate the evidence before moving to the next stage of the case. Strong documentation will help the landlord support every detail of the claim.
Applicable laws: 12 V.S.A. Chapter 169, 9 V.S.A. Chapter 137
5. Court Reaches a Ruling
After the judge reviews all testimony and evidence, the court will reach a ruling. In Vermont, this step usually occurs soon after the hearing, as the judge will issue a decision once all the facts have been carefully evaluated.
If the judge rules in favor of the tenant, the tenant will stay in the unit, and the case will close. If the judge rules in favor of the landlord, the court will authorize the next stage of the eviction and move the process toward enforcement. The tenant will hold the right to appeal, and Vermont law generally requires the tenant to file an appeal within 30 days of the judgment if they want to challenge the outcome.
Applicable laws: 12 V.S.A. Chapter 169, 9 V.S.A. Chapter 137
6. Judge Issues a Writ of Possession
If the judge rules in favor of eviction, the court will issue a Writ of Possession to the landlord, which gives the landlord clear authority to take back the rental unit and sets a final deadline for the tenant to vacate before sheriff’s enforcement begins.
The Writ of Possession will list the date the tenant must leave and will allow the landlord to request assistance from the sheriff if the tenant remains past that deadline. The landlord must then wait for the court to issue the writ, then follow Vermont procedures to coordinate enforcement with the sheriff’s office.
Applicable laws: 12 V.S.A. Section 4854, 12 V.S.A. Chapter 169
7. Law Enforcement Executes the Writ of Possession
If the deadline passes and the tenant still has not left, the landlord will contact the sheriff to enforce the Writ of Possession. In Vermont, only the sheriff or a deputy sheriff can carry out the physical removal, since law enforcement has the authority to complete the lockout and return the unit to the landlord.
After the removal, the landlord will handle any belongings left behind by the tenant. Vermont law requires the landlord to store abandoned property for 15 days and to give written notice before disposing of it. The landlord must follow these rules even after regaining possession, since improper handling of belongings can lead to legal problems under Vermont’s landlord-tenant statutes.
Applicable laws: 9 V.S.A. Chapter 137, 12 V.S.A. Chapter 169
Tenant Defense Against Eviction in Vermont
A potential eviction can create real strain for tenants, and that stress often affects a landlord’s efforts to resolve the situation. Tenants may struggle with work routines, family schedules, or the pressure of finding a new place to live, yet many still try to advocate for themselves and communicate openly.
Tenants should review their lease, gather proof of payments, document repair concerns, or respond promptly to notices. Some may propose a payment plan or share updates about their circumstances, which helps landlords address problems early and reconsider a full eviction case.
When tenants feel overwhelmed, many will seek outside help. Vermont Legal Aid offers free or low-cost guidance that can help tenants understand their responsibilities and respond more clearly throughout the process.
Timelines to Expect
In Vermont, an eviction can be completed in 3 to 6 months but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Vermont eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 7-90 Calendar Days |
| Court Issuing/Serving Summons | ~60 Business Days |
| Tenant Response Period | 21 Calendar Days |
| Court Ruling | 3-21 Business Days |
| Court Serving Writ of Possession | Immediately |
| Final Notice Period | 5-14 Calendar Days |
Flowchart of the Vermont Eviction Process
Typical Court Fees
The cost of an eviction in Vermont for all filing, court, and service fees can vary based on service fees. Eviction cases shall be filed in the Civil Division of the Superior Court, the average cost is $445.
| Fee | Superior |
| Initial Court Filing | $295 |
| Summons Service | ~$75 |
| Counterclaim Filing (Optional) | $25+ |
| Writ of Possession Service & Execution | $75 |
| Notice of Appeal Filing (Optional) | $120 |
Navigate the Vermont Eviction Process
Eviction can be a stressful process for everyone involved, so well-organized records and steady communication help landlords navigate each stage with fewer surprises. To prepare, consider using property management software to track notices, store documents, and keep communication in order.
Sign up for a free account today to keep your workflow simple and your records easy to access when you need them.
