Campground Permits, Licenses and Zoning When Buying an RV Park
An RV park can look like a simple combination of land and guests, but it typically operates under a set of approvals: zoning that allows the use, campground or recreational vehicle park permits, health department approvals, water and wastewater permits and, for a camp store, permits tied to what is sold. Campground permits and licenses are frequently tied to the owner, the operator or the property’s condition, and they should not be assumed to transfer automatically when the park is sold.
This article is general information for buyers of existing, operating RV parks and campgrounds. Permit, licensing and zoning requirements vary widely by state, county and municipality. Buyers should work with qualified attorneys and, where appropriate, consultants familiar with local requirements. Nothing here is legal or regulatory advice.
Zoning and Permitted Use
Buyers should confirm that the park’s current use is allowed under local zoning, whether the park operates under a special or conditional use approval, and whether any conditions apply, such as limits on the number of sites, length of stay, seasons of operation or permanent structures. Some parks have operated for many years under older approvals, and changes in ownership or use may raise questions with local authorities.
Campground and Health Permits
- Operating permits: many jurisdictions require a campground or RV park permit, sometimes renewed regularly
- Health permits: bathhouses, pools, water systems and food service may require separate approvals and inspections
- Water and wastewater permits: private wells, water systems and septic or treatment systems may be permitted and monitored
- Other approvals: fuel or propane sales, alcohol sales or other regulated activities may need their own licenses
Because some approvals depend on system condition, buyers should coordinate permit review with inspections. See our article on RV park utilities and infrastructure.
Will the Permits Transfer?
Some permits may be transferable with notice or approval; others may require the buyer to apply on its own. The answer can depend on the type of permit, local rules and whether the buyer purchases assets or ownership interests in the selling company. Buyers should identify every approval early, determine with counsel what is needed for each one and build the timing into the purchase agreement and closing plan.
Length-of-Stay Rules and Long-Term Occupants
Some local rules limit how long guests may stay at a campground, and long-term occupancy may also bring landlord-tenant questions under state law. A park that has relied on long-term occupants should review whether that use fits its approvals. Our article on RV park site mix explains why this matters.
Camp Store and Amenity Approvals
Store sales, food service, pools, rental equipment and organized activities may each carry their own requirements. Our guide to campground ancillary revenue covers what buyers should review for each.
What to Request in Due Diligence
- Copies of all current permits, licenses and zoning approvals
- Recent inspection reports and any violations or correspondence
- Any conditions or restrictions attached to approvals
- Records of renewals and fees
Our RV park due diligence checklist covers the broader review.
How Lenders View Permits
Lenders typically want comfort that the park can legally continue operating after closing. Unresolved permit or zoning questions can delay financing or lead to additional conditions. Sellers can help by organizing permit records before going to market, as described in our article on how to sell an RV park.
US Professional Funding helps buyers finance the acquisition of existing, operating RV parks and campgrounds and can coordinate financing with the permit planning a purchase requires. Learn more about our RV park and campground acquisition financing.
