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Process

What Buyers Look for During RV Park Due Diligence

Nothing here should be a surprise. Read this before you go under contract, and you'll know what's coming and what to prepare.

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Financial verification

  • Trailing twelve to thirty-six months of revenue and expenses, monthly where possible
  • Bank statements reconciled against reported income
  • Tax returns for the property or owning entity
  • Current rent roll with tenancy type, rate, start date and balance owed
  • Reservation reports and deposit ledgers
  • Prepaid seasonal rent and security deposits held
  • Delinquency history and write-offs
  • Utility billback arrangements and collection rates
  • Property tax bills and any pending assessment changes
  • Insurance declarations, premiums and loss history
  • Payroll records and staffing structure by season
  • Vendor contracts and service agreements

Physical and infrastructure review

  • Site count verified on the ground — usable, capped, occupied and out of service
  • Site sizes, pull-through availability, pads and hookups
  • Electrical service: amperage per site, pedestal condition, panel and feeder capacity
  • Water source, capacity at peak occupancy, storage, pressure and line material
  • Well documentation, testing history and compliance status where applicable
  • Wastewater system type, capacity, permits, service records and known failures
  • Lift stations, controls, alarms and backup power
  • Roads, drainage and parking surfaces
  • Buildings: clubhouse, office, laundry, restrooms, showers, maintenance shop
  • Pool and spa equipment, condition and any code items
  • Park models, cabins and park-owned units — ownership, condition and titling
  • Storage areas, fencing, lighting and signage

Legal, title and land use

  • Title commitment, easements, encroachments and access
  • Survey and legal description
  • Zoning classification and whether current use is conforming
  • Permits and certificates for improvements, especially older ones
  • Floodplain status where applicable
  • Any pending litigation, liens, code matters or agency correspondence
  • Long-term resident agreements and any arrangements that bind a new owner
  • Existing loan documents where a structure involves them

Operations and demand

  • Where guests come from and how they book
  • Repeat and returning seasonal guest counts
  • Online reviews and reputation
  • Competing parks nearby and their rates
  • Rate history and when increases were last taken
  • Staffing model, key employees and whether they intend to stay
  • Software, systems and what transfers at closing

How to make it go smoothly

  • Assemble the financial package before you go under contract, not after
  • Disclose known problems in writing at the start
  • Give one point of contact and answer promptly — silence reads as a problem
  • Agree in advance how site visits and inspections will handle confidentiality
  • Keep operating the park normally throughout

The sellers who come through due diligence with their price intact are almost never the ones with perfect properties. They are the ones who told the truth early and had their paperwork ready.

Educational information only. This page is general commentary about buying and selling RV parks in Arizona and is not legal, tax, engineering, environmental, appraisal or accounting advice, and not an offer to purchase. Requirements vary by property, county, municipality and water provider, and they change over time. Confirm anything that affects your property with the applicable Arizona agency and with your own attorney, CPA and licensed professionals.

FAQ

Questions Arizona owners ask about this

How long does due diligence usually take?

It varies with the property and the documentation. Parks with organized records and straightforward utilities move faster; parks requiring well testing, wastewater evaluation or reconstructed financials take longer. Timing is negotiable and should be discussed before the contract is signed.

Will my residents and staff find out?

Not necessarily. Inspections can often be scheduled discreetly and framed as routine maintenance or insurance work. Tell the buyer confidentiality matters to you and agree on how site visits will be handled.

What causes deals to fall apart in due diligence?

Almost always something the seller knew but did not mention: a wastewater limitation, a rent roll that doesn't match deposits, an unrecorded arrangement with a resident. Disclosed problems get priced. Discovered problems break trust.

Can I keep operating normally during due diligence?

Yes, and you should. Keep taking reservations, keep collecting rent, keep maintaining the property. The purchase agreement will usually address what you can and cannot change during the period.

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