Rural Vermonters Worry Act 181 Reflects Urban Assumptions

Loralee Tester argues the land-use law overhaul promises smart growth but could hurt rural communities.

Mar. 10, 2026 at 10:51pm

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In this opinion piece, Loralee Tester, the executive director of the Northeast Kingdom Chamber of Commerce, argues that Act 181, Vermont's recent overhaul of its land-use law, reflects an urban bias that could harm rural communities. Tester recounts a moment at a Vermont Solutions Summit where a state senator referred to 'urban dwellers and the cave dwellers' of Vermont, which Tester saw as condescending toward rural Vermonters. She contends that too often, policymakers in Vermont speak about rural areas with 'a mix of condescension, amusement and disbelief,' treating rural residents as 'difficult, unreasonable or simply in the way.' Tester worries Act 181, which aims to direct growth and preserve biodiversity, will make it harder for rural families to build homes on their land or remain in their communities, arguing that 'protection' can become 'a euphemism for exclusion' when shaped by those who don't understand or respect rural life.

Why it matters

This debate over Act 181 highlights the tensions between urban and rural communities in Vermont, with rural residents feeling their way of life and concerns are often dismissed or misunderstood by policymakers. The law's supporters say it will promote smart growth, but critics argue it could inadvertently harm rural Vermonters by making it more difficult for them to use and develop their own land.

The details

Act 181, passed in 2024, overhauled Vermont's land-use law with the goals of directing growth, preserving biodiversity, and strengthening village centers. However, Tester argues the law could make it harder for rural families to build homes on their land or remain in their communities, which she sees as a form of exclusion cloaked in the language of 'protection' and 'stewardship.' She recounts a comment made by a state senator at a Vermont Solutions Summit, where he referred to 'urban dwellers and the cave dwellers' of Vermont, which Tester interpreted as condescending toward rural residents. Tester contends this attitude of dismissing rural Vermonters' concerns is common among policymakers in the state.

  • Act 181 was passed in 2024.
  • Tester attended the Vermont Solutions Summit a year and a half ago.

The players

Loralee Tester

The executive director of the Northeast Kingdom Chamber of Commerce who wrote this opinion piece criticizing Act 181 and the urban bias she sees in Vermont policymaking.

Sen. Alison Clarkson

A Vermont state senator who referred to 'urban dwellers and the cave dwellers' of Vermont at the Vermont Solutions Summit, which Tester saw as condescending toward rural Vermonters.

Deane Davis

The Vermont governor in 1970 who helped usher in Act 250, using the phrase 'fried-chicken shacks' to describe development that the law aimed to prevent, which Tester sees as revealing an underlying bias against certain types of people and places.

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What they’re saying

“When these policies make it harder for rural families to build a modest home on family land, to create opportunity for the next generation, or to remain in the communities they have sustained for generations, who exactly is being protected?”

— Loralee Tester, Executive Director, Northeast Kingdom Chamber of Commerce

“If Vermont wants to protect its landscape, fine. Most of us do too. But let us be honest enough to admit that so-called 'protection' can become a euphemism for exclusion when it is shaped by people who do not understand, value or respect the lives being constrained.”

— Loralee Tester, Executive Director, Northeast Kingdom Chamber of Commerce

The takeaway

This debate over Act 181 highlights the longstanding tensions between urban and rural communities in Vermont, with rural residents feeling their way of life and concerns are often dismissed or misunderstood by policymakers. As Vermont pursues policies aimed at smart growth and environmental protection, it must ensure they do not inadvertently harm or exclude the rural Vermonters who have shaped the state for generations.