General Liability Insurance
Responds to guest injuries on sites, roads, pools and common areas.
How it worksLodging
Insurance for RV Parks
Coverage for the sites, the hookups, the stored rigs and the people who call your park home for a season.
One application, shopped to our A-rated carrier network. Number of offers depends on carrier appetite for your class, state, and loss history.
What insurance does an RV park need?
An RV park typically needs general liability for sites, roads, pools and dump stations, commercial property for clubhouses, bathhouses and utility infrastructure, care-custody-control coverage for stored RVs, workers’ compensation, cyber and an umbrella. Electrical, water and sewer hookups and the line between transient guests and long-term residents set RV parks apart.
- Typical coverages
- General liability; Commercial property; Stored-vehicle coverage; Workers’ compensation; Cyber; Umbrella
- Who requires it
- Lenders; State or local licensing; Storage customers; State law (workers’ compensation)
- What drives cost
- Site count and hookups; Pools and clubhouses; RV storage; Long-term residents; Propane sales
- Typical limit structure
- Liability is commonly $1M per occurrence / $2M aggregate with an umbrella; storage limits should reflect the value of vehicles held at one time.
- Where we place it
- Provident Financial Group is an independent insurance agency. Lodging risks are quoted through our agency across our carrier network. We are licensed in New Jersey, New York, Connecticut, Vermont, Massachusetts, Delaware, Maryland, Pennsylvania, Virginia, North Carolina, South Carolina, Georgia, Florida, Ohio, Michigan, Kansas, Kentucky, Texas, California, Arizona, Nevada, Washington, D.C. and Indiana.
What underwriters look at
RV parks rent sites with utility hookups — electricity, water and sewer — to travellers who bring their own lodging on wheels. The park’s infrastructure is the product, and failures in electrical pedestals, propane systems or sewer lines can damage guests’ rigs or start fires.
Many parks also store RVs, boats and trailers for owners between trips. Once the park holds a customer’s vehicle, it takes on care, custody and control exposure that standard general liability excludes, so storage needs specific coverage.
The mix of guests matters. Transient travellers, snowbirds staying a season and year-round residents can fall under different laws. Long-term residents may be protected by landlord-tenant or mobile home park statutes, which changes removal procedures and how the park is underwritten.
Electrical and propane fires
Faulty pedestals or propane systems can damage RVs and spread fire.
Stored RV damage
Storms, theft or vandalism damage rigs in the park’s custody.
Road and speed injuries
Golf carts, bikes and vehicles share narrow park roads.
Long-term resident disputes
Residents may claim tenant protections during removal.
Legal and contract requirements to know
- RV parks are often licensed or inspected by state or local health departments for water, sewer and sanitation.
- Electrical pedestals and propane sales are subject to state and local codes.
- Long-term residents may be governed by landlord-tenant or mobile home park laws, which vary by state.
- Workers’ compensation is required under state law for park employees.
How the lodging exposures apply to an RV park
| Exposure | Relevance | What it means for this class |
|---|---|---|
| Liquor liability and dram shop | Situational | Clubhouse events or store sales with alcohol add liquor exposure. |
| Pool, hot tub and spa | Recommended | RV resort pools and hot tubs need fencing, rules and drain covers. |
| Innkeeper's liability (guest property) | Situational | Guests’ property is usually in their own RVs; innkeeper rules may not apply, but stored RVs are in the park’s custody. |
| Franchise brand insurance requirements | Situational | Some parks join affiliated networks with requirements. |
| Assault and battery; human trafficking liability | Situational | Clear policies and staff awareness still matter. |
| Shuttle and courtesy vans; valet and garagekeepers | Situational | Park vehicles and any RV moving services need auto and custody coverage. |
| Equipment breakdown (boilers, HVAC, elevators, laundry) | Recommended | Electrical pedestals, pumps and sewer systems are critical infrastructure. |
| Business income and seasonality | Recommended | Snowbird and summer seasons drive revenue. |
| Named storm and wind | Recommended | RVs and parks are vulnerable to wind and named storms. |
| Cyber and PCI (booking systems, guest data) | Situational | Reservation and payment systems hold guest data. |
| Employment practices (high-turnover hourly staff) | