Due Diligence
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RV Park Due Diligence Checklist

By RVParkShop Research Team Published: Sep 27, 2026 Last reviewed: Oct 07, 2026 164 views 3 min read
RV Park Due Diligence Checklist
Overview: A comprehensive, actionable due diligence checklist for campground buyers. Verify financials, test subterranean utilities, audit electrical pedestals, and confirm zoning compliance.

Table of Contents

  1. Phase 1: Financial & Legal Audit Checklist
  2. Phase 2: Subterranean Utilities & Electrical Infrastructure
  3. Phase 3: Zoning, Survey, Title & Environmental
  4. Phase 4: Operations, Staffing & Closing Transition
  5. Educational Resources & Next Steps

1. Phase 1: Financial & Legal Audit Checklist

  • Tax Returns: 3 complete trailing years of federal tax returns (Schedule C, Form 1065, or Form 1120S) signed and filed.
  • Profit & Loss Statements: Trailing 36 months of detailed P&L statements with monthly breakdowns.
  • Bank Deposit Statements: Trailing 24 months of commercial bank statements reconciling 100% of reported top-line revenue.
  • Merchant Processing Records: Credit card gateway summaries (Square, Stripe, Authorize.net) verifying gross receipts.
  • PMS Software Reports: Property Management System exports detailing site-by-site ADR, RevPAR, and monthly occupancy rates.
  • Utility Billing History: Trailing 24 months of electric, municipal water, sewer, trash, and propane invoices.
  • Property Tax Statements: Current county tax assessment records and estimated post-closing reassessment liability.
  • Insurance Loss Runs: 5-year commercial liability and property insurance claims history.

2. Phase 2: Subterranean Utilities & Electrical Infrastructure

  • Electrical Grid Master Audit: Licensed master electrician inspection of primary panels, transformers, and switchgear.
  • Pedestal Amp Ratio Audit: Physical count of 50-Amp, 30-Amp, and 20-Amp combination pedestals.
  • Transformer Load Testing: Voltage drop testing at furthest pedestals under peak simulated summer air-conditioning load.
  • Septic Tank & Lagoon Inspection: Pumping, baffle inspection, and load/dye testing of private drainfields.
  • Sewer Main Camera Scope: Video camera inspection of underground sewer lines for root intrusion or collapsed clay pipes.
  • Water Well & Pump Inspection: Well yield testing (GPM flow rate), pressure tank cycling, and pump horsepower verification.
  • Water Quality Lab Testing: Comprehensive certified testing for coliform bacteria, nitrates, lead, arsenic, and heavy metals.
  • Fire Hydrant & Water Pressure Test: Static and dynamic PSI verification across all park hydrants and riser points.

3. Phase 3: Zoning, Survey, Title & Environmental

  • Zoning Verification Letter (ZVL): Official letter from city/county planning confirming zoning classification and permitted use.
  • Grandfathered Use Rebuild Clause: Written confirmation of casualty reconstruction rights if non-conforming.
  • Permitted Site Density: County verification of authorized site count vs. actual operating sites on ground.
  • ALTA/NSPS Land Title Survey: Boundary lines, utility easements, encroachments, rights-of-way, and flood zone boundaries.
  • Phase I Environmental Site Assessment (ESA): Evaluation of past fuel storage tanks, pesticide use, and hazardous materials.
  • Preliminary Title Report: Review of recorded liens, mineral rights, deed restrictions, and restrictive covenants.
  • Health Department Permits: Active pool, bathhouse, food service, and lodging operating permits.

4. Phase 4: Operations, Staffing & Closing Transition

  • Workamper Agreements: Review existing staff contracts, site trades, hourly compensation, and duties.
  • PMS & Domain Transfer Plan: Scheduled transfer of reservation software, customer database, website domain, and phone numbers.
  • Merchant Account Setup: New merchant processor approval for uninterrupted credit card billing on Day 1.
  • Vendor Contracts: Trash disposal, propane supply, vending machine, and laundry lease agreement transfers or cancellations.
  • Personal Property Inventory: Detailed list of included maintenance vehicles, mowers, golf carts, and tools with titles.

5. Educational Resources & Next Steps

Educational Methodology & Financial / Tax Disclaimer

Financial metrics, capitalization rates, expense ratios, price-per-site benchmarks, and timeline estimates presented in this guide are educational estimates based on historical industry observations. Actual transaction metrics vary significantly by geographic submarket, asset condition, utility infrastructure, financing terms, and transaction timing.

Tax & Advisory Notice: Tax implications (such as cost segregation, depreciation recapture, 1031 exchanges, and installment sale structures under IRC Section 453) depend on individual circumstances. Always consult a qualified CPA, commercial tax attorney, and certified appraiser prior to executing transactions.

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