Turning Point for Vermont Housing: Why Funding Alone Isn’t Enough

Turning Point for Vermont Housing: Why Funding Alone Isn’t Enough

The House Committee on General and Housing and the Senate Committee on Economic Development, Housing, and General Affairs convened this week for an out-of-session hearing to assess how federal housing cuts affecting Vermont families and communities. The impacts are both immediate and long term, affecting families who rely on rental subsidies today and limiting the state’s ability to finance new housing through federal tax dollars and credits in the years ahead.

 

Testimony from the Vermont State Housing Authority made clear that federally funded voucher programs are stretched to their limit. For the first time, the payment assistance fund for housing authorities no longer has any reserves, and by January, public housing authorities may be unable to make voucher payments for hundreds of households. Representatives from Vermont’s federal delegation also highlighted steep reductions to Community Development Block Grants, stalled HUD programs due to the federal shutdown, and growing uncertainty in critical housing initiatives.

 

The loss of federal funding is felt especially hard in Vermont, where construction is already among the most difficult and expensive in the nation. The extremely state’s extremely limited supply of affordable and available housing leaves a growing number of Vermonters dependent on subsidies simply to live in their own communities. Overlapping regulations, complex program requirements, and slow permitting processes continue to make drive up costs and create uncertainty for developers. While these systems sustain a network of programs and agencies, they too often divert energy away from what matters most: building homes that all Vermonters can afford.

 

The Vermont Chamber has long maintained that while funding is essential, Vermont cannot spend its way out of the housing crisis. Real progress depends on policy changes that simplify systems, reduce costs, and prioritize housing over bureaucracy. To truly put housing first, Vermont must make it faster and less expensive to build across income levels and for all types of developers, not just large nonprofit entities.

 

Looking ahead to the 2026 session, lawmakers discussed a slate of housing priorities that will shape Vermont’s path forward. Central to that effort will be continued permit and appeals reform, along with cleanup from the 2024 Act 250 bill, which are critical steps toward lowering costs and shortening development timelines. Additional areas of focus include landlord-tenant and short-term rental reform, streamlining tax sales for abandoned properties, expanding off-site construction, and strengthening programs such as the Vermont Rental Housing Investment Program (VHIP) and the Community Housing Investment Program (CHIP).

 

Lawmakers also raised the idea of creating a new permanent tax to fund affordable housing, but with Vermonters and businesses already stretched to the affordability brink, it remains unclear where such funding would come from. Senator Randy Brock closed the hearing by urging committees to reduce the time it takes to build, improve accountability in program operations, and create a lean, efficient approach that prioritizes building housing over building bureaucracy.

 

The Vermont Chamber will continue to advocate for reforms that lower costs, accelerate development, and ensure every public and private dollar invested translates into more homes for Vermonters.

SHARE THIS ARTICLE

RECENT NEWS

Groundwork for Progress: Chamber Retreat Aligns Industry Insight with Advocacy

Groundwork for Progress: Chamber Retreat Aligns Industry Insight with Advocacy

On October 7th, the Vermont Chamber convened legislators and business leaders from across the state for a full-day policy retreat focused on strengthening two of Vermont’s cornerstone industries: manufacturing and tourism. The event focused on aligning state tools, programs, and regulations to better support and grow these sectors, both of which are vital to Vermont’s long-term economic vitality and competitiveness.

 

With a tight state budget and continued uncertainty around federal funding, a solutions-focused discussion emerged on how to better leverage existing programs, streamline administrative and regulatory processes, remove outdated barriers to growth, and develop a skilled workforce. Participants emphasized the importance of increased collaboration and practical reform as essential to maintaining competitiveness and fostering innovation across industries.

 

The connections forged during these retreats will guide cooperative, results-driven reforms that strengthen Vermont’s economy while protecting affordability for employers. The insights gained from these conversations will also help inform the Vermont Chamber’s advocacy work in the upcoming legislative session.

