How to Evict a Tenant in Vermont (2026)
The legal steps for landlords in Vermont — the notice, the court case, costs, timeline and the mistakes that get cases thrown out — with the statute or official page behind each step.
Short answer: In Vermont a landlord must give the required written notice, file an eviction case in court if the tenant doesn't pay or leave, win a judgment, and have a sheriff or other officer carry out the removal. Changing the locks or removing belongings yourself is not allowed.
Step 1: Have a legal reason and give the right notice
| Unpaid rent | Written notice of termination at least 14 days after actual notice. The tenancy does not terminate if the tenant pays or tenders all rent due through the end of the rental period in which payment is made. Source: 9 V.S.A. 4467(a) |
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| Lease violation | Breach of the rental agreement or tenant obligations: at least 30 days' notice. Criminal activity, illegal drug activity, or acts of violence threatening other residents' health or safety: at least 14 days' notice. Source: 9 V.S.A. 4467(b) |
| Ending a month-to-month tenancy (no fault) | Landlord no-cause, no written lease, monthly rent: at least 60 days if the tenant has lived there two years or less, 90 days if more than two years (weekly rent: 21 days). Written lease ending: 30 days before end of term (tenancy of two years or less) or 60 days (more than two years). Building under contract for sale (no written lease): 30 days. Shared occupancy in owner's residence: 15 days (monthly) or 7 days (weekly). Tenant: unless a written rental agreement or other law says otherwise, a tenant may end the tenancy by actual notice to the landlord at least one rental payment period before the termination date in the notice (for monthly rent, one full month). |
Local rent-control or just-cause rules can limit evictions: No statewide rent control or rent-increase cap. Landlord must give at least 60 days' actual notice of a rent increase, effective the first day of the next rental period.
Step 2: Write and deliver the notice correctly
| What the notice must say | Written 'actual notice' stating the termination date, at least 14 days after the notice. Actual notice means receipt of written notice hand-delivered or mailed to the last known address; mailing by first-class or certified mail creates a rebuttable presumption of receipt 3 days later. The tenancy does not end if the tenant pays or tenders rent due through the end of the rental period in which payment is made. Partial payment does not waive the landlord's remedies. The ejectment case must be filed within 60 days after the termination date in the notice. |
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| How it must be delivered | Termination and rent-increase notices must be 'actual notice': receipt of written notice hand-delivered or mailed to the last known address. If the sender proves the notice was sent by first-class or certified U.S. mail, receipt is presumed (rebuttably) three days after mailing. The statute does not authorize e-mail or text notice. Source: 9 V.S.A. § 4451(1) |
Notice forms:
- Vermont notice to pay rent or quit — requirements and free draft
- Vermont notice to end a month-to-month tenancy — requirements and free draft
Step 3: File the eviction case and go to the hearing
Eviction cases in Vermont are heard in: Vermont Superior Court, Civil Division, in the county where the property is located (ejectment).
- Written termination notice under 9 V.S.A. 4467 stating the termination date
- File ejectment complaint after the termination date and within 60 days after it; sheriff serves the tenant
- Tenant generally has 21 days after service to file a written answer
- Landlord may move for rent escrow (payment of rent into court); hearing after 14 days' notice; if tenant misses an escrow payment, landlord gets judgment for immediate possession (12 V.S.A. 4853a)
- Trial and judgment
- Writ of possession issues on the date of judgment; sheriff may restore possession not earlier than 14 days after service of the writ (7 days after an escrow default) (12 V.S.A. 4854)
Court timing: Answer generally due 21 days after service; writ executed no earlier than 14 days after service (7 days after escrow default). Writ effective for 60 days after issuance.
Source: 12 V.S.A. 4853a; 12 V.S.A. 4854; 9 V.S.A. 4467
How long it takes to evict a tenant in Vermont
For unpaid rent, the notice period is 14 days; after that comes the court process (filing, service, the tenant's answer and a hearing), then the final order and removal by an officer. Uncontested cases move fastest; a contested case, an appeal or a crowded court adds weeks. See how long evictions take in every state.
