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An Advanced Tutorial for building an RV Park

Everything you need to know is in the guide

Build an RV Park for half the cost of buying one!

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A step by step guide to RV Park riches

Save hundreds of thousands of dollars using this manual

Why overpay for an existing RV Park when you can build it yourself for half the cost of high-priced RV Parks for sale.

 

This manual is based on the RV Park I built and the passive income stream it created.

PROVEN RV PARK BUSINESS MODELS

THE BUSINESS MODELS you need to know

Find out what makes money and what's merely an added service. Discover multiple revenue streams and key drivers to success with the right business model. It's all laid out for you (Chp. 6).

    Actual P&L statements of successful RV Parks included for your review

    Review the financials of RV parks from 40 lots to 200 lots and learn how profitable you could be with your own RV Park!

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    SHOWN BELOW ARE ALL THE CHAPTERS

     
    Every topic covered in the book is presented here for your review.

    Table of Contents

    Chapter 1 RV PARKS AS AN INVESTMENT

    • WHAT DO DEMOGRAPHICS TELL US? 15

    • COST OF HOMEOWNERSHIP 16

    • COST OF VACATIONS 17

    • PEAK 65: WHAT IS THIS? 18

    • WHO STAYS AT RV PARKS? 19

    Chapter 2 RV PARK MATH

    • Actual Park Profit and Loss Statements 21

    • EXAMPLE A 22

    • EXAMPLE B 23

    • EXAMPLE C 24

    • EXAMPLE D 25

    • EXAMPLE E 26

    • EXAMPLE F 27

    • COST OF OWNERSHIP 28

    • MONTHLY EXPENSES ONGOING 28

    • EXIT STRATEGIES 29

    Chapter 3 BUILD VERSUS BUY

    • DOES BUILDING A PARK COST LESS THAN BUYING A PARK? 30

    • REACHING STABILIZATION AT A NEW PARK 30

    • ACQUISITION COST OF BUYING PARKS 31

    • CAPITALIZATION RATE = NET OPERATING INCOME / PURCHASE PRICE 31

    • HOW MANY LOTS ARE NEEDED TO BE SUCCESSFUL 32

    • EXPANDABILITY 32

    • MARKET VALUE OF EXISTING PARKS IN TODAY'S ENVIRONMENT 33

    • BUY VERSUS BUILD CONCLUSION 34

    Chapter 4 YOU'VE DECIDED TO BUILD A PARK

    • FINANCIAL CONSISTENCY OF RV PARKS 35

    • TOP FIVE REASONS WHY I LIKE RECREATIONAL PARKS: 36

    Chapter 5 TARGET AUDIENCE

    • RVer DYNAMICS 38

    • SOCIAL STATUS AMONG RVers 38

    • WHO STAYS AT RV PARKS 39

    • SENIOR ONLY PARKS 39

    Chapter 6 PARK BUSINESS MODELS

    • WHAT TYPE OF PARK CAN YOU BUILD? 40

    • DESTINATION VS. ALL OTHER PARKS 40

    • TRENDS IN LIVING AND VACATIONERS 41

    • TRENDS IN TRAILER CONSTRUCTION 41

    • ABSENTEE OWNERSHIP: RV PARKS RUN THEMSELVES 41

    • HANDS ON VS PARK MANAGER 42

    • LOT SIZE AS A FUNCTION OF SUCCESS 43

    • AMENITIES: FEATURES WITH NO PAYBACK 43

    • BUSINESS MODELS 44

    • REVENUE STREAMS 45

    • TYPES OF RATES 45