 

Vermont’s fiscal challenges require progress through smart reform and efficiency, not through added costs for families and employers. To move forward, the state must maximize the impact of existing resources, reduce redundancies and roadblocks, and lean into efficiency, maximizing the impact of existing resources, reducing redundancies and roadblocks, and foster growth through strategic investment and meaningful reform.

SHARE THIS ARTICLE

RECENT NEWS

Transportation Fund in Disrepair

Transportation Fund in Disrepair

Last week, the Joint Transportation Oversight Committee met to confront sobering projections for Vermont’s Transportation Fund and a recission plan for current reduced FY26 estimates. The fund is facing a widening deficit that may require cuts to core programs and critical maintenance, with consequences for road quality, safety, and the economy.

 

According to the Joint Fiscal Office, transportation revenues are projected to grow at just 1.6% in FY26, well below the projected rate of inflation. Structural challenges drive this stagnation: fuel taxes are tied to consumption, and greater vehicle efficiency and electric vehicle adoption exacerbate this decline in revenue. Tariffs on steel and other construction materials are also inflating costs, and a projected $33.4 million shortfall by FY27 for federal matches could put an additional $163 million in federal dollars at risk.

 

On the current trajectory, the state could see 60% of roads in poor or very poor condition by the end of the decade. Paving, which is the most reactive to swings in funding, already fell to a historic low of 135 miles in FY25, far short of the 300 needed yearly to maintain system health and the 243 miles per year average for the past five years.

 

This issue affects far more than just drivers. Poor road conditions hurt Vermont’s visitor economy and increase costs for manufacturers dependent on reliable shipping.

 

The Transportation Fund challenge is a stark example of the reality every agency will face in the near term if Vermont does not change its long-term projections. With resources tightening and Vermonters already struggling with affordability, higher taxes are not a viable solution. Instead of cycling between program cuts and tax increases, Vermont can pursue a more sustainable path: growing opportunity and revenue through economic vitality. The Vermont Futures Project’s Economic Action Plan provides a roadmap to expand the economy, strengthen the workforce, and ensure long-term sustainability.

SHARE THIS ARTICLE

RECENT NEWS

Governor Scott Streamlines Housing Regulations

Governor Scott Streamlines Housing Regulations

Governor Scott issued an Executive Order last week taking meaningful steps to address Vermont’s housing shortage by targeting regulatory and permitting challenges slowing development and driving up costs.

The Governor’s Order will:

  • Allow builders to comply with 2020 or 2024 Residential Building Energy Standards.
  • Halve discretionary permit review timelines for qualifying housing projects.
  • Grant priority to residential, multi-family, mobile home, and shelter projects in the permitting process
  • Grant automatic permit approval if agencies miss statutory or regulatory deadlines.
  • Allow developers to pursue concurrent permitting across state agencies.
  • Defer permit fee payments and reduce fees applicable to affordable housing units.
  • Pre-map Class II wetlands in growth areas and reduce associated buffer zones.
  • Assign teams to coordinate review of multi-family and mixed-use housing projects.
  • Establish an inventory of underutilized state-owned land for housing development.
  • Extend the Brownfield Economic Revitalization Alliance program to support housing redevelopment.

It will now be incumbent upon the agencies historically charged with regulating these processes to implement the Governor’s directives with consistency, transparency, and a commitment to meaningful progress. While legislative action remains essential, this Executive Order reinforces a message the Vermont Chamber has long championed: Vermont cannot address its housing crisis without thoughtful regulatory reform at all levels of government. Permitting delays, inconsistent timelines, and an unpredictable process constrain housing creation, limiting Vermont’s ability to meet workforce housing needs. Allowing developers to deliver projects more predictably without sacrificing environmental or safety protections will make building housing easier, faster, and more affordable.

As Vermont businesses continue to face workforce shortages and recruitment difficulties driven by limited housing availability, the Vermont Chamber remains focused on advancing policy and regulatory changes that remove barriers and accelerate smart, community-centered housing development.

