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H 704

An act relating to the Tenant Representation Pilot Program

2025-2026 Regular Session Introduced by Elizabeth Burrows and 11 co-sponsors

Expands a two-year, full-eviction-defense program for eligible low- to moderate-income tenants in two Vermont counties, with outcome-focused reporting and funding-linked start date

Read first time and referred to the Committee on General and Housing
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Bill Summary · H 704

Overview

H.704 (2025-2026) from Vermont proposes to extend and expand the existing Tenant Representation Pilot Program administered by Vermont Legal Aid. The program provides full legal representation to eligible tenants facing eviction in two pilot counties, with the goal of assessing impact on writs of possession, homelessness prevention, and overall housing stability. The bill outlines eligibility, scope, conflicts of interest, reporting requirements, and funding conditions.

Purpose and intent

  • Expand the Tenant Representation Pilot Program to broaden access to full eviction-defense representation for low- to moderate-income tenants.
  • Assess whether legal representation affects eviction outcomes, writs of possession, and homelessness prevention.
  • Update and codify the pilot framework, including eligibility criteria, conflict resolution options, and reporting milestones.

Key provisions

  • Creation of a two-year Tenant Representation Pilot Program administered by Vermont Legal Aid (VLA).

    • Target counties: Lamoille and Windsor (as currently defined in the pilot).
    • Purpose: Provide full representation to eligible tenants served with summons and complaint in eviction actions and measure impact on writs of possession and homelessness prevention.

  • Tenant eligibility criteria (for VLA to enter a notice of appearance on behalf of a tenant in ejectment actions in Lamoille or Windsor County):

    • Household income at or below 120% of the state area median income.
    • Rent cost at or above 30% of household income; or
    • Household expenses exceed income.

  • Scope of representation:

    • Full representation limited to eviction proceedings.
    • Counterclaims may be pursued at the discretion of appointed counsel.

  • Conflicts of interest and subcontracting:

    • If VLA cannot provide representation due to conflicts, it may subcontract to Legal Services Vermont.
    • If Legal Services Vermont also has conflicts, VLA may contract with private Vermont bar members to provide representation.

  • Reporting requirements:

    • Interim progress reports due on:
    • November 15, 2023 (actually updated to November 30, 2025 in the text) and November 15, 2024 (updated to November 30, 2026).
    • Final report due by July 30, 2025 (updated to July 31, 2027).
    • Reports to cover:
    • Number of tenants represented.
    • Case outcomes, including:
      • Use of the Rent Arrears Assistance Fund.
      • Mediation outcomes through the Vermont Landlord’s Association program.
      • Other resources accessed via the Rental Housing Stabilization Services Program.
    • Policy recommendations and pilot-expansion considerations.

  • Implementation and funding:

    • Implementation contingent on an appropriation in fiscal year 2024-2025 from the General Fund to the Agency of Human Services for a subgrant to Vermont Legal Aid to provide representation in eligible eviction cases in the two pilot counties starting July 1, 2023 (updated to November 1, 2024 in the text).
    • Authority to update existing grant agreements to reflect the pilot amendments.

  • Effective date:

    • Takes effect upon passage.

who is affected

  • Tenants in Lamoille and Windsor counties facing eviction who meet the income and affordability criteria and consent to representation.
  • Vermont Legal Aid as administrator and primary provider of representation.
  • Potential subcontractors (Legal Services Vermont or private Vermont Bar members) to provide representation if conflicts arise.
  • Housing and service agencies involved in related stabilization programs (Rent Arrears Assistance Fund, Vermont Landlord’s Association mediation, Rental Housing Stabilization Services Program).

Timelines and procedural notes

  • Pilot duration: Two-year program as initially created; the bill emphasizes interim and final reporting milestones through 2027.
  • Reports:
    • Interim reports in late 2025 and late 2026 (original dates show 2023/2024; the introduced text updates these to 2025/2026 windows and a 2027 final report).
    • Final report due in mid-2027.
  • Funding trigger: Program implementation tied to an annual General Fund appropriation to support subgrants in the specified counties.
  • Implementation date aligned with the fiscal year 2024-2025 appropriation and county-specific start dates (noting the text updates two dates to November 2024/2026 for interim reporting).

Summary assessment

H.704 aims to institutionalize and scale a rent-eviction defense program for low-income tenants in Vermont, with clear eligibility, governance, and reporting structures. It emphasizes evaluating outcomes (resolutions, access to additional stabilization resources, and prevention of homelessness) while ensuring procedural safeguards for conflicts of interest and a pathway for subcontracting if primary provider conflicts arise. The bill also tightly links program implementation to funding, shaping both start dates and reporting cadence.

Compiled from official sources — confirm details with the bill’s official record.

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