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CHIP FAQs - Application & Application Requirements

Applying for CHIP involves providing information about the project and how the project meets program requirements. Careful planning and complete applications can help the review process move more smoothly. The questions below explain what is needed when applying for CHIP assistance and what communities should expect during the application process.

VEPC's CHIP webpage may have additional FAQs related to this topic.

Yes, unless the municipality will be the entity developing the housing development site.

To pursue a housing infrastructure project, a municipality must:

  • develop and adopt a housing development plan, 
  • designate the housing development site on which housing development will occur, 
  • provide voter notice of a proposed housing infrastructure agreement,
  • execute a housing infrastructure agreement,
  • hold an indebtedness vote if the municipality will incur debt,
  • submit a CHIP Interest Form, and 
  • apply to VEPC to use tax increment financing for the housing infrastructure project.

Municipalities must complete a CHIP Interest Form and submit it to VEPC staff for review prior to submitting a full application to VEPC.

There is no deadline to submit the interest form; however, municipalities should submit the form within a year of the CHIP project being "shovel ready".

See VEPC FAQs.

VEPC uses the State of Vermont Grant Electronic Application and Reporting System (GEARS) online portal for CHIP applications and reporting.

Yes. Municipalities can register for an account in GEARS - or use their existing account - to access and explore the CHIP application at any time. VEPC also published a CHIP Application Portal User Guide to help municipalities navigate GEARS and the CHIP application.

Projects must satisfy the “But-For” Test, certain process requirements, and the housing development either dedicates at least 60 percent of its floor area to housing or meaningfully addresses the purpose of CHIP.

It depends. VEPC staff must determine that an application is complete and schedule a site visit. Once the site visit has occurred, VEPC has no more than 90 days to approve or disapprove a CHIP site.

Generally, no. VEPC can approve multiple CHIP sites in a community.

As VEPC nears the maximum CHIP allocation for a year, it may elect to prioritize approval of CHIP sites in communities with no or fewer approved CHIP sites.

Yes.  VEPC may annually approve not more than $200,000,000.00 in aggregate lifetime education property tax increment retention.

If VEPC denies a municipality’s CHIP application, VEPC will provide the reason for the denial to the municipality. If resolvable, the municipality may file a new application for VEPC’s consideration.

Publication Date
05/20/2026

CHIP FAQs - CHIP Basics

CHIP helps communities pay for important local projects like clean water, safe roads, and other infrastructure improvements that enable housing development. The information below explains the purpose of CHIP and how the program helps communities plan for the future.

CHIP = Community and Housing Infrastructure Program created in Act 69.

CHIP utilizes tax increment financing (TIF) for infrastructure improvements that support the development of new housing, with the preferential consideration of affordable and moderate-income housing. It is a targeted use of the tool (a.k.a. project-based TIF), allowing municipalities to retain a portion of the property tax revenue resulting from increased values within a defined Housing Development Site (project). These funds may be used to repay the debt incurred for or pay for eligible infrastructure improvements. 

CHIP is designed to complement local and state planning priorities and foster coordinated public-private partnerships. Projects must meet statutory criteria and be approved by the Vermont Economic Progress Council (VEPC) before municipal debt is incurred or a municipality is obligated to reimburse eligible infrastructure costs.

CHIP was created to “encourage the development of new primary residences for households of low and moderate income across both rural and urban areas of all Vermont counties that would not be created but for the infrastructure improvements funded by the Program.”

Vermont Act 69 (S. 127, 2025)

CHIP authorizes a Sponsor - a municipality, a developer, or an independent agency that meets State lending standards - to finance the costs of infrastructural improvements using future property tax revenues from the parcel or parcels on which a housing development is constructed, subject to Vermont Economic Progress Council (VEPC) approval and the terms of a housing infrastructure agreement that governs the relationship among the municipality, the developer constructing the housing development, and the Sponsor.

No. Municipalities are not required to participate in CHIP. Using CHIP and choosing to dedicate tax increment to a housing site are local decisions that communities can make to support their housing goals.

Some larger municipalities may have staff who can help prepare or review a CHIP plan. However, many municipalities may benefit from hiring outside consultants for certain types of work, such as:

  • reviewing financial feasibility and future tax increment estimates; 
  • completing “But For” analyses for market-rate housing; 
  • studying fiscal impacts; 
  • reviewing infrastructure and capital costs; 
  • analyzing the local housing market; 
  • ensuring legal and statutory compliance, such as bond counsel review; and 
  • reviewing project risks and helping negotiate a Housing Infrastructure Agreement. 

