Vermont Rules on Landlord Utility Shut Offs for Non-Payment

If you're renting in Vermont and facing problems with your electricity being shut off, it's important to know your rights and responsibilities. Vermont has clear rules to protect tenants from illegal utility shut offs, especially when it comes to essential services like electricity. This guide explains what landlords can and cannot do if rent is unpaid, what steps renters can take, and where to get official help if your power is turned off.

Understanding Tenant Rights to Utilities in Vermont

Utilities such as electricity are considered essential services for rental housing in Vermont. Both state law and the Vermont Public Utility Commission have rules to make sure renters have safe and uninterrupted utility services during their tenancy. Typically, a landlord cannot disconnect or interrupt utility services to force payment or to evict a tenant, except in very limited situations.

When Can a Landlord Legally Shut Off Electricity?

• Landlords cannot lawfully shut off a tenant's electricity to collect unpaid rent or as a form of eviction. This action is known as a "self-help eviction" and is strictly prohibited under Vermont law.
• Only a utility company, and not the landlord, may disconnect services, and only for non-payment of a utility bill in the tenant's own name.
• If the landlord provides electricity (because it’s included in your rent or is in the landlord's name), the landlord is legally required to maintain the service throughout your tenancy.
• Shutting off, refusing, or altering utility service for the purpose of forcing a tenant out is illegal. Landlords who attempt this may face penalties or be required to pay damages.

For official rules, see Vermont Residential Rental Agreements Act (9 V.S.A. § 4451–4477) and the Vermont Public Utility Commission's Utility Disconnect Rules.

What Should You Do If Your Landlord Shuts Off Your Electricity?

If your landlord has disconnected your electricity due to unpaid rent, you have certain rights and options:

• Contact the landlord in writing and request immediate restoration of services.
• File a complaint with the Vermont Attorney General’s Consumer Assistance Program or your local Superior Court.
• Contact the utility provider directly if you suspect the bill was unpaid by the landlord while you continue to pay rent.
• Consider seeking an emergency court order (an "injunction") to restore your utilities.

Required Forms and Official Process

If you need to take official action, here are key forms and how they're used:

• Complaint for Emergency Injunctive Relief (Superior Court Civil Division)
  Use this if you need a court order requiring your landlord to restore utility service.
  Example: If your landlord shut off the electricity without legal authority, you can file this complaint in the Civil Division of your local Superior Court and request emergency relief.
  Download from Vermont Judiciary (Form 700-00063)
• Consumer Complaint Form (Vermont Attorney General’s Office)
  This form is for reporting illegal utility shut offs or landlord actions.
  Example: Fill out this form if your landlord disconnects your utilities and does not respond to your request to restore them.
  Submit online at the Vermont Attorney General’s Office

Who Handles Tenant-Landlord Utility Disputes?

The Vermont Superior Court, Civil Division, oversees landlord-tenant disputes. You can find official information and forms at the Vermont Superior Court Civil Division website.

Relevant Legislation and Utility Rules

• 9 V.S.A. § 4464: Access, habitability, and essential services (Vermont Residential Rental Agreements Act)
• Full Residential Rental Agreements Act
• Vermont Public Utility Commission Utility Disconnect Rules

Essential services like electricity are protected by both landlord-tenant law and utility regulations to prevent health and safety risks for tenants.

Steps to Take If Your Electricity Is Shut Off

Make sure to read and follow these steps if you find yourself without power due to an illegal landlord action.

• Document all communication with your landlord about the shut off.
• Submit an urgent written request to your landlord demanding immediate restoration.
• If not resolved, fill out and file the "Complaint for Emergency Injunctive Relief" at your local Vermont Superior Court Civil Division.
• Report the incident through the Vermont Attorney General’s Consumer Complaint Form.
• Contact the Vermont Public Utility Commission if the utility company was involved in the disconnection.

These steps can help renters exercise their legal rights and restore their essential services quickly.

Frequently Asked Questions

1. Can my Vermont landlord shut off my power for late rent?
   No, it is illegal for any landlord in Vermont to disconnect your electricity to force you to pay rent or move out.
2. What if my landlord stops paying the electric bill that is in their name?
   If your landlord is responsible for the bill and fails to pay, you can take legal action to have the service restored and may be entitled to damages.
3. How can I get my power turned back on if it was shut off illegally?
   File for emergency relief in Superior Court (Form 700-00063) and report to the Vermont Attorney General’s Office for help restoring your service.
4. Are there any exceptions when a landlord can shut off utilities?
   Only during repairs or emergencies, and in a way that does not violate your right to essential services. Self-help utility shut offs to evict or penalize tenants are not allowed.
5. Which agency oversees tenant complaints about utility shut offs in Vermont?
   The Vermont Superior Court Civil Division handles legal disputes, while the Vermont Public Utility Commission oversees regulated utility companies.

Key Takeaways for Vermont Renters

• Landlords in Vermont cannot shut off electricity for unpaid rent without court involvement.
• Only utility companies can disconnect electric service, and even then, only under specific rules.
• There are official forms and complaint channels to restore your utilities and protect your rights.

Understanding your protections makes it easier to act quickly and keep your essential services on during your tenancy.

Need Help? Resources for Renters

• Vermont Attorney General’s Consumer Assistance Program – Report problems or get assistance with utility shut offs.
• Vermont Superior Court Civil Division – File complaints and injunction forms.
• Vermont Public Utility Commission Utility Disconnect Rules – Review your rights if your power is disconnected by a utility company.
• Vermont Legal Aid – Free legal advice for renters.

---

1. Vermont Residential Rental Agreements Act, 9 V.S.A. § 4464 – Access, habitability, and essential services
2. Vermont Public Utility Commission Utility Shutoff Rules (PUC Rule 3.300)
3. Vermont Superior Court Civil Division – Landlord/Tenant Information
4. Vermont Attorney General’s Consumer Complaint Form

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations