Information on this page reflects general Vermont practices and guidelines. For specific legal, zoning, or building questions, contact the appropriate town office or a licensed professional.

In Vermont, a “camp” usually means a seasonal structure used for part of the year—often in the woods, on a lake, or along a back road. Some buyers are happy to keep a camp as a simple getaway. Others want to know what it would take to make it a full-time home. Understanding the difference between a seasonal camp and a year-round residence can help you plan realistically before you buy.

What Makes a Property a “Camp” in Vermont?

Common features of camps

Vermont doesn’t use one single, statewide definition for “camp,” but many properties described this way share similar traits:

• Designed primarily for seasonal or occasional use
• Limited or informal insulation and air sealing
• Older windows and doors, sometimes single-pane
• Wood stoves, space heaters, or minimal heat systems
• Seasonal water supplies (e.g., lake intake, shallow wells, or no winterized lines)
• Older or non-conforming wastewater systems, or even outhouses
• Access on private or unmaintained roads that may not be plowed in winter

Some camps are close to meeting year-round standards. Others would require substantial upgrades to be safe, efficient, and legal for continuous occupancy.

How towns and lenders may view camps

How a property is treated can depend on who is looking at it:

• Towns may classify it as a seasonal dwelling for tax and zoning purposes.
• Lenders may treat it as a camp or second home, which can affect financing options.
• Insurers may price or limit coverage based on seasonal vs. year-round use.

If you are thinking about living in a camp full-time, it is important to understand how it is currently classified and what would need to change.

Key Systems to Review Before Converting a Camp

Converting a camp to a full-time residence usually isn’t about one single upgrade. It is about bringing several systems up to a standard that’s safe, reliable, and consistent with state and local rules.

Water supply

Many camps rely on seasonal water sources such as lakes, springs, or shallow wells that are not protected from freezing. For year-round use, you’ll typically need:

• A water source that can be used in winter (often a drilled well)
• Properly buried and insulated water lines below frost depth
• Safe water quality for drinking and cooking (often confirmed with testing)

If the camp uses lake water or a non-potable source, converting to a drilled well or other approved potable supply may be a significant part of the project.

Wastewater (septic) system

Wastewater is one of the most important pieces when you plan to live in a former camp full-time. Older camps may have:

• Small or aging septic tanks and leach fields sized for occasional use
• Systems installed before modern rules were in place
• Holding tanks, greywater discharge systems, or outhouses

To use the property as a primary residence, buyers often need to ensure the existing system is adequate for continuous use or plan for a replacement that meets current state rules. This can involve site evaluations, soil testing, and a permitted design for a new system if needed.

Heat and energy efficiency

A wood stove may be enough for occasional fall weekends, but year-round living in Vermont’s winters usually requires more:

• A reliable primary heat system (oil, propane, electric, heat pumps, or a well-designed wood system)
• Insulation in walls, ceilings, and floors
• Air sealing to reduce drafts and heat loss
• Safe venting and up-to-date chimneys or flues, if wood or fossil fuels are used

Some buyers choose to upgrade to more efficient windows and doors at the same time to make heating costs more manageable.

Access and road maintenance

A camp may be easy to reach in summer and fall, then difficult or impossible to access in winter. Before planning a year-round conversion, consider:

• Whether the road is public, private, or shared
• Who is responsible for plowing and maintenance
• Any existing road agreements or homeowner associations

Reliable winter access can affect not only convenience but also emergency services, deliveries, and the willingness of some lenders to finance the property as a full-time home.

Local Zoning and Permitting

Even if a camp appears physically suitable for year-round use, local zoning rules can influence what is allowed. Each town in Vermont has its own regulations and procedures.

Checking the current status

Before you commit to conversion plans, it is helpful to:

• Confirm how the property is classified with the town (seasonal dwelling, camp, single-family home, etc.)
• Ask whether year-round occupancy is allowed under current zoning
• Review any prior permits or variances on file

In some areas, using a camp as a year-round residence may require a change of use, a zoning permit, or additional review.

When permits may be needed

Depending on the town and the scope of the work, permits might be required for:

• Expanding the building’s footprint or adding bedrooms
• Installing or replacing a septic system
• Drilling a well or changing the water supply
• Significant structural changes, decks, or additions

Because each town has its own rules and processes, many buyers start with a phone call or visit to the local zoning or planning office to understand the path forward.

Financing and Insurance Considerations

How a property is described and used can also affect financing and insurance.

Financing a camp vs. a year-round home

Some lenders treat camps differently from standard primary residences. Factors that may matter include:

• Whether the dwelling is insulated and heated for winter use
• Whether there is a year-round, potable water supply
• Whether the wastewater system meets current standards
• Road access and winter maintenance

If you plan to upgrade a camp after purchase, it can be useful to talk with lenders in advance about how they view the property in its current state and what needs to be in place for standard mortgage terms.

Insurance for converted camps

Insurance companies may look at a converted camp differently than a purpose-built year-round home. Some possible considerations include:

• Access for fire and emergency services
• Presence of solid fuel appliances (wood stoves, pellet stoves)
• Condition and age of wiring, plumbing, and heating systems
• Location relative to lakes, rivers, or flood-prone areas

Buyers often find it helpful to speak with an insurance agent early, especially if the camp is older or in a remote area.

Questions to Ask Before You Buy a Camp

If you’re considering a camp with the idea of eventually living there full-time, some practical questions you might ask include:

• How is the property currently classified by the town?
• Is the water supply suitable for year-round use?
• What type of wastewater system is on the property, and when was it installed?
• Is there reliable heat, and what would it cost to upgrade?
• Who maintains the road in winter, and is there a written agreement?
• Has the town approved similar conversions in this area before?

Clear answers to these questions can help you understand whether conversion is straightforward, possible but involved, or unrealistic without major investment.

Where to Get More Information

Because every property and town is a little different, buyers often combine several sources of information when thinking about converting a camp:

• The local town or city zoning and planning office
• The Vermont Department of Environmental Conservation for water and wastewater rules
• Licensed well drillers, septic designers, or installers
• Heating and weatherization contractors
• Lenders and insurance agents familiar with rural and seasonal properties

A camp can remain a simple seasonal retreat, or it can sometimes be the starting point for a year-round home. Understanding the practical and regulatory pieces in advance helps you decide which path makes sense for your situation.

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