A municipality may also need help from its municipal attorney to make sure all legal procedures are followed correctly.

For VEPC-approved CHIP sites, these costs may be reimbursed through CHIP.

A municipality may apply for grants or loans to help pay consultant costs. It may also ask the developer of the CHIP Housing Development Site to cover the costs needed to:

  • prepare or review housing and infrastructure projects; 
  • negotiate a CHIP Housing Infrastructure Agreement; and 
  • prepare a strong CHIP application. 

If the developer is asked to pay these costs upfront, best practices include:

  • explaining this process in the municipality’s CHIP policy; 
  • having a written funding agreement for each CHIP project; and 
  • requiring the developer to provide a cash deposit so the municipality can pay consultant bills as they come due. The developer should keep a minimum amount of money in the deposit while the CHIP plan and agreement are being reviewed and negotiated. 

Municipalities should not rely only on consultants or attorneys hired by the developer. Those professionals work for the developer and may have conflicts of interest.

Publication Date
05/20/2026

CHIP FAQs - Definitions

CHIP uses certain words and phrases that have special meanings within the program. Understanding these terms can make it easier to follow program requirements, complete applications, and plan projects. The definitions below are from the State's CHIP Guidelines.

VEPC's CHIP webpage may have additional FAQs related to this topic.

See 24 V.S.A. Chapter 117 § 4303.

  • Owner-occupied housing for which the total annual cost of ownership, including principal, interest, taxes, insurance, and condominium association fees, does not exceed 30 percent of the gross annual income of a household at 120 percent of the highest of the following:
    • the county median income, as defined by the U.S. Department of Housing and Urban Development;
    • the standard metropolitan statistical area median income if the municipality is located in such an area, as defined by the U.S. Department of Housing and Urban Development; or
    • the statewide median income, as defined by the U.S. Department of Housing and Urban Development.
  • Rental housing for which the total annual cost of renting, including rent, utilities, and condominium association fees, does not exceed 30 percent of the gross annual income of a household at 80 percent of the highest of the following:
    • the county median income, as defined by the U.S. Department of Housing and Urban Development;
    • the standard metropolitan statistical area median income if the municipality is located in such an area, as defined by the U.S. Department of Housing and Urban Development; or
    • the statewide median income, as defined by the U.S. Department of Housing and Urban Development.

A housing development where at least 15% of the units are designated as affordable housing with a recorded covenant or deed restriction ensuring affordability until the Final Repayment Date. Units must be used as the tenant’s or owner’s primary residence during such time. An application serving an affordable housing development does not have to meet the “but-for” test. The municipality may retain up to 85% education tax increment and must retain at least 85% of the new municipal tax increment.

Committed means pledged and appropriated for the purpose of the current and future payment of financing and related costs.

The person or entity responsible for undertaking to construct the housing development. Developers must enter into a binding Housing Infrastructure Agreement with the municipality.

In the event of municipal financing of CHIP debt, the date on which the municipal debt is fully repaid, or in the event of non-municipal financing of CHIP debt, the date on which the municipality’s obligation to reimburse eligible infrastructure costs ends.

Financing means debt, including principal, interest, and any fees or charges directly related to that debt, incurred by a Sponsor, or other instruments or borrowing used by a Sponsor, to pay for a housing infrastructure project and, in the case of a Sponsor that is a municipality, authorized by the municipality pursuant to the law.

The construction, rehabilitation, or renovation of any building on an approved Housing Development Site. In connection with an approved Housing Development that is not an Affordable Housing Development or Moderate-Income Housing Development. A municipality may retain up to 75% of the education tax increment and must retain at least 85% of new municipal tax increment.

The whole parcel or parcels where the housing development will occur. If the development is to occur over multiple parcels, the parcels must be contiguous (i.e., a parcel may be separated by a road). Only parcels where the housing development is to occur can be included in the Housing Development Site, unless contiguous parcels are under common ownership and share a School Property Account Number (SPAN), in which case they must also be included. Housing Development Sites must be formally designated by the municipality (24 V.S.A. § 1908) and approved by VEPC. Housing Development Site boundaries define the area within which the original taxable value is established, and tax increment is generated. Once established, the boundaries of the Housing Development Site shall not change.

A homestead is the principal dwelling and parcel of land surrounding the dwelling, owned and occupied by the resident as the person’s domicile as defined by the Vermont Department of Taxes. Or, if the unit is a rental unit, the lease agreement stipulates that the tenant occupies the unit as their primary residence. Both owner-occupied and rental units must remain a primary residence until the Final Repayment Date.

A set of infrastructure improvements that support a specific CHIP housing development. These improvements must be directly tied to enabling the housing development. These improvements may or may not be located on the Housing Development Site.

The installation, construction, or reconstruction of infrastructure that will serve a public good and fulfill the purpose of the program; and the funding of debt service interest payments, or other financing, for a period of up to four years, beginning on the date on which the debt or other financing is first incurred. Improvements do not need to be within the Housing Development Site, but the applicant must demonstrate that the proposed improvements enable the proposed housing development.

For CHIP, “Legislative Body” means the mayor and alderboard, the city council, the selectboard, and the president and trustees of an incorporated village, as appropriate. (24 V.S.A. § 1906(12)

A housing development in which at least 25% of the units are for households earning 150% or less of area median income (AMI) and also subject to affordability restrictions until the Final Repayment Date. Units must be used as the tenant’s or owner’s primary residence during such time. A municipality with an application serving a moderate-income housing development may retain up to 85% of the education tax increment and must retain at least 85% of the new municipal tax increment.

The assessed value of taxable real property within the Housing Development Site on April 1 of the year the site is approved by VEPC.

A homestead is the principal dwelling and parcel of land surrounding the dwelling, owned and occupied by the resident as the person’s domicile as defined by the Vermont Department of Taxes. Or, if the unit is a rental unit, the lease agreement stipulates that the tenant occupies the unit as their primary residence. Both owner-occupied and rental units must remain a primary residence until the Final Repayment Date.

The public good will be considered met for improvements that directly support the housing development and are:

  • publicly owned and publicly accessible; or
  • privately owned and publicly accessible; or
  • privately owned and privately accessible improvements may be eligible so long as they can demonstrate a community benefit from the CHIP-supported infrastructure project. The municipality shall articulate with evidence how the community needs or desires the planned improvements and that they are mutually beneficial for the municipality and developer. (i.e., private septic systems for a development in a community that does not have a municipal wastewater system, and/or the cost of connecting the development to an existing system would be cost-prohibitive for the developer and town.

Expenses incurred and paid by a municipality or Sponsor that are directly related to the creation, implementation, and administration of the Housing Infrastructure Project, including reimbursement of sums previously advanced for those purposes.

60% of the indoor floor area must qualify as housing. The housing must primarily serve residential uses. Floor area to be considered housing includes all housing units dedicated to primary residences, shared spaces that are accessible to residents or exist solely to serve residential units, including but not limited to hallways, elevators, stairwells, common rooms, or mechanical and utility spaces directly serving residential units. Space that does not count toward the 60% includes, but is not limited to: commercial space, or space operated by the municipality or another entity for uses not directly serving residential units. For further clarification for the purpose of calculating the eligible floor area, refer to the current International Building Code as adopted by the Vermont Department of Fire Safety.

Soft costs in construction are indirect, non-physical expenses essential for a project's completion, covering services like architectural/engineering fees, permits/inspections, legal, accounting, financing, insurance, and project management, unlike hard costs which pay for tangible materials and labor. The majority of soft costs typically occur prior to the start of the construction phase of a project. 

Examples of soft costs may include:

  • Permits and licenses
  • Legal fees
  • Insurance premiums
  • Taxes
  • Architectural and engineering fees
  • Environmental evaluations
  • Feasibility studies
  • Surveys and assessments
  • Construction loan interest
  • Loan origination fees
  • Project management fees
  • Consultancy fees (ex. environmental, historic preservation, etc.)
  • Marketing and sales expenses

The person or entity undertaking to finance the Housing Infrastructure Project. This may be the municipality, a developer, or an independent agency that meets State lending standards.

The difference in property tax revenue generated by the increase in assessed value over the OTV. A portion of the increment may be retained by the municipality to service debt on eligible infrastructure costs, pay for eligible related costs, reimburse a non-municipal Sponsor or developer for eligible costs of the Housing Infrastructure Project, and/or pay for eligible direct costs associated with the eligible infrastructure project. Municipalities whose infrastructure projects will result in an affordable or moderate-income housing development are eligible to retain up to 85% of the education tax increment. Municipalities whose infrastructure projects will result in any other type of housing development are eligible to retain up to 75% of the education tax increment. All projects must retain at least 85% of the municipal tax increment.

Publication Date
05/20/2026

CHIP FAQs - The "But For" Test

The “But For” test is an important part of the CHIP program. It helps determine whether a project truly needs CHIP support in order to move forward. Municipalities and VEPC use this test to show that the project would likely not happen “but for” the help provided through CHIP. The questions below explain what the test means and how it is used.

VEPC's CHIP webpage may have additional FAQs related to this topic.

VEPC will review each application - other than those for which the housing development is an affordable housing development - to determine whether the infrastructure improvements proposed to serve the Housing Development Site and the proposed housing development would not have occurred as proposed in the application or would have occurred in a significantly different and less desirable manner than as proposed in the application but for the proposed utilization of the incremental tax revenues.

A non-exhaustive list of factors VEPC may consider around the question of what is a “significantly different and less desirable manner” may include, but is not limited to: 

  • a housing development occurring significantly later than it could occur with CHIP financing, 
  • a housing development that would include fewer units without CHIP financing, 
  • a housing development that is significantly less affordable than could occur with CHIP financing.
  1. Moderate-Income - A housing development in which at least 25% of the units are for households earning 150% or less of area median income (AMI).
  2. Market Rate – A housing development in which there are no income restrictions on any of the units. 

Area Median Income (AMI) is the midpoint household income for a specific geographic region, meaning half of families earn more and half earn less, used primarily to determine eligibility for affordable housing and other federal/state programs. Calculated annually by the U.S. Department of Housing and Urban Development (HUD), AMI adjusts for household size, with various income levels (like 30%, 50%, 80% AMI) defining different tiers of affordability.

The Vermont Housing Data website, also known as HousingData.org, provides Vermonters with tools for making more informed decisions about affordable housing. This website is loaded with valuable data and information.

Area Median Income can be found by following this path:  Home>> Vermont Community Data Profiles>>Income & employment>> Area Median Income (AMI). You also can use this simple table for quick reference: Home Purchase Price & Rental Affordability Thresholds by Income Level and Household Size.

Publication Date
05/20/2026

Single Audits

Federal single audits can feel complicated, especially for organizations managing federal grants and reporting requirements. This resource center is designed to help municipalities better understand the single audit process and prepare with confidence.

Whether you are getting ready for your first single audit or looking to improve your current process, the resources below have practical guidance in a format that's clear and easy to understand.

Good planning, clear communication, and strong recordkeeping can help make the single audit process smoother and more successful.

What is a Single Audit?

If your organization receives federal grant money, you may need a federal single audit. A single audit is a special type of audit that looks at both your financial statements and how federal funds were used.

The goal is to make sure federal money is spent correctly and that your organization follows the rules tied to those funds.

When is a Single Audit required?

A single audit is required when an organization spends $1 million or more in federal funds during its fiscal year.

Federal funds may come directly from a federal agency or pass through another organization, such as a state agency. The funding agreement should indicate whether the funds your municipality receives are federal in origin.

The most common federal funds Vermont municipalities receive are:

  • FEMA disaster grants,
  • Highway and transportation grants,
  • Community development grants,
  • Drinking water and wastewater loans and grants,
  • Housing assistance programs, and
  • Policing grants.

Occasionally, municipalities receive special purpose federal funds, such as ARPA funds.

Why do Single Audits matter?

Single audits help:

  • Protect public funds 
  • Improve financial management 
  • Strengthen internal controls 
  • Reduce the risk of fraud or misuse of funds 
  • Build trust with grant agencies and the public 

A successful audit can also make future grant applications and funding opportunities easier.

Preparing for Success

With the right preparation and a clear understanding of the process, your community can approach the Single Audit with greater confidence. We hope these resources provide useful guidance, help reduce surprises, and support a smoother audit experience from start to finish.

 

Disclaimer: This resource was created by Municipal Operations Support (MOS) staff of non-legal professionals with expertise of the subject matter. It is only intended to provide information and does NOT constitute legal advice. Readers with legal questions are encouraged to contact an attorney. The use or downloading of this resource does NOT create an attorney-client relationship and will not be treated in a confidential manner. Non-legal questions about this resource can be directed to MOS staff at mos@vlct.org.

Publication Date
05/19/2026

Single Audit Frequently Asked Questions

When a municipality spends federal funds, it may be required to undergo a “Single Audit.” The audit reviews financial statements, internal controls, and compliance with federal rules, regulations, and award requirements for major programs.

The U.S. Office of Management and Budget (OMB) sets the requirements for Single Audits.

This Frequently Asked Questions section provides answers about the audit process, key requirements, and steps municipalities can take to meet those requirements.

General Information on Single Audits

A Single Audit is a special audit that reviews both your financial statements and how federal funds were used. Its purpose is to help ensure federal funds are spent properly and in line with program requirements.

Single Audits follow federal auditing standards, including Generally Accepted Auditing Standards (GAAS), Generally Accepted Government Auditing Standards (GAGAS), and the Guidance for Federal Financial Assistance (2 CFR Part 200), which sets the rules for managing federal awards.

Single Audits are performed by independent public accounting firms.

A single audit has two main parts:

Financial Statement Audit - Auditors review your financial statements to make sure they are accurate and complete.

Federal Program Compliance Testing - Auditors also test selected federal programs to make sure your organization followed federal rules. This may include reviewing:

  • Allowable costs 
  • Procurement (purchasing) procedures 
  • Payroll records 
  • Reporting requirements 
  • Grant agreements 
  • Internal controls

What auditors review depends on the federal program. In general, they check key compliance requirements, such as:

  • activities allowed or disallowed,
  • allowable costs/cost principles,
  • cash management,
  • eligibility,
  • equipment and real property management,
  • period of availability,
  • purchasing,
  • reporting,
  • subrecipient monitoring, and
  • special tests and provisions.

Examples of common Single Audit findings are available at Common Single Audit Findings - and How to Avoid Them | Vermont League of Cities and Towns.

When questions come up about federal grant requirements, it is always best to ask your funder for guidance before acting.

Yes. If your municipality is required to have a Single Audit, a reasonable share of the audit cost may be charged to your federal awards under federal rules (2 CFR § 200.425). The audit must follow federal Single Audit requirements.

If you expect a Single Audit will be required, it is best to include those costs in your project budget from the start. Federal agencies typically do not provide extra funding later to cover audit costs.

An Assistance Listing (AL) number is a five-digit number, XX.XXX. The first two digits represent the funding agency, and the last three represent the assistance listing.

Single Audit Criteria and Submission Requirements

A municipality is required to have a Single Audit if it spends $1 million or more in federal funds during its fiscal year.

For FEMA Public Assistance grants, spending is counted when FEMA approves the funding (i.e., approval of the Award Worksheet), because that is when the funds are officially obligated.

A Single Audit covers your municipality’s entire financial operations and the federal awards managed during the audit period. This includes all departments, agencies, and organizational units that spent or administered federal funds.

Municipalities must submit a data collection form and a reporting package as part of the Single Audit process. Federal requirements for these submissions are listed in 2 CFR §§ 200.512(b-d).

The submission is due within 30 days after receiving the auditor’s report or 9 months after the end of the fiscal year — whichever comes first. If the due date falls on a weekend or federal holiday, the deadline moves to the next business day.

Single Audit reporting packages must be submitted electronically to the General Services Administration’s Federal Audit Clearinghouse (FAC). The FAC provides instructions, submission guidance, and FAQs to help with the process.

Your auditor may submit the Single Audit on your behalf. If you want this service included, be sure to include that information in your audit Request for Proposals and in the contract scope of work.

Yes. Single Audit reports and data collection information are available to the public on The Federal Audit Clearinghouse.

Once a Single Audit has been submitted to the Federal Audit Clearinghouse (FAC), it cannot be changed or removed. The submitted report is the official version available in the FAC system.

If you need help or have questions about a submission, you can contact the FAC Help Center.

Late Audit Submissions and Extensions

Possibly. Your cognizant or oversight audit agency may approve an extension if the 9-month deadline creates a hardship (2 CFR § 200.512(a)(1)). This is typically the federal or state agency that provided the most funding for the audit year.

Extension requests should be made in writing as soon as you expect a delay. The request and the agency’s response must be kept in your grant files.

When reviewing an extension request, the cognizant audit agency looks at whether the delay is a serious and unavoidable problem that prevents timely submission of the audit.

Your explanation should show that the issue:

  • Could not have been avoided with normal planning or reasonable effort.
  • Did not only affect the audit, but also other parts of project work or performance.

Be sure your written justification clearly addresses both points.

If you expect your Single Audit will be late, you should notify your federal funders in writing as soon as possible. You should also notify your cognizant federal agency, if you have one.

In your notice, explain why the audit will be late and give your best estimate of when it will be submitted. If you have not secured an auditor, include the steps you have taken or will take to find one. One of these steps should be posting your Request for Proposals to the Vermont Bid Registry.

Keep a copy of your notice and any responses in your grant files.

