RV parks and campgrounds occupy a unique niche in the commercial insurance landscape. Unlike mobile home parks — where tenants have long-term leases and a more settled relationship with the property — RV parks deal with transient guests who may stay for a single night, a week, or an entire season. That transient nature creates insurance challenges that standard commercial property and liability policies are often ill-equipped to handle.
The Transient Guest Problem
When a guest at your RV park suffers an injury or property damage, you may face liability regardless of whether the guest's own negligence contributed to the incident. Transient guests — unlike long-term tenants — are less familiar with your property, may have impaired judgment (particularly at destination campgrounds where alcohol consumption is common), and are more likely to wander into areas that are not intended for guest access.
General liability insurance for RV parks and campgrounds must be structured to address this transient population. Your policy should specifically cover guest injuries in common areas, injuries arising from the use of hookup equipment (electrical pedestals, water connections, sewer dump stations), recreational amenity injuries at pools, game courts, and nature trails, and property damage caused by other guests or park operations.
Electrical Hookup Liability
Electrical hookup liability is one of the most significant and least understood exposures for RV park owners. Modern recreational vehicles draw substantial electrical loads, and substandard or deteriorating electrical infrastructure creates genuine electrocution and fire risk. When a guest's RV is damaged or a guest is injured due to a faulty electrical pedestal, park owners face significant liability.
The standard of care for electrical infrastructure in RV parks is well-established: GFCI protection on all pedestals, regular testing and maintenance by licensed electricians, documented inspection records, and prompt replacement of damaged or aging equipment. Parks that fail to meet this standard — particularly after receiving complaints about electrical issues — face not only negligence liability but potentially punitive damages.
Your GL policy should specifically include coverage for electrical hookup liability, and you should confirm with your insurance professional that your policy does not contain exclusions that would eliminate this coverage in the event of an electrical incident.
Property Coverage: What Needs to Be Insured
RV park property coverage needs are somewhat different from traditional mobile home parks. Common insurable property at an RV park includes the reception and registration building, bathhouse and restroom facilities, laundry facilities, camp store or convenience facilities, recreational amenities (pools, courts, playgrounds), utility infrastructure (electrical distribution, water, sewer), and any rental units (cabins, glamping accommodations, park-model RVs) that you operate directly.
The rising popularity of 'glamping' — glamorous camping with premium accommodations like safari tents, yurts, and deluxe park-model units — has expanded the insurable property profile for many RV park operators. Premium accommodations represent significant per-unit investment and should be covered at replacement cost with appropriate contents coverage.
Seasonal Operations and Coverage Gaps
Many RV parks and campgrounds operate seasonally, closing during winter months when weather conditions make camping impractical. Seasonal closures create specific insurance considerations that park owners must address proactively.
First, vacancy or seasonal closure does not typically reduce your liability exposure — a vandal who is injured on your property during the off-season may still have a claim. Many commercial liability policies include vacancy clauses that limit coverage after extended periods of non-occupancy. Review your policy language carefully and discuss your operating season with your insurance agent.
Second, property losses during the off-season — particularly water damage from frozen pipes, theft, and vandalism — may be more severe because they go undetected longer. Maintain adequate property coverage throughout the year, not just during operating season, and consider regular off-season inspections to catch losses early.
Workers Compensation for Park Staff
RV park and campground operations typically require year-round or seasonal employees: maintenance technicians, front-desk staff, groundskeepers, and sometimes food service or retail employees. Workers compensation insurance is required in virtually all states for employers with any employees, and the penalties for operating without it can be severe.
Workers comp covers medical costs and lost wages for employees injured on the job. For RV park operations, common workers comp claims include injuries from maintenance work (falls, equipment injuries, electrical exposure), groundskeeping injuries (equipment accidents, repetitive stress), and guest-service injuries. Maintain a documented safety program, conduct regular safety training, and report all workplace injuries promptly to keep your workers comp experience modification factor manageable.
Liquor Liability and Event Coverage
Many RV parks host community events — holiday gatherings, themed weekends, outdoor concerts — that involve alcohol service. Liquor liability coverage is essential if your park serves or allows the sale of alcoholic beverages at any event. Host liquor liability covers your exposure when alcohol you served contributes to a guest's injury or third-party harm.
Special event coverage may also be appropriate for larger gatherings. Standard GL policies may exclude coverage for events above a certain attendance threshold, and you should discuss your event programming with your insurance agent to ensure adequate coverage.
Contractors Choice Agency has been helping RV park and campground operators secure the right coverage for over 20 years. Our team understands the unique risk profile of transient-guest operations and can structure a comprehensive program that protects your investment. Call 844-967-5247 for a free consultation.