SHARE THIS ARTICLE

RECENT NEWS

Solutions Summit Calls Stakeholders to Action

Solutions Summit Calls Stakeholders to Action

At this year’s Solutions Summit, legislative, business, and community leaders came together for interactive policy breakout sessions focused on turning strategy into action. Guided by the Vermont Economic Action Plan, discussions centered on three critical policy areas: Housing and Population Growth, Economic Development and Business Climate, and Workforce Development and Breaking Down Barriers.

 

Participants focused on actionable steps legislators can take in the 2026 session to strengthen Vermont’s economy. Each group identified practical policy solutions aimed at improving the business climate, supporting economic vitality, and making Vermont more affordable for both families and employers. Key proposals included encouraging regional cooperation, streamlining and simplifying permitting processes, expanding education around programs and policies, and expanding career pathways through apprenticeships, work-based learning, and stackable credentials.

 

The collaborative exchange highlighted the need to align state policy with the data-informed priorities of the Economic Action Plan. As funding challenges persist, open dialogue and a focus on efficiency and affordability are more important than ever. By fostering dialogue between policymakers and the business community, the breakouts helped create a roadmap for action that will directly inform advocacy in Montpelier this session.

SHARE THIS ARTICLE

RECENT NEWS

Solutions Summit Brings Leaders Together to Turn Strategy Into Action

Solutions Summit Brings Leaders Together to Turn Strategy Into Action

Keynotes from national and state leaders highlight Vermont’s path to affordability and abundance.

Montpelier, VT (September 3, 2025) – The Vermont Chamber of Commerce has announced the keynote presentations for the 2025 Solutions Summit. Grounded in the Vermont Economic Action Plan, this event focuses on solutions for workforce growth, housing expansion, and community revitalization. Held on September 18, 2025, at Hotel Champlain in Burlington, this year’s event will bring together business, state, and municipal leaders to translate strategy into action.

 

Attendees will explore the foundations of the Economic Action Plan and hear from other communities and businesses at various stages of implementation. Through expert insights and break-out sessions, attendees will develop scalable, actionable strategies to build a more affordable, prosperous Vermont. Keynote presentations include:

 

  • Building Vermont’s Talent Advantage, Stephen Moret, President & CEO, Strada Foundation
    • Vermont’s economic future depends on people. As policymakers and business leaders advance the Vermont Economic Action Plan, the state faces a dual challenge: expanding its working-age population and increasing labor force participation. In this keynote, Stephen Moret will share national and Vermont-specific insights on labor force participation and interstate migration of college graduates, along with lessons from Strada’s research on education and employment outcomes. The session will highlight how Vermont can expand opportunities for individuals and strengthen talent pipelines for employers, positioning the state as both an attractive place to live and a competitive place to grow a business.
  • MythBusters: Addressing Pushback and Building Buy-In, Kevin Chu, Executive Director of the Vermont Futures Project
    • Myths about growth in Vermont are widespread — from “growth will turn Vermont into New Jersey” to “there aren’t enough jobs” to “Vermont doesn’t have the capacity for more people.” In this interactive session, Kevin Chu will combine numbers and narrative to dispel common misperceptions, preparing attendees to leave as data-informed ambassadors for growth.
  • What’s Possible: Investing Now for Prosperous, Sustainable Neighborhoods, Vermont State Treasurer Mike Pieciak; Maggie Super Church (Massachusetts Community Climate Bank); Evan Langfeldt (O’Brien Brothers); Mari McClure (Green Mountain Power); Moderated by Javier Silva (Federal Reserve Bank of New York)
    • This keynote panel explores how Vermont can embrace economic growth while advancing climate resilience, affordability, and abundance. Moderated by the Federal Reserve Bank of New York and grounded in their publication What’s Possible: Investing Now for Prosperous, Sustainable Neighborhoods, the conversation will feature voices from Vermont and beyond, highlighting how innovative cross-sector collaboration can drive sustainable development.