    • ELECTRICITY SALES 45

    • EXTRA PARKING 45

    • STORAGE 46

    • STORE SALES / POINT OF SALE (POS) 46

    • LAUNDRY FACILITIES 46

    • A WORD ABOUT RV RENTALS 47

    Chapter 7 SITE SELECTION

    • SITE SELECTION 48

    • SIZE MATTERS 48

    • ACHIEVABLE DENSITY 48

    • MINIMUM ACREAGE REQUIRED 49

    • LOCATION: GENERAL AND SPECIFIC 49

    • TRAFFIC COUNTS: VEHICLES PER DAY 50

    • PUBLIC UTILITIES / PRIVATE OFF GRID UTILITIES 50

    • LOCATION'S EFFECT ON ADVERTISING COSTS 51

    • DEVELOPMENT COSTS OF RAW LAND 51

    • LAND COST 52

    • COST PER LOT 52

    • ESTIMATED BUILD COST PER LOT 52

    Chapter 8 SITE DUE DILIGENCE

    • SITE ACQUISITION DUE DILIGENCE 54

    • ZONED AND UN-ZONED PROPERTY 56

    • ZONING IN PLACE VERSUS FACE THE PLANNING COMMMISSION 56

    • INFORMAL MEETING WITH PLANNING COMMISSION DIRECTOR 57

    • LAND PURCHASE CONTRACT CONTINGENT ON ZONING APPROVALS 57

    • WETLANDS, STORM WATER RUN-OFF AND OVERALL GOOD DRAINAGE 58

    • PROTECTED SPECIES 58

    • PROTECTED TREES 58

    • SITE REVIEW CHECK LIST 60

    Chapter 9 DEFINING THE PARK TO BUILD

    • PARK DESIGN 61

    • IDEAL NUMBER OF LOTS 62

    • AMENITIES 62

    • MAILBOX STATION 63

    • EXAMPLE PARK LAYOUT 64

    • CLUBHOUSE FLOOR PLAN EXAMPLE 66

    • LAUNDRY 67

    • EQUIPMENT SELECTION 68

    Chapter 10 DESIGN

    • HIRING A CIVIL ENGINEER 69

    • ENGINEERED PLANS 69

    • LOT DESIGN 71

    • SETBACKS 72

    • DETENTION PONDS, STORM WATER RUN OFF & DRAINAGE CALCULATIONS 74

    • ROAD DESIGN 76

    • DRIVEWAY TURNOUT DESIGN 77

    • OVERALL SITE DESIGN 78

    • LOT LAYOUT DIAGRAM 79

    • SEWER SYSTEM LAYOUT 80

    • PRIMARY WATER ENGINEERING LAYOUT 81

    • SECONDARY WATER LAYOUT 82

    • PRIMARY ELECTRIC ROW 83

    • PRIMARY ELECTRIC LAYOUT 84

    • TRANSFORMER STUB UP REQUIREMENTS 86

    • METERED SUB-STATION DESIGN 87

    • SECONDARY ELECTRIC LAYOUT 89

    • POWER PEDESTALS: 90

    • HOME RUNS VS. DAISEY CHAINS 90

    • METERED VERUS NON-METERED PEDESTALS 90

    • RV CONNECTIONS – UTILITIES CLUSTER 91

    • POSITIONING TO LOT 91

    • INTERNET / CABLE LAYOUT DESIGN 92

    • CLUBHOUSE DESIGN – FLOOR PLAN, ELECTRICAL & PLUMBING 93

    • PARK LIGHTING 95

    • LANDSCAPE DESIGN 96

    Chapter 11 APPLYING FOR RV PARK ZONING

    • STATE, COUNTY & CITY GOVERNANCE 97

    • ZONING CHANGE REQUESTS 97

    • COPY OF ZONING ORDINANCES 98

    • VARIANCES NEEDED 98

    • TRAFFIC IMPACT STUDY 98

    • PLAN SUBMISSION 99

    • PRE-SUBMISSION 99

    • DEFICIENCIES 100

    • ZONING APPROVED 101

    • NOTICE OF ACTION – ZONING STATUS LETTER 10

    Chapter 12 PERMITING

    • REQUIRED PERMITS 102

    • DEATH BY EXPIRED PERMIT 102

    • INSPECTIONS 103

    • RV PARK PERMIT APPLICATION 105

    • RV PARK MASTER PERMIT 106

    • PERMIT TO BUILD A SPILLWAY INTO STATE RIGHT OF WAY 107