Yes. If a municipality does not complete a required Single Audit, federal funders must treat this as noncompliance with the terms of the award (2 CFR § 200.505).

Funders may take actions to address noncompliance under 2 CFR § 200.208 and § 200.339. These actions can range from additional requirements to more serious steps, including limits on future funding.

Before taking action, the funder will review factors such as risk, past compliance, performance history, and financial capacity. The funder must also notify you before applying any conditions and will remove them once Single Audit requirements are met.

Findings and Corrective Actions

Audit findings are issues identified during the audit related to financial reporting, compliance, or internal controls. They may point to weaknesses in how financial information is recorded, reviewed, or supported.

Findings are grouped by level of concern:

  • Material weakness – A serious problem that could cause major errors in financial statements. These must be addressed right away. 
  • Significant deficiency – An important issue that is less severe than a material weakness but still needs attention. 
  • Control weakness – A smaller issue that may increase risk and can often be improved through better processes. 

Addressing findings helps strengthen financial management and support future funding opportunities.

If your Single Audit includes findings, review them carefully and make sure you understand the auditor’s comments and recommendations. Ask questions if anything is unclear.

You should provide a written “management response” to each finding. This response should explain how you will correct the issue or reduce the risk going forward. The auditor will include your response in the final report.

You may also need to prepare a corrective action plan and a summary of prior findings, following federal requirements (2 CFR § 200.511). If you disagree with a finding, you should clearly explain why in your corrective action plan.

Management Letters

You are not required to submit management letters unless a federal funder requests them. If requested, you must provide them as part of your Single Audit documentation (2 CFR § 200.512(e)).

If a management letter is updated after submission, you should send the updated version directly to your federal funder.

Audit Documentation Request

If requested, your or your auditor must make audit documentation available to your cognizant or oversight agency and other authorized parties, such as funders. This may be needed for quality reviews, resolving findings, or oversight activities (2 CFR § 200.517(b)).

Yes. If requested, you or your auditor must make audit documentation available to your cognizant or oversight agency and other authorized parties, such as funders. This includes written management representations when they are part of the audit file (2 CFR § 200.517(b)).

Need Additional Help?

The Federal Audit Clearinghouse Helpdesk has a Frequently Asked Questions (FAQ) webpage if you have additional questions. The FAC Helpdesk does not offer phone support. You can submit a request in writing through the webpage or via email to support@fac-gov.zendesk.com.

VLCT's Municipal Operations Support team may be able to assist with questions in some instances. VLCT members can Ask A Question through the Municipal Access Portal.

Publication Date
05/18/2026

Recommended Timeline for Single Audit Prep and the Audit Itself

A Single Audit works best when the municipality follows a steady, year‑round rhythm. Think of it like getting ready for a big project — you don’t want to do everything at the last minute.

Below is an easy-to-follow timeline.

This is the foundation of a smooth audit.

  • Keep documentation organized
  • Follow internal controls
  • Track federal spending clearly
  • Monitor grant rules

Doing these things all year long prevents surprises later.

This is a good time to:

  • Identify all federal programs and grants.
  • Review grant agreements and compliance requirements.
  • Begin preparing or updating the Schedule of Federal Awards (SEFA) tracking schedule.
  • Review procurement, payroll, and reporting procedures.
  • Resolve any known accounting or documentation issues.

This is also when early coordination with the auditors often begins. The auditors may provide:

  • A planning meeting or kickoff call
  • A request list of documents needed for the audit
  • Guidance on timelines and expectations
  • Information about major programs likely to be tested

In the first month after your fiscal year closes, begin pulling together the Schedule of Federal Awards (SEFA).

  • List all federal awards
  • Confirm Assistance Listing Numbers
  • Match totals to your accounting system

Month 1 to 2 is when communication really begins.

  • Share your draft SEFA
  • Provide requested documents
  • Discuss any new federal programs
  • Set the audit schedule

Auditors will tell you what they need and when they need it. Start gathering the information as soon as possible.

This is when auditors do the main testing. Ideally, it will be two to three months after your fiscal year closes.

  • Answer auditor questions
  • Provide extra documents quickly
  • Clarify processes when needed

Fieldwork can be done on‑site or remotely, depending on the audit plan.

Good communication during fieldwork is very important. The municipality should respond to requests promptly and let the auditors know if additional time is needed to gather information.

If auditors find issues, they will share them with you. This should occur within a month or two of the auditors completing the field work.

  • Review draft findings
  • Prepare management responses and corrective action plans
  • Discuss corrections

This is your chance to explain or correct anything before the report is final.

Remember, federal grant rules require you to promptly follow up and take corrective action on audit findings. This includes preparing a summary schedule of prior audit findings and a corrective action plan in accordance with 2 CFR § 200.511(b) and (c), respectively.

The auditors issue the final report within two to three weeks after you respond to the draft findings. Either the auditor or the municipality must submit the final report it to the federal clearinghouse. If you want the auditor to do this, be sure to include that task in your Single Audit Request for Proposals.

  • Submit the Single Audit package to the Federal Audit Clearinghouse.
  • Submit the Single Audit to any funders that have require it.
  • Keep records for future audits.

The Single Audit package is due within the earlier of:

  • 30 days after the audit reports are issued, or 
  • 9 months after the end of the fiscal year being audited.

A good Single Audit timeline is steady, predictable, and communication‑friendly. If the municipality stays organized during the year, prepares the SEFA early, and works closely with auditors, the process becomes much easier and far less stressful.

Publication Date
05/18/2026

Common Single Audit Findings and How to Avoid Them

Many municipalities get similar findings during their federal single audits. The good news is that most of these issues can be prevented with good planning and steady habits.

Internal controls are the rules and steps that help protect public money. Findings happen when controls are not followed or not written down.

Examples:

  • One person handles everything (no checks and balances)
  • Approvals are missing
  • Bank accounts aren’t reconciled regularly

How to avoid it:

  • Clearly assign responsibilities.
  • Separate duties so no one person controls a whole process.
  • Use clear approval steps for spending.
  • Reconcile accounts every month.
  • Write down procedures and follow them consistently.

Strong controls show that the municipality is careful and trustworthy.

Auditors often find that a municipality didn’t keep enough proof to show how federal money was used.

Examples:

  • Missing invoices
  • Not keeping copies of grant agreements, amendments, and approvals

How to avoid it:

  • Keep all grant records in one place.
  • Save receipts and invoices for every purchase.
  • Maintain clear approval records for purchases and payments .
  • Retain records according to grant requirements.

Good documentation is like keeping a trail of breadcrumbs — it helps auditors see exactly what happened.

Federal grants require detailed support for payroll costs charged to a grant. Findings may occur when timesheets or salary allocations are not properly documented.

Examples:

  • No timesheets for activities charged to federal funding
  • No support for payroll charges
  • No documentation of payroll changes

How to avoid it:

  • Document payroll time when employees work on federal programs - Timesheets need to indicate all time worked, not just the grant-funded time.
  • Review payroll charges regularly.
  • Document how payroll costs are allocated among programs.

Clear payroll records and accurate timekeeping reduce the risk of questioned costs or audit findings.

Federal grants have specific purchasing and bidding rules. Findings can occur if required quotes, bids, or conflict-of-interest disclosures are missing.

Examples:

  • Not putting work out to bid when required
  • Not including required contract clauses
  • Not documenting all steps of a purchase to meet federal requirements

How to avoid it:

  • Follow written procurement policies - You must follow federal procurement rules, and if your municipality's rules are stricter, you must follow those too.
  • Document all quotes and bids received.
  • Keep records showing how you advertised bids and why vendors were selected.
  • Review federal procurement requirements before large purchases.

Strong procurement practices and clear documentation help demonstrate compliance with federal requirements and can help protect your municipality from fraud or abuse.

The Schedule of Federal Awards (SEFA) is one of the most common places where findings occur.

Examples:

How to avoid it:

  • List every federal program you spent money from.
  • Double‑check Assistance Listing numbers. They should be included in your funding agreement.
  • Match SEFA totals to your accounting system.
  • Mark pass‑through funds clearly.
  • Submit the SEFA to the State on time and amend it if you find errors.

A clean SEFA helps the audit start smoothly.

Most grants require regular reports to the state or federal government. Findings happen when these reports are late or incomplete.

How to avoid it:

  • Create a reporting calendar with all deadlines.
  • Assign responsibility to specific staff.
  • Review reports before submitting them.

Each federal program has its own rules. Findings happen when a municipality doesn’t follow them.

Examples:

  • Spending money on unallowed costs
  • Not getting required quotes or bids
  • Not meeting program requirements
  • Not including Davis Bacon requirements in bid packages or contracts or not documenting required verifications

How to avoid it:

  • Read the grant agreement and grant application guidance carefully.
  • Check cost allowability before spending.
  • Ask questions before charging unusual expenses to a grant.
  • Follow procurement rules for purchases and contracts.

For federal funding compliance, it is better to ask permission than to seek forgiveness.

Overall, the best way to avoid findings is to stay organized, document decisions and approvals, and review grant activity regularly throughout the year instead of waiting until the audit begins.

Most findings come from small gaps in documentation, controls, or understanding the rules. Reconciling records before the audit begins can help you spot - and potentially fix - potential issues. With good organization, clear procedures, and steady communication, your municipality can avoid these issues and feel confident going into the audit.

Publication Date
05/18/2026

Preparing for a Single Audit

Getting ready for a federal single audit can feel big, but with some steady steps, you’ll be in great shape. The goal is simple: show how federal money was used and that strong controls are in place to protect it.

Below are the most important things to focus on.

Good records make the audit smoother and faster.

  • Grant documentation — Keep copies of grant agreements, award letters, budgets, and any rules tied to each grant.
  • Spending records — Save invoices, receipts, contracts, payroll records, and anything that shows how money was spent.
  • Policies and procedures — Have written policies and procedures for how you handle money, approvals, and reporting.
  • Tracking system — Make sure you can clearly show which costs belong to which federal program.

Think of documentation as your “proof” that everything was done the right way.

Internal controls are the steps you take to prevent mistakes and protect public money.

  • Segregation of duties — Try to make sure no one person handles everything from start to finish.
  • Approval processes — Have clear rules for who can approve spending.
  • Reconciliations — Regularly compare your records to bank statements and grant reports.
  • Monitoring — Check throughout the year that spending follows grant rules.

These controls help show the auditors that the municipality is careful and responsible.

Federal grants have specific rules related to allowable costs, procurement, reporting, and record retention. Municipalities should review grant requirements and make sure staff understand them. 

Single Audits usually takes more preparation than expected. Starting early gives staff time to gather documents, ask questions, and address any issues before fieldwork begins. 

Many municipalities struggle to find an auditor because firms are very busy, and some do not respond to proposal requests. Starting early helps you avoid delays.

  • Release your Request for Proposals (RFP) several months before year‑end. Ask firms to indicate their availability as part of their proposal.
  • Advertise your RFP on the Vermont Bid Registry to increase your chances of finding an audit firm. Listings are free. Our Finding Auditors document has other ideas you can use.
  • Sign an engagement letter early so your spot is reserved

Hiring early gives you more choices and helps ensure the audit can be completed on time.

The Schedule of Federal Awards (SEFA) is one of the most important parts of the single audit.

  • List all federal programs — Include every federal award you spent money from during the year. Spending for FEMA Public Assistance awards should be based on when the funds are approved (i.e., approval of the Award Worksheet) since that is when FEMA actually obligates funds.
  • Use correct Assistance Listing Numbers — These numbers identify each federal program. Look for them on your funding agreement.
  • Report total federal spending — Show how much was spent for each program.
  • Note pass‑through funds — If you received money through the state or another agency, mark it clearly.

A clean, accurate SEFA helps the audit start on the right foot.

Talking with your auditors ahead of time makes everything easier.

  • Ask what they need — They can tell you exactly what documents to gather.
  • Share any concerns — If something is unclear, it’s better to ask now than later.
  • Set timelines — Agree on when information will be ready.

Preparing for a single audit is really about being organized, clear, and consistent. If you keep good records, follow your controls, and build a solid SEFA, you’ll be well prepared.

Publication Date
05/18/2026

CHIP IN VT Tools and Resources

Welcome to Our CHIP Learning Resources

This page helps you learn about the Community and Housing Infrastructure Program (CHIP). CHIP is a new program that uses project-based Tax Increment Financing to finance infrastructure improvements that enable housing development.

VLCT's three‑year municipal workforce development effort – CHIP IN VT – helps towns and cities understand how CHIP works and how to use it well. As part of this effort, we are hosting a series of webinars for local governments. Each webinar explains a different part of the program, from building with CHIP to carrying out long-term responsibilities.

After every webinar (and sometimes between webinars), we add tools and resources to this page. These materials are designed to help you take the next step, build your skills, and feel confident using CHIP in your community.

Introducing CHIP: Vermont's $2B Housing and Infrastructure Program

CHIP overview and resources to help municipalities launch their CHIP efforts.

Building with CHIP: Project Readiness and Pre-Development Planning

Pre-development workflow, resources, and support available to municipalities.

Municipal Readiness

Working with Developers

Publication Date
04/21/2026