 

Attendees will gain insight into practical, forward-looking strategies and examples of success that align investment with impact. The takeaway: economic development and environmental stewardship are not competing priorities but complementary forces. Through real-world experience and cross-sector collaboration, panelists will share what’s working, and what’s scalable, and what solutions can come next as we collectively explore what’s possible for Vermont’s future. All attendees will receive a complimentary copy of What’s Possible.

 

The Vermont Chamber of Commerce is committed to advancing the Vermont economy and shaping solutions for workforce growth, housing expansion and community revitalization, ensuring our state remains competitive in an ever-evolving economic landscape. The Solutions Summit is sponsored by Google, Delta Dental, UVM Health Network, Vermont Agency of Commerce & Community Development/Department of Labor, Vermont Mutual Insurance Group, Acrisure, Carris Reels, Front Porch Forum, Green Mountain Power, O’Brien Brothers, VELCO, Vermont Federal Credit Union, and Vermont Saves. Registration for the Solutions Summit is currently open; visit vtchamber.com/vermont-solutions-summit/ for registration and additional information.

 

SHARE THIS ARTICLE

RECENT NEWS

Vermont Chamber Releases 2025 Session Legislative Outcomes Report, Focuses on Affordability, Reform, and Resilience

Vermont Chamber Releases 2025 Session Legislative Outcomes Report, Focuses on Affordability, Reform, and Resilience

Montpelier, VT (July 15, 2025) – The Vermont Chamber of Commerce has released its 2025 Session Legislative Outcomes Report, a comprehensive review of key policy developments that impacted the state’s business environment during the recent legislative session.

 

“As we reflect on the 2025 legislative session, we are reminded of both the responsibility and the opportunity that come with representing Vermont’s diverse and resilient business community,” said Amy Spear, President of the Vermont Chamber of Commerce.

 

In a year defined by escalating fiscal pressures, a deepening affordability crisis, and a $9 billion state budget, the Vermont Chamber remained focused on championing a pragmatic, data-informed policy agenda. The rising cost of living, a severe housing shortage, and unsustainable healthcare and education expenses require more than short-term fixes. These challenges demand durable, systemic solutions that prioritize growth and elevate the voices of Vermonters, whether heard around family tables, in boardrooms, or on the factory floor.

 

This session unfolded in the shadow of expiring federal relief funds and prolonged legislative deliberations. Yet, through it all, the Vermont Chamber maintained a steady course: advocating for smart housing development, protecting businesses from disproportionate tax burdens, and initiating the long-term work of bending the cost curve in education and healthcare.

 

The report details how the Vermont Chamber helped collaboratively shape outcomes in areas including taxation, labor law, housing, healthcare, technology, and economic development, while remaining steadfast in protecting businesses from harmful mandates and excessive fiscal burdens.

 

Gains were possible during the session because Vermont Chamber members were engaged, vocal, and resolute. Despite a continued pattern of high spending, with new mandates and regulatory burdens, the Legislature delivered new opportunities in housing and infrastructure development, and reforms in education and healthcare. The Vermont business community will be shaped for years to come by what happened, and what didn’t happen, this session.

 

Highlights from the 2025 Session Legislative Outcomes Report:

  • Legislative Engagement: Vermont Chamber staff testified 39 times before committees and monitored 865 committee hearings. Eight legislative interns also joined the Vermont Chamber team this session, strengthening advocacy capacity.
  • Affordability Through Critical Reform: The Vermont Chamber helped steer policies addressing healthcare cost containment, education funding, stormwater compliance flexibility, and tax fairness, ensuring that reforms advanced without placing disproportionate burdens on employers.
  • Incremental Progress on Long-Term Goals: Laws impacting chemical regulation, health system oversight, and environmental permitting demonstrated where constructive compromise was possible. The Vermont Chamber remained at the table to promote pragmatic, step-by-step progress.
  • Innovative Solutions for People and Places: The Vermont Chamber championed investments in housing infrastructure, workforce development, and sustained support for tourism, trade, and entrepreneurship. These priorities are grounded in the long-term vision of the Vermont Futures Project Economic Action Plan. They underscore Vermont’s imperative to attract and retain talent while fostering vibrant communities and improving affordability. The plan presents a dual framework focused on people and places, with actionable strategies to recruit and retain working-age residents, increase labor force participation, expand housing and infrastructure, and align policy with evolving community needs. Advancing these strategies is essential to strengthening affordability, enhancing community vitality, and securing a more prosperous future.
  • Removal of Harmful Proposals: Unified advocacy helped remove a proposed business-only property tax classification from major education legislation and paused efforts to implement sweeping employer mandates that would have increased costs.

“As we look to 2026, we’ll continue leading with transparency, determination, and collaboration,” added Spear. “From affordability to abundance and innovation, Vermont’s economic resilience depends on policies that reflect the realities of doing business in our state. Our mission remains clear: to ensure all Vermonters have the opportunity to thrive.”

 

The report also outlines pending legislation expected to be revisited next year, including non-compete agreements, data privacy, and climate regulation, and reinforces the Vermont Chamber’s ongoing commitment to advocating practical, systemic solutions at the State House.

SHARE THIS ARTICLE

RECENT NEWS

26 Ways Legislative and Executive Action or Inaction Could Impact Businesses After the 2025 Session

26 Ways Legislative and Executive Action or Inaction Could Impact Businesses After the 2025 Session

The 2025 legislative session delivered a mix of progress, pause, and uncertainty for Vermont employers. Lawmakers advanced proposals to support workforce development, housing, and infrastructure—but also continued a pattern of high spending, new mandates, and regulatory burdens.

 

Key decisions this year—from to-go cocktails to major education and tax reforms—will shape Vermont’s business climate for years to come. Below is a snapshot of 26 developments, delays, and decisions from the session that employers should know.

 

🪙$ 3 Billion in cost increases over the last  five years as the state budget has ballooned from $5.8 billion to $9.1 billion in spending. This year-over-year increase is a troubling pattern for an affordable future.

 

🚛Costly EV truck and car regulations under the Clean Car and Clean Truck Acts were paused by Governor Scott, recognizing the lack of available EV infrastructure and affordable all-electric vehicle options for businesses and consumers.

 

🤝The Small Business Development Center  received an additional $150,000 in state funding to provide expert advising to businesses across the state.

 

🍹A pandemic innovation, to-go cocktails will be a permanent program allowing restaurants to offer drinks to-go with takeout food orders.

 

🧪Chemicals used in manufacturing will receive additional regulatory oversight or a full ban with a timeline for implementation phased in over the next few years.

 

👩‍⚕️Small businesses will not have to shoulder the added weight of subsidizing premiums for the individual healthcare market. The individual and small group markets have been permanently separated.

 

🫂Unpaid Leave Expansion starts July 1, creating an expanded, more inclusive definition of family, and adding other types of leave, including bereavement and safe leave.

 

👩🏽‍🎓Advance Vermont received $150,000 in funding to continue building out Vermont’s premier online hub for career and education exploration and planning.

 

🧑🏽‍🍳Non-stick cookware ban has been pushed back to 2028 to allow more time for alternative products to be widely available for consumers and restaurants.

 

💵Property taxes were bought down with $77 million in one-time funds to keep this year’s increase at an average of 1%. It is not clear yet how that bill will be paid next year.

 

🪖Military Retiree Pensions will be exempt from taxation at $125,000 of income and scaled down to $175,000 of income, making Vermont a more desirable destination for retirees in search of a second career.

 

💦Stormwater Management reforms extend deadlines for business to comply with three-acre impervious surface permits, with varying dates depending on the watershed. 

 

🏠Available Housing remains elusive for middle-income Vermonters, but some relief will be felt with $15 million of funding in the budget for the Missing Middle-Income Homeownership Development Program and the Renter Revolving Loan Fund.

 

🍀Irish Trade could be in focus with a newly created Irish Trade Commission aimed at opening new markets between Vermont and the Emerald Isle.  