    • COMPLETION BOND REQUIRED 108

    • RELEASE OF BOND 109

    • DRIVEWAY PERMIT 110

    • BUILDING DEPARTMENT APPROVED PLANS 111

    • ELECTRICAL PERMIT 112

    • PLUMBING PERMIT 113

    • HEALTH DEPARMENT PERMIT 114

    • ENVIRONMENTAL MANAGEMENT PERMIT 114

    • PERMIT/PERMISSION TO DISCHARGE INTO A STATE RIGHT OF WAY 115

    • CBMPP – BEST PRACTICES 116

    Chapter 13 CONSTRUCTION

    • BE THE GENERAL CONTRACTOR 119

    • CHOICES THAT AFFECT CONSTRUCTION COSTS 120

    • CHOICES THAT AFFECT PROPERTY TAX ASSESSMENTS 120

    • CONTRUCTION PLANNING: PHASED VERSUS WHOLE PARK 121

    • SUPPLY CHAIN MANAGEMENT 121

    • ORDER OF CONTRUCTION 122

    • ORDER OF CONSTRUCTION OUTLINE 123

    • AS-BUILT – DOCUMENTED 124

    • PRE-CONSTRUCTION LAND CLEARING 124

    • PRE-CONSTRUCTION EROSION CONTROL 126

    • PRE-CONSTRUCTION CONSTRUCTION 127

    • DETENTION WEIR CONSTRUCTION 131

    • STATE HIGHWAY RIGHT-OF-WAY SPILLWAY CONSTRUCTION 133

    • COMPLETION OF PRE-CONSTRUCTION CONSTRUCTION. 140

    • RE-VEGETATION OF DISTURBED AREAS 141

    • INITIAL GRADING / REMOVAL OF BIOMASS 144

    • PARK ENTRANCE – TURNOUT CONSTRUCTION 145

    • PRIMARY ELECTRIC INSTALLATION 147

    • PRIMARY SUB-STATION INSTALLATION 149

    • ELECTRIC COMPANY TRANSFORMER INSTALL 152

    • PRIMARY SUB -STATION METERED & "HOT" 153

    • PRIMARY WATER SOURCE: "4 DEEP WELLS 153

    • ROAD CONSTRUCTION 160

    • CENTRAL SEWER SYSTEMS INSTALLATION 165

    • SECONDARY ELECTRIC INSTALL 168

    • RV PEDESTAL INSTALLS 178

    • SECONDARY SEWER TO EACH LOT 181

    • SECONDARY WATER INSTALLATION 183

    • RV PAD AND PATIO BUILD 185

    • LANDSCAPING AND LOT FEATURES 193

    • MAILBOX STATION 194

    • INTERNET & TV CABLE 195

    • FENCE UPGRADE 197

    • TRASH SERVICE 198

    • OPEN FOR BUSINESS – PHASE 1 & PHASE 2 COMPLETE 199

    Chapter 14 REDUCING CONSTRUCTION COSTS

    • CONSTRUCTION EQUIPMENT: BUYING VERSUS RENTING 200

    • CONSTRUCTION EQUIPMENT SOURCED ON MARKETPLACE 202

    • CONSRUCTION MATERIALS 205

    • SPECIALTY TOOLS 208

    • PARK FURNISHING – SOURCED ON MARKETPLACE 210

    Chapter 15 MAKING A HIGH-QUALITY PARK

    • MINIMUM PARK STANDARDS 214

    • RV AGE LIMITS 214

    • VEHICLE STANDARDS 214

    • APPLICANT INTAKE PROCESS 215

    • MEET AND GREET 215

    • BACKGROUND CHECKS 215

    • CREDIT CHECKS AND PROOF OF INCOME 216

    • MAINTAIN LOT APPEARANCE 216

    • ITEMS NOT ALLOWED AT LOT 216

    • MAINTAINING RV APPEARANCE 216

    • PET MANAGEMENT STANDARD 217

    • EXCLUDED PETS 217

    Chapter 16 PARK OPERATIONS

    • DAILY OPERATIONS 218

    • CASH MANAGEMENT 218

    • ROUTINE MAINTENANCE 218

    • PARK POLICIES 220

    • TERMS AND CONDITIONS AND GUEST AGREEMENT 221

    • ZERO TOLERANCE POLICY 221

    • RISK ASSESSMENT & MITIGATION 221

    • EMERGENCY RESPONSE MANAGEMENT & PREPAREDNESS PLAN 222

