Most mom-and-pop RV park owners don’t struggle because their parks lack demand.
They struggle because small expense leaks quietly compound over time.
I see this often when evaluating parks owned by hardworking operators who know their tenants well, but haven’t had the time—or reason—to scrutinize every operational detail. The good news? Many of these leaks are fixable without changing the soul of the campground.
Here are some of the most common expense issues I see, and what can be done about them.
1. Electric Costs That Aren’t Fully Recovered
This is one of the most frequent (and expensive) issues.
Common problems include:
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Flat electric rates instead of sub-metering
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Meters installed but not consistently billed
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Campers running high-draw appliances unnoticed
How to fix it:
Sub-meter every site and bill monthly based on actual usage. Even modest changes here can dramatically improve net income without raising base rent.
2. Water Loss from Undetected Leaks
Older parks often have underground water leaks that go unnoticed for months—or years.
Signs include:
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Higher-than-expected utility bills
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Soft or muddy areas near lots
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Frequent “mystery” pressure issues
How to fix it:
Track water usage monthly and investigate spikes immediately. Proactive repairs are far cheaper than paying for wasted water indefinitely.
3. Maintenance Done Reactively Instead of Preventively
Emergency fixes are always more expensive than planned work.
Examples:
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Waiting until roads fail instead of sealing cracks
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Delaying tree trimming until storm damage occurs
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Running equipment until it breaks rather than servicing it
How to fix it:
Create a simple annual maintenance checklist. Even a basic preventive plan reduces emergency calls, overtime labor, and tenant frustration.
4. Owner Time That Isn’t Valued (But Should Be)
Many owners don’t account for their own labor:
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Handling rent issues
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Coordinating vendors
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Fielding after-hours calls
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Managing supplies and repairs
While this doesn’t show up as an expense line item, it absolutely affects the true profitability of the park.
How to fix it:
Start tracking how many hours you spend on the property each week. This gives you a clearer picture of whether the park is working for you—or the other way around.
5. Underpriced Monthly or Long-Term Lots
Long-term tenants provide stability, but rents often lag behind market reality.
This usually happens gradually:
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Small increases avoided to “keep the peace”
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Long-standing tenants paying far below market
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No formal annual review of rates
How to fix it:
Review rates annually and compare them to nearby parks. Small, predictable increases are easier on tenants than large corrections later.
Why This Matters — Even If You’re Not Ready to Sell
Fixing expense leaks improves:
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Monthly cash flow
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Property condition
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Tenant satisfaction
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Long-term property value
And if you ever decide to sell, a clean, well-run operation makes the process simpler, faster, and less stressful.
A Final Thought for RV Park Owners
Selling your RV park doesn’t have to mean handing it off to someone who ignores what you built. Whether you plan to sell next year or ten years from now, understanding how your park truly operates puts you in control.
If you ever want a second set of eyes on your operation—or simply want to talk through options without pressure—I’m always happy to have that conversation.