By Timothy Page

Maryellen Griffin’s commentary, “Evictions cause homelessness. We can’t afford more,” published on VTDigger on January 26, 2026, raises valid concerns about the link between evictions and homelessness in Vermont. However, while Griffin focuses primarily on the impact on tenants and advocates for slowing down evictions and increasing tenant protections, her argument overlooks the significant challenges faced by independent landlords and the broader consequences of policies that disproportionately burden property owners. Hard facts and market dynamics suggest that increasing hardship for owners can drive independent landlords out of business, ultimately reducing housing availability, flexibility, and affordability—exacerbating the very housing crisis Griffin seeks to address.

The Burden on Independent Landlords
Griffin’s piece emphasizes the plight of renters, citing a 34.6% increase in median gross rent (from $980 to $1,319 between 2019 and 2024) and the low rental vacancy rate of 2.1% statewide (1% in Chittenden County). However, it fails to acknowledge the economic pressures on independent landlords, who often operate on thin margins. According to the U.S. Census Bureau’s American Community Survey (2022 data), over 60% of rental properties in Vermont are owned by small-scale landlords (individuals or small partnerships owning fewer than 10 units). These owners face rising property taxes, maintenance costs, and insurance premiums, which have increased significantly in recent years due to inflation and Vermont’s aging housing stock. For example, the Vermont Department of Taxes reported a 5-7% annual increase in property tax rates in many municipalities between 2020 and 2024, directly impacting landlords’ operating costs.

When policies focus solely on tenant protections—such as slowing evictions or mandating back-rent assistance without reciprocal support for landlords—they risk creating an unsustainable environment for property owners. Eviction delays, while beneficial for tenants in the short term, often leave landlords unpaid for months, as Griffin notes that over 70% of evictions are for nonpayment of rent. A 2023 study by the National Apartment Association found that prolonged eviction moratoriums during the COVID-19 pandemic led to an average loss of $3,000-$5,000 per unit for small landlords nationwide due to unpaid rent and legal fees. In Vermont, with its small market and limited economies of scale, such losses can force independent landlords to sell their properties or exit the rental market entirely.

Driving Independent Landlords Out of Business Reduces Housing Supply
Griffin’s assertion that speeding up evictions will worsen homelessness may have merit, but the inverse—overburdening landlords with restrictive policies—can have an equally detrimental effect on housing availability. When independent landlords are driven out of business, their properties are often purchased by larger corporate entities or converted to short-term rentals (like Airbnb), which Griffin herself notes as a contributor to the housing shortage. A 2022 report from the Vermont Housing Finance Agency highlighted that short-term rentals have reduced long-term rental stock by an estimated 3-5% in tourist-heavy areas like Chittenden and Windsor Counties. Corporate owners, unlike independent landlords, often prioritize profit over community ties, leading to less flexibility on rent negotiations or payment plans for struggling tenants.

Furthermore, independent landlords exiting the market reduces the overall supply of rental units. According to the U.S. Department of Housing and Urban Development (HUD), Vermont lost approximately 2% of its rental housing stock between 2019 and 2023 due to conversions, flood damage, and owners ceasing to rent. Policies that make landlording financially unviable accelerate this trend. Fewer rental units in an already tight market (2.1% vacancy rate, as Griffin cites) mean higher competition for housing and, ultimately, higher rents—directly countering the goal of affordability.

Lack of Flexibility with Corporate Ownership
Independent landlords often provide a level of flexibility that corporate entities do not. Small-scale owners are more likely to negotiate payment plans, delay evictions informally, or accept partial rent during tenant hardship, as they have direct relationships with their renters. A 2021 survey by the Vermont Landlord Association found that 68% of small landlords had offered rent deferrals or reductions during economic downturns, compared to less than 20% of larger property management firms. If policies continue to squeeze independent landlords out, the market will shift toward corporate ownership, where decisions are driven by profit margins rather than community considerations. This shift would likely result in stricter eviction timelines and less leniency for tenants—ironically, the opposite of what Griffin advocates for.

A Balanced Approach is Needed
While Griffin’s call for back-rent assistance and right-to-counsel programs is grounded in evidence (e.g., studies showing cost savings from preventing homelessness), her argument lacks a balanced perspective on supporting landlords as key stakeholders in the housing ecosystem. Instead of focusing solely on slowing evictions, Vermont’s Legislature should consider policies that alleviate burdens on small-scale landlords, such as tax incentives for maintaining affordable rents, grants for property maintenance, or streamlined access to emergency rental assistance funds to cover unpaid rent. Without such measures, the state risks losing the very housing providers who offer the most flexibility and community-oriented solutions.

Maryellen Griffin’s commentary rightly identifies the human cost of evictions in a tight housing market, but it overlooks the cascading effects of overburdening independent landlords. Hard facts—rising operating costs, thin profit margins, and the risk of market exit—demonstrate that policies disproportionately favoring tenants can reduce housing supply and flexibility, ultimately harming renters through higher costs and fewer options. Vermont’s homelessness crisis demands a comprehensive approach that supports both tenants and small-scale landlords, ensuring that the rental market remains viable and diverse. Failing to address the challenges faced by property owners risks deepening the housing shortage and accelerating the very crisis Griffin warns against. Where are landlords supposed to turn when policies make their business unsustainable? Until we answer that question honestly, focusing only on tenant protections isn’t a solution—it’s a way to push more housing out of reach.

The author is a Vermonter who, due to lack of available, amenable housing, has been paying for and living in a motel room for 4 years, despite having the funds to pay over $1400/mo. (up to $2100 some months) for said room. He was briefly on the Homeless Motel Voucher during COVID, and worked his way off of it.