    • PARK MANAGERS & CAMP WORKERS 222

    • SECURITY 222

    Chapter 17 PROBLEM GUEST SCENARIOS

    • UNAUTHORIZED BUSINESS ACTIVITIES BY GUESTS 223

    • BOARDERS AND LIVE-INS 223

    • TRAFFICING OF ANY KIND 223

    • BEHAVIORS THAT DISTURB OTHER GUESTS 224

    • STATE CODE: REMOVAL OF GUESTS 224

    • NOTICE TO VACATE 224

    Chapter 18 KEYS TO SUCCESSFUL MARKETING

    • BUILDING A WEBSITE 225

    • RESERVATION SOFTWARE 226

    • DIGITAL ASSETS 227

    • PORTALS AND CLUBS 227

    • SALES TRAFFIC DRIVES 228

    • FREE DIRECTORIES 228

    • TRADE ASSOCIATONS, JOURNALS AND CONFERENCE SHOWS 228

    Chapter 19 BUILD A TOP PERFORMING WEBSITE

    • SEARCH ENGINE OPTIMIZED 230

    • HOW WE DID IT - DIGITAL MASTERY: 1.000+ Hits per Month - No Advertising 230

    • DESIGN FOR ORGANIC 232

    Chapter 20 RATES & PRICING STRATEGIES

    • SETTING RATES 233

    • PRICING STRATEGY 233

    • ALL INCLUSIVE PRICING 233

    • ELECTRICITY EXTRA PRICING 233

    • MORE ARGUMENTS FOR ELECTRICITY OVERAGE PRICING. 234

    • DYNAMIC PRICING 234

    • DISOUNTS OFFERS 234

    • ADDITIONAL CHARGES 235

    Chapter 21 SURPRISES YOU DON'T SEE COMING

    • UPSIZING ELECTRICAL CONDUIT 236

    • SEPTIC TANKS CAN FLOAT 237

    • EROSION HAPPENS 237

    • VERIFY CONTRACTOR RECOMMENDATIONS 238

    • WORK CLOSELY WITH THE ENGINEER YOU HIRE 238

    • ENGINEERS WHO DON'T COMMUNICATE WELL 238

    • QC ENGINEERED PLANS BEFORE ACCEPTANCE 239

    • GETTING A SECOND OPINION 239

    • IMPACT FEES AND CONTRIBUTION COSTS 239

    • HIGHSPEED INTERNET PROMISES 240

    • MIXED USE NOT ALLOWED 240

    Appendix: FORMS, AGREEMENTS & RULES

    • LOT RESERVATION & INTAKE FORM 242

    • GUEST LODGING RENTAL AGREEMENT 243

    • EMERGENCY RESPONSE MANAGEMENT & PREPAREDNESS PLAN 249

    • STATE LEGISLATIVE CODE: REMOVAL OF GUEST 252

    • NOTICE TO VACATE FORM 254

    TOP FIVE REASONS I BUILT MY OWN RV PARK

    “After hectic entrepreneurial careers in medical device manufacturing, biotech drug discovery and commerical real estate, I searched for a profitable, relaxed, and reliable source for passive income because I didn't want to work ANY more. The result was to build my own RV park and not pay the high asking prices of existing RV  parks for sale. I'm so glad I did!”

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    Here's why I did it:

    REASON # 1

    It's mailbox money

    REASON # 2

    You're renting "time and space"

    REASON # 3

    You own the Utilities

    REASON # 4

    Customers are "Guests" not tenants

    REASON # 5

    RV parks are consistent money makers

    REASON # 6

    Most customers are "cash pay",

    that means no merchant fees or checks to cash

    Here's your mailbox money

    My plan is real world tested, proven and now its yours. 

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