Acquisition Checklist

The Complete RV Park Acquisition Checklist

Buying an RV park is one of the best cash-flow plays in real estate — if you do the diligence right. Use this checklist to evaluate any deal across financial, physical, legal, and operational dimensions before you sign.

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Four Phases of Due Diligence

Work through each phase systematically before committing capital to a deal.

Financial Due Diligence

Request 3 years of profit & loss statements
Verify trailing-12 revenue against bank deposits
Confirm occupancy by site type and season
Review the rent roll and long-term contracts
Normalize owner add-backs and one-time expenses
Validate utility income and bill-back recovery

Physical Due Diligence

Inspect electrical pedestals (30/50 amp) and capacity
Assess water, sewer, and septic systems
Evaluate road, pad, and site conditions
Review the condition of amenities and buildings
Check WiFi infrastructure and coverage
Order an environmental Phase I assessment

Legal & Zoning

Confirm zoning and permitted use
Review the survey and title commitment
Check for easements and encroachments
Verify all licenses and permits are current
Review existing guest and vendor contracts
Confirm compliance with ADA requirements

Operational Due Diligence

Understand the current reservation system
Review staffing and payroll structure
Audit the pricing and rate strategy
Assess online reviews and reputation
Identify deferred maintenance items
Map out the transition and onboarding plan

Deal-Breaker Red Flags

Walk away — or renegotiate hard — if you encounter any of these.

Seller cannot produce verifiable financials

Heavy reliance on a single revenue source or tenant

Septic or utility systems near end of life

Zoning that doesn't permit current use

Declining occupancy with no clear explanation

No reservation system or paper-based operations

Win the First 90 Days After Closing

The fastest value creation happens right after acquisition. Camp Operator helps you modernize operations on day one — replacing paper, spreadsheets, or clunky legacy systems.