 

💻Data Privacy legislation that balanced consumer protections with business access to digital marketing tools passed the Senate unanimously before being inexplicably sidelined in the House. The bill is expected to be taken up again next year. For now, Vermont businesses remain unregulated, and Vermonters have no legal data privacy protections.

 

🌲Rural infrastructure capacity got a major boost with the creation of a new tax increment financing tool, which can be used by small and large communities to build  infrastructure that will support housing.

 

🏫Education Reform crossed its major hurdle with a sweeping reform bill aimed at revamping the entire system’s financial and governance structures in an effort to control costs and refocus the education system on students.

 

💰Proposed Business Only Property Tax Classification, which meant to treat businesses as a valve to stabilize other taxpayers, was removed from the education reform bill after advocacy from the business community and the Governor. This demonstrated the power of coordinated business advocacy.

 

🏘️Infrastructure Sustainability Fund was created and funded with $7.5 million in the Vermont Bond Bank to expand infrastructure development financing opportunities across Vermont.

 

❤️‍🩹Healthcare Premiums are expected to see a fourth year of unsustainable increases, but with a new law which will limit the markup of certain prescription drugs, those increases will be 4% lower than originally projected.

 

🤖UVM Tech Hub will leverage $750,000 in newly appropriated state funds, with additional private investment, to fuel business growth and rural workforce development across the state.

 

👷🏽‍♀️Employer Mandates were largely tabled this year after critical testimony on the various proposals put forward. Increasing minimum wage to  $25 an hour, implementing a fine for not providing enough employee seating, removing at-will employment, and mandating temperature related benefits are just a few of the proposals that businesses will not need to implement this year. However, they may re-emerge next year for consideration.

 

🍁Montreal Business Development Office will continue to operate, encouraging Canadian businesses to consider expansion opportunities in Vermont with an investment of $150,000 for the next year.

 

🏢Convention Center Feasibility will be studied over the summer by interested parties to understand what is involved in bringing larger conventions, and the dollars that follow, to the Green Mountain State.

 

🧹Brownfield remediation projects will get another $1 million in funding for the assessment, remediation, and redevelopment of sites.

 

💸Clean Heat Standard was neither implemented nor repealed. As a result, this high expense program will not move forward this year, though further legislative action is needed with the Global Warming Solutions Act lawsuits still looming.

SHARE THIS ARTICLE

RECENT NEWS

Senate Moves Fast to Save Housing Program for Rural Vermont

Senate Moves Fast to Save Housing Program for Rural Vermont

In a decisive move to preserve one of Vermont’s most promising housing tools, the Senate unanimously passed a refined version of the Community and Housing Infrastructure Program (CHIP) as part of the H.479 housing bill. By suspending procedural rules to expedite action, the Senate demonstrated a clear commitment to addressing the state’s escalating housing crisis, particularly in rural regions where affordability and infrastructure deficits hinder growth.

The Vermont Chamber previously raised concerns that changes proposed by the House Ways and Means Committee would overcomplicate CHIP, layering in constraints that could deter use and stall implementation. Though intended to be protective, these added constraints risked undermining the program’s usability, turning a proactive housing measure into a bureaucratic obstacle at a time when fast, effective solutions are critical.

In contrast, the Senate’s approach in H.479 restores clarity, and flexibility to the program, offering a practical path forward for communities across the state. Key improvements include:

  • No Prescriptive Housing Ratios: H.479 avoids setting rigid thresholds on the proportion of a development that must be allocated to housing. This allows communities to pursue projects that suit their needs, such as converting underused public buildings or creating vibrant mixed-use centers.
  • Enhanced Local Revenue Retention: Municipalities may retain up to 80% of the education property tax increment for 20 years under H.479. This enhanced retention is essential for making infrastructure investments viable, especially in areas where development margins are narrow.
  • Realistic Infrastructure Eligibility: H.479 maintains consistency with the types of infrastructure already eligible under Tax Increment Financing (TIF), such as water, sewer, roads, and site preparation. This contrasts with the House version, which narrowed eligibility and risked sidelining critical projects.
  • No Annual Cap: The Senate’s version does not impose a $40 million annual limit on CHIP funding. This decision ensures smaller, under-resourced towns won’t be crowded out by early, well-funded applicants and can access funding when they’re ready.
  • No Sunset Clause: H.479 does not include a sunset provision, giving rural communities the time needed to develop thoughtful, collaborative proposals. A sunset provision would have created unnecessary urgency and inequity.
  • Avoiding a Burdensome “But-For” Test: The bill also omits the controversial “but-for” requirement, a subjective hurdle ill-suited for the current housing crisis. This change aligns with feedback from the House Rural Caucus as one of the most problematic elements of the program and supports common-sense development practices.

With consensus lacking in the House, the Senate’s united action sends a strong message: Vermont cannot afford to delay when it comes to addressing its housing emergency. This proposal offers real solutions that communities can access and implement without unnecessary red tape or artificial barriers.

The Vermont Chamber urges the House to seize this opportunity for collaboration. The Senate version offers a policy framework rooted in urgency, flexibility, and economic realism, values that should transcend political silos.

SHARE THIS ARTICLE

RECENT NEWS

Housing Bill Amendment Moves in the Wrong Direction

Housing Bill Amendment Moves in the Wrong Direction

“Bureaucracy is the death of any achievement.” — Albert Einstein

Einstein’s warning feels especially relevant this week as legislative changes threaten to derail a key housing development tool when Vermont needs it most. As the state continues to grapple with a critical housing shortage impacting businesses and communities statewide, lawmakers focused on refining the Community and Housing Infrastructure Program (CHIP), the latest version of a targeted Tax Increment Financing (TIF) model that has been in development for five years. Designed to fund essential public infrastructure like water, sewer, and roads, CHIP is meant to unlock housing projects that would otherwise remain financially unfeasible. However, recent amendments have added layers of bureaucracy and limitations that risk stalling progress at a time when swift, effective action is essential.

The core principle of TIF is that the increase in property tax revenue generated by a new development (the “increment”) is used to repay the infrastructure bonds, leveraging future growth to finance necessary investments. Without this infrastructure, many housing developments cannot financially move forward meaning the new tax revenue wouldn’t exist anyway.

After the House Ways and Means Committee made sweeping changes to the CHIP proposal, a joint hearing was held by the House Commerce and Economic Development Committee and the House General and Housing Committee. Lawmakers who had spent weeks developing the Senate’s policy framework raised serious concerns, as the amendments appeared to create new barriers rather than improvements.

According to Ways and Means, the changes were intended to provide “reasonable guardrails” on the use of education property tax increment. In practice, the added provisions are more restrictive than protective. Key changes include:

  • Housing Percentage Requirement: Mandates 65% of a project’s floor area be housing, limiting flexibility for rural or adaptive reuse projects.
  • Education Tax Retention Rate: Lowers the retention rate from 75% to 60%, with an optional 80% for deeply income-restricted housing, raising viability concerns.
  • $40 Million Cap: Imposes a total annual cap that may disadvantage under-resourced as well as large communities and limit program impact during a housing crisis.
  • “But-For” Test: Requires developers to prove projects wouldn’t proceed without the incentive, adding new hoops to jump through during a well-documented housing crisis.
  • Sunset Date: Introduces a 2028 end date for the standard TIF program without policy committee discussion, creating long-term uncertainty to an established economic development tool.

The Vermont Chamber is deeply disappointed in the direction this bill has taken. The House Ways and Means Committee’s amendments undermine a carefully negotiated policy intended to spur urgently needed housing in communities struggling with affordability. Rather than advancing a tool to meet the scale of Vermont’s affordability and development crisis, the proposal now adds delay, complexity, and uncertainty. In the remaining two weeks of the session, the Vermont Chamber urges legislators to work collaboratively to move this proposal back into a form that meets the moment—with bold, flexible solutions that support all communities in building desperately needed infrastructure that will support all types of housing.

SHARE THIS ARTICLE

RECENT NEWS