Advocate Urges Vermont Lawmakers to Adopt ‘Just Cause’ Tenant Protections

Tom Proctor, lead organizer for Rights and Democracy, told the House Committee on General and Housing on Jan. 30 that Vermont should adopt a statewide “just cause” eviction law to protect tenants from no‑cause evictions and help curb homelessness.

Proctor summarized municipal ballot wins and policy elements from seven states with comparable laws, and urged the committee to use those measures as a template for statewide protections. “Safe, reliable, secure shelter is the most basic need for people to survive and thrive,” Proctor said in his testimony.

Why it matters: Proctor said municipal voters in several Vermont cities have approved charter measures that restrict no‑cause evictions and provide tenant protections, and he argued a statewide law would extend those protections and reduce homelessness, stabilize neighborhoods and help retain workers. He cited ballot approvals in Burlington (passed, 63%), Winooski (passed, 73%) and Essex (passed, 61%), and said Montpelier also passed similar language on a town meeting ballot.

What Proctor told lawmakers: He laid out components commonly found in other states’ just‑cause statutes — provisions on minimum tenancy or probationary periods, causes that justify eviction (nonpayment of rent, substantial lease violations, criminal activity, nuisance), exemptions for owner‑occupied small buildings and accessory dwelling units, and limited no‑fault evictions for demolition, conversion or necessary hazardous repairs. He said some states require a right of first refusal or relocation payment when a unit is taken off the rental market.

Comparative timelines and impacts: Proctor told the committee that eviction timelines vary widely and that court staffing and docket priorities, not notice periods alone, strongly affect how long it takes to regain possession. He said Vermont landlords typically obtain possession in about six months on average, while New York can take up to a year and New Jersey up to four years, based on the out‑of‑state comparisons he provided.

Local context and statistics: Proctor told lawmakers that rents have risen nationwide and in Vermont, citing a 19% national increase since 2019 and county figures he attributed to a Washington Post analysis — 23.4% in Chittenden County and 36.3% in Windham County. He said vacancy rates statewide are about 3.2% and described steep home‑price increases and aging housing stock as contributors to habitability problems and housing instability.

Ballot process and organizing: Proctor described the municipal ballot process used to enact charter changes, saying proponents typically must collect signatures from 5% of registered voters in a municipality to place language on the ballot unless a council or selectboard votes to do so. He said those campaigns required “hundreds of volunteer hours” and extensive community outreach.

Opposition concerns and responses: In the question period, committee members raised enforcement and evidence concerns for landlords seeking to evict for cause. Proctor recommended documentation such as cameras and witness statements, and emphasized that courts must adjudicate alleged violations because taking away housing is a serious action. He also disputed claims that just‑cause laws increase rents or cause landlord disinvestment, citing studies and examples from other states that, he said, show no clear negative effect on rental availability.

What the testimony did not include: Proctor identified policy elements and municipal vote outcomes but did not present draft statewide legislative language or cite a specific Vermont bill number for committee consideration. He also noted he is an organizer and not an attorney and recommended the committee consult legal aid and other groups on implementation details.

Next steps: Proctor asked the committee for further study and engagement with legal aid, municipal officials and advocates to translate the municipal measures into a workable statewide policy. The committee did not take a vote during the hearing.