Mission & Introduction to our Land Trust
In order to truly understand the nature of Earth Bridge Community Land Trust (EBCLT), you may wish to have a conversation with a member! If so, reach out to us.
What is Earth Bridge Community Land Trust?
EBCLT is a small, member-run organization that owns and stewards about 400 acres on 7 parcels of rural land in Windham County, Vermont, and Cheshire County, New Hampshire. About 50 member Land Users live on 22 long-term EBCLT leaseholds. Individuals own their houses and outbuildings, which in some cases are owner-built.
The vision of EBCLT is:
A legacy of land and people flourishing in regenerative relationship
The mission of EBCLT is:
To acquire and hold lands in stewardship for current and future generations.
To nurture our diverse human and ecological communities through all seasons of life.
To practice curiosity, observation, and interaction with each other and the land.
To create and share opportunities for land stewardship with people of diverse means and backgrounds.
The values of EBCLT are:
We value being part of the larger community, as well as being a community made up of smaller communities.
We value the affordability and accessibility to the use of land that our land trust provides.
We value the endeavor to pass this accessibility on to future generations.
We value stewardship of the land, maintaining its biodiversity, abundance, beauty, and usefulness unto the seventh generation.
We value cooperative self-reliance. We revel in and support cooperative efforts within and beyond our community.
We value agricultural diversity, supporting those among us who choose to grow food, fiber, and forest products on our land.
We value the presence of diverse small businesses that reach out within our communities, providing services and educational opportunities.
Governance
EBCLT is led by an elected Board of Directors, serving three-year terms. Members volunteer their time in various ways to help run the organization, with part-time paid administrative help.
History
EBCLT was founded in 1973 by a small group of people with strong ideals and a wish to affect the future of land access and stewardship in the area. The land that the donated and/or purchase, and their time, and creative thinking became the basis for what has been a member-run organization since that time.
What is it like to live on EBCLT land?
For a typical EBCLT Land User, the land is an integral part of life. One may be a farmer; may have a day job but garden at home in summers; may share a driveway or well with EBCLT neighbors; and may cherish the rural location, daily walks in the woods, the beautiful views from one’s windows, or outdoor play and discovery with children or grandchildren. Land Users are likely to interact regularly with EBCLT neighbors, whether to work together on shared improvements such as a garden, to check in on someone who has been ill, to offer help or trade for chores, to feed the cats during neighbors’ absences, or to resolve discrepancies on the tax bill. They may jointly enroll their leaseholds in the statewide Use Value Appraisal program.
Stewardship of the land is a high priority. Land Users are aware of potential environmental problems, such as erosion, pollution, or threats to wildlife, and seek to find solutions that care for both the natural and the human communities in their neighborhood.
Land Users are required to be members of the organization. They take turns serving on the EBCLT Board of Directors and on committees. Some may feel underqualified for this work, but they recognize that the benefits of EBCLT membership are available only as long as the work of the organization gets done, and that people who are willing to learn are the most effective volunteers.
What is EBCLT’s relationship to the land?
EBCLT takes its stewardship role seriously. This begins with choosing member Land Users who will be good stewards of their leaseholds. EBLCT is responsible for ensuring that Land Users’ decisions and stewardship result in protecting the land.
When members wish to make a significant change to their leasehold, they first obtain consent from the EBCLT Board of Directors. Examples include: constructing a new building, expanding an existing one, putting in a solar array, logging or clearing forest land, or beginning an agricultural endeavor.
When a leasehold changes hands, EBCLT guides this process from start to finish using a carefully developed transfer procedure. This ensures that, while outgoing and incoming Land Users’ needs are balanced, EBCLT and the land itself are protected and EBCLT’s values are upheld.
What does all this mean for me as a potential Land User?
Land User/Member Rights and Responsibilities, quoted from the Bylaws:
A. The rights of Members of the Corporation to absolute freedom of religion, politics, association, expression, production, and exchange shall never be abridged or impaired by EBCLT, except insofar as the freedom of individual Members conflicts with the rights of other Members. In all its dealings, the Corporation and/or its duly authorized agents shall not discriminate against individuals for reasons of sex, race, creed, color, class, culture, sexual orientation, religion, disability, or national origin.
B. Members will support the philosophy, governing principles, and the spirit of EBCLT as embodied in the Articles of Incorporation and these Bylaws.