Evicting someone without a lease (family member, roommate, guest or squatter)
| Someone with no written lease who pays rent (month-to-month / at will) | Landlord no-cause, no written lease, monthly rent: at least 60 days if the tenant has lived there two years or less, 90 days if more than two years (weekly rent: 21 days). Written lease ending: 30 days before end of term (tenancy of two years or less) or 60 days (more than two years). Building under contract for sale (no written lease): 30 days. Shared occupancy in owner's residence: 15 days (monthly) or 7 days (weekly). Tenant: unless a written rental agreement or other law says otherwise, a tenant may end the tenancy by actual notice to the landlord at least one rental payment period before the termination date in the notice (for monthly rent, one full month). |
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| Someone who was never a tenant (squatter / unauthorized occupant) | No police-removal or affidavit procedure. The owner must use the court ejectment process. A landlord, landlord's agent, or tenant may file (with or after the complaint) a motion for immediate possession against an occupant who has no right or permission to be in the unit where the written lease bars subleasing, supported by an affidavit of specific facts and a copy of the lease. The court holds a hearing after 10 days' notice; if the occupant has no right or permission, it must enter judgment for immediate possession, and the sheriff may restore possession no sooner than 5 days after serving the writ. Source: 12 V.S.A. § 4853b |
Mistakes that get eviction cases dismissed — or get landlords sued
| Changing locks / shutting off utilities | Landlord may not willfully interrupt or terminate a tenant's utility service (except for temporary emergency repairs), or deny access to the premises or the tenant's property, except by proper judicial process. Tenant may sue for injunctive relief, damages, costs and reasonable attorney's fees. Source: 9 V.S.A. 4463; 4464 |
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| Retaliation | Landlord may not retaliate (by setting or changing lease terms, or by bringing or threatening an action) because a tenant complained to a government agency about a health/safety violation, complained to the landlord about a chapter 137 violation, or organized/joined a tenants' union. A termination notice (other than for nonpayment) served within 90 days after a state or municipal finding of a health or safety noncompliance is presumed retaliatory (rebuttable). Source: 9 V.S.A. 4465 |
| Accepting rent after the notice | By statute, no waiver in most cases. Nonpayment: the tenancy does not terminate if the tenant pays or tenders all rent due through the end of the rental period in which payment is made, but accepting a PARTIAL payment does not waive the landlord's nonpayment remedies or create an accord and satisfaction. Other grounds: accepting full or partial rent after termination for reasons other than nonpayment, or at any time during the ejectment case, does not dismiss the case or waive eviction for breach of the lease, breach of tenant obligations, or no-cause termination. In court, the case is discontinued if the tenant pays into court all rent due through the current rental period plus interest and costs before the writ of possession is executed, but only once in 12 months. |
Federal rules that can change the process
- Servicemembers Civil Relief Act: eviction protection: A landlord may not evict a covered servicemember or their family during military service without a court order. When the servicemember's ability to pay is materially affected by service, the court must on request stay the case for 90 days or adjust the lease. Knowingly evicting without a court order is a federal misdemeanor. More
- VAWA housing protections: An applicant or tenant cannot be denied, evicted or cut off from assistance because they are or were a victim of domestic violence, dating violence, sexual assault or stalking. The abuse cannot be treated as a serious lease violation by the victim. The landlord may 'bifurcate' (split) the lease to evict the abuser and keep the victim housed. Covered programs must also have an emergency transfer plan. A transfer is available on request if the tenant reasonably fears imminent harm, or if a sexual assault happened on the premises within the prior 90 days. More
- CARES Act 30-day notice to vacate (covered dwellings): The landlord of a covered dwelling may not require the tenant to leave until 30 days after giving a notice to vacate. The 120-day filing moratorium in the same section expired in July 2020, but the 30-day notice subsection has no expiration date in its text. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): Before filing an eviction for nonpayment, the landlord must give written notice at least 30 days in advance. The notice must itemize the rent owed by month, explain how to pay it off and by what date, and explain how to recertify income or request a hardship exemption. The notice cannot be served before the day after rent is due. If the tenant pays the amount owed within the 30 days, the landlord may not file the eviction. More
Vermont eviction FAQ for landlords
How much notice does a landlord have to give to evict for unpaid rent in Vermont?
Written notice of termination at least 14 days after actual notice. The tenancy does not terminate if the tenant pays or tenders all rent due through the end of the rental period in which payment is made.
Can a landlord change the locks to evict a tenant in Vermont?
Landlord may not willfully interrupt or terminate a tenant's utility service (except for temporary emergency repairs), or deny access to the premises or the tenant's property, except by proper judicial process. Tenant may sue for injunctive relief, damages, costs and reasonable attorney's fees.
How do you evict a tenant without a lease in Vermont?
Landlord no-cause, no written lease, monthly rent: at least 60 days if the tenant has lived there two years or less, 90 days if more than two years (weekly rent: 21 days). Written lease ending: 30 days before end of term (tenancy of two years or less) or 60 days (more than two years). Building under contract for sale (no written lease): 30 days. Shared occupancy in owner's residence: 15 days (monthly) or 7 days (weekly). Tenant: unless a written rental agreement or other law says otherwise, a tenant may end the tenancy by actual notice to the landlord at least one rental payment period before the termination date in the notice (for monthly rent, one full month).
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.