Buying an RV Park Checklist: 25 Due Diligence Items Before You Close

You've found an RV park, negotiated a price, and you're under contract. Now comes the most important phase: due diligence. This is where you verify everything the seller told you, uncover what they didn't tell you, and decide whether to close, renegotiate, or walk away.

Skip something on this list and it could cost you tens of thousands — or the entire deal. We've organized these 25 items by category so you can work through them systematically.

Financial Due Diligence (Items 1-7)

1. Three Years of Tax Returns

Not P&L statements — actual filed tax returns (Schedule C, partnership returns, or corporate returns). Tax returns are harder to fabricate because the IRS has copies. Compare them to the seller's P&L statements. Material discrepancies are a red flag.

2. Bank Statements (12 Months Minimum)

Verify revenue deposits match reported income. Look for seasonality patterns. Check for unusual large deposits that might be one-time events inflating revenue. This is the single best verification of actual revenue.

3. Utility Bills (12-24 Months)

Electric, water, sewer, propane, internet, cable, trash. These verify both expense levels and usage patterns. High utility costs might indicate infrastructure issues (leaking water lines, inefficient systems). Also confirm which utilities are sub-metered and billed to guests.

4. Occupancy Records

Request reservation/booking data for the last 2-3 years. Look at: average occupancy by month, length of stay distribution (nightly vs. weekly vs. monthly vs. seasonal), revenue per occupied site, and trends (is occupancy growing or declining?). If the park uses a booking system like Campspot, RoverPass, or Firefly, ask for the reports.

5. Accounts Receivable and Payable

Are any tenants behind on rent? How much is owed? Are there outstanding bills to vendors? You don't want to inherit collections problems or unpaid invoices.

6. Insurance History and Claims

Request 5 years of insurance claims history (CLUE report). Past claims can reveal hidden issues — water damage, liability incidents, storm damage. They also affect your future insurance costs. Get insurance quotes before closing so you know what your actual cost will be.

7. Property Tax Assessment and History

Pull the current assessment and 5-year history from the county. Is the assessment trending up? Has it been recently reassessed? In many states, a sale triggers a reassessment, which can significantly increase your property tax bill. Factor this into your NOI projections.

Physical Infrastructure (Items 8-14)

8. Water System

Is the park on municipal water or a private well? Private wells require testing (coliform, nitrates, minerals) and may require a licensed operator. Check the water pressure at multiple sites. Ask about the age and material of water lines — galvanized pipes from the 1970s are a ticking time bomb.

9. Sewer/Septic System

Municipal sewer connection or septic/lagoon? If septic, when was it last pumped and inspected? What's the capacity? Septic system replacement can cost $100,000-$500,000+ depending on the park size. This is the single most expensive infrastructure surprise. Get it inspected by a professional.

10. Electrical System

What amperage is available at each site? (30-amp, 50-amp, or both?) Modern RVs increasingly need 50-amp service. If the park only has 30-amp, upgrading is a significant cost. Check the age of the electrical panels, pedestals, and main service. Get an electrician to inspect.

11. Roads and Drainage

Walk every road in the park. Are they paved, gravel, or dirt? What condition are they in? Does water drain properly or pool in low spots? Road repaving for a 50-site park can run $75,000-$200,000. Drainage issues can indicate grading problems or inadequate stormwater management.

12. Site Pads and Hookup Pedestals

Inspect a representative sample of sites (at least 20-30%). Check pad condition (level, properly surfaced), hookup functionality (water pressure, electrical connections, sewer cleanouts), and fire ring/picnic table condition. Deferred maintenance here is common and costly to fix across many sites.

13. Buildings and Structures

Inspect the office, bathhouse/restrooms, laundry facility, rec hall, store, maintenance buildings. Check roofs, foundations, plumbing, HVAC, and ADA compliance. These buildings are guest-facing — their condition directly affects reviews and occupancy.

14. WiFi and Connectivity

Test internet speed and coverage across the park. Modern RV travelers expect reliable WiFi. If the park has poor connectivity, upgrading the system is a capital expense but also a revenue opportunity (guests will pay more for reliable service). Check what's available from local ISPs.

Legal and Regulatory (Items 15-20)

15. Zoning and Land Use Permits

Verify the park's current zoning allows RV park use. Check for any conditional use permits, variances, or special exceptions. Is the park legally conforming or legally non-conforming (grandfathered)? Non-conforming status can limit your ability to expand or rebuild after damage.

16. State Operating Licenses

Most states require RV parks to hold a state license or permit. Verify the license is current, in good standing, and transferable. Check for any violations or complaints on file with the state licensing agency.

17. Health Department Compliance

The local or state health department regulates water, sewer, and food service at RV parks. Request inspection reports for the past 3-5 years. Any outstanding violations must be resolved — usually at your expense if you buy.

18. Environmental Assessment (Phase 1)

A Phase 1 Environmental Site Assessment identifies potential contamination issues — underground storage tanks, chemical spills, asbestos, lead paint. Cost: $2,000-$4,000. Worth every penny. If Phase 1 reveals concerns, a Phase 2 (soil/water testing) costs $5,000-$15,000 but can save you from a six-figure cleanup liability.

19. Title Search and Survey

Order a title search to uncover liens, easements, encroachments, or title defects. Get a fresh survey to confirm property boundaries, especially if the park borders public land, waterways, or other sensitive areas. Title insurance is non-negotiable.

20. Existing Leases and Contracts

Review all existing agreements: long-term tenant leases, seasonal contracts, vendor agreements (trash, propane, cable), management contracts, and any licensing agreements. Understand which transfer with the sale and which terminate. Pay special attention to below-market long-term leases that limit your revenue upside.

Market and Operations (Items 21-25)

21. Competitive Analysis

Visit or research every competing RV park within a 30-mile radius. Compare rates, amenities, reviews, and occupancy. Are you buying into a market with room to grow, or one that's saturated? Check if any new parks are being permitted or constructed nearby.

22. Online Reviews and Reputation

Read every Google, Yelp, TripAdvisor, Campendium, and Good Sam review for the park. Look for patterns — consistent complaints about maintenance, management, noise, or cleanliness are operational issues you'll inherit. Excellent reviews are an asset you don't want to damage during transition.

23. Staffing and Management

Who runs the park day-to-day? Will they stay after the sale? If key employees leave, how quickly can you replace them? Understanding the management structure tells you how dependent the operation is on specific people — which directly affects your transition risk.

24. Flood Zone and Natural Disaster Risk

Check FEMA flood maps for the property. Parks in flood zones face higher insurance costs and physical risk. Also research wildfire risk (Western states), hurricane exposure (Gulf/Atlantic coast), tornado frequency (Midwest), and earthquake zones. These risks affect both insurance costs and long-term viability.

25. Expansion Potential

Is there room to add sites, cabins, or amenities? Unused acreage that can be developed is a value-add opportunity. Check zoning for maximum density, setback requirements, and utility capacity to handle additional sites. Expansion potential can justify a higher purchase price — but only if the zoning and infrastructure actually support it.

How to Manage the Due Diligence Process

Timeline: Most RV park purchase contracts allow 30-60 days for due diligence. Start on day one and work systematically through this list. Some items (Phase 1, survey, inspections) need to be ordered immediately because they take 2-3 weeks.

Budget: Expect to spend $5,000-$15,000 on due diligence for a typical RV park acquisition (inspections, Phase 1, survey, legal review, accounting review). This is a tiny fraction of the purchase price and the best insurance against a bad deal.

Professional team: You need a real estate attorney experienced in commercial transactions (not residential), a CPA to review the financials, a general inspector, and specialists for any areas of concern (septic, electrical, environmental). Don't try to save money by skipping professionals.

Deal-breakers vs. renegotiation points: Not every issue you find kills the deal. Deferred maintenance is a renegotiation point — reduce the price by the estimated repair cost. Environmental contamination, title defects, or fraudulent financials are deal-breakers. Know the difference.

The Bottom Line

Due diligence is where you earn your return. Every dollar you spend investigating the property protects you from surprises that could cost 10x or 100x more after closing. Work through this checklist methodically, hire the right professionals, and don't let excitement about the deal cloud your judgment.

The best deal is one where you walk in with eyes wide open — knowing exactly what you're buying, what it needs, and what it's worth.