C. All Members may vote at special and annual meetings. No proxy votes shall be considered. Each adult Member has one vote. For a member organization, the Board of Directors will determine its voting share (1–3 votes) at the time of finalization of the lease or upon joining EBCLT. For exceptions, see Article II, 3. G., Decision Making.
D. Members are expected to participate in EBCLT by attending Membership meetings, serving on committees and the Board of Directors. Members are encouraged to attend other EBCLT events.
E. All Land User Members are required to pay lease fees, taxes, insurance, and other fees. All Members are required to pay the annual Membership fee in order to maintain Membership and the right to vote. Organizational Members are required to pay the annual Membership fee for each designated voter.
F. Members of EBCLT are not personally liable for debts, liabilities, or obligations of the Corporation.
Land Users have a long-term lease on their particular leasehold, and shared use of any specially designated common land, if that exists on their parcel. All Land Users in good standing have a vote and a voice in all membership-wide decision-making. They are eligible to sit on the Board of Directors and committees, and to have their opinions heard by the organization.
Finances
The Land User makes regular payments toward the lease fee until it is paid in full. This is separate from any mortgage payment the Land User may make on the improvements since the Land User owns the buildings but leases the land from EBCLT. Each year, the Land User pays two tax bills: one to the town for the taxes due on the improvements, and one to EBCLT for the taxes due on the land associated with the leasehold. There is also a yearly EBCLT membership fee.
The lease fee for a given leasehold is determined at the beginning of any lease and is based on a standard per-acre equation. This fee is significantly less than the open market cost of land. The lease fee requires only a small down payment, is not subject to interest of any kind, and is typically paid within 10 to 20 years.
If there is more than one leasehold on a given Land Trust parcel, each leasehold will pay its share of the property tax bill.
Limitations of the Lease
It is important for potential Land Users to be aware of the limitations of leasing from EBCLT. This organization holds itself, as much as possible, apart from the pressures of the real estate market, and this must be understood and appreciated before committing to becoming a Land User. Specifically, please be aware of the following:
Land ownership is exclusively reserved to EBCLT. Land Users own their houses and other improvements.
Because of the above, it has sometimes proven difficult for EBCLT Land Users to procure a mortgage or home equity loan. Banks are sometimes reluctant to work with Land Trusters because they own their house but not the land under the house.
Land Users may use the land in any way they see fit in accordance with the EBCLT mission and the stipulations of their lease, including farming, gardening, or landscaping. Extractive practices, such as mining, are not allowed.
It is the intention of Earth Bridge that our Land Trust homes be our Primary Residences. Since having the lifelong, affordable use of an EBCLT leasehold, along with membership in the EBCLT community, are such unique opportunities, when leaseholds become available, EBCLT wants to offer this opportunity to people who are eager to live on, use, and care for a piece of Earth Bridge land. Leaseholds are not to be used as second homes, vacation homes, or rental units. EBCLT is a small membership organization and we depend on the active presence and participation of all our members for successful governance and the survival of our organization. Subletting the leasehold for any length of time or absences of more than one year may be allowed by special arrangement for a limited term as per Sections IV. 13. A and B of the Standard Lease.
There are no specific development restrictions on EBCLT land, however any significant development to the land, including new buildings, requires permission from the Board of Directors.
Transfers of leaseholds take time. While on the open real estate market you can sometimes buy a house inside of a week, at EBCLT the typical transfer takes a number of months at a minimum. This reflects both the care that EBCLT takes to ensure the integrity of the process and the fact that nearly all the work is done by our member volunteers.
All EBCLT leases limit the selling price for the improvements (houses and outbuildings) to not more than 100% of the appraised value at the time of sale. Some Land Users choose to further limit the selling price of their improvements and stipulate that in their lease. This means that they are legally bound to sell their improvements for no more than a certain percentage of the appraised value at the time of sale (typically 80%). Questions about the existence of a limited equity clause should be directed to the Land User.
Is an EBCLT Lease a good fit?
Here is a set of questions for potential Land Users to ask themselves to help determine a “good fit”:
Do I want to live on this leased land and in the town where it’s located?
Am I willing to become a member of a community that maintains an alternative culture regarding land ownership, stewardship, and land transactions?
Am I committed to putting stewardship of the land and the well-being of the Land Trust community at the forefront of my plans?
Do I understand the limitations of an EBCLT lease and support the philosophy behind them?
Do I have the patience (both in acquiring a lease and for the long term) to be an active member of an organization that can be slow moving, is imperfect, but is firmly rooted in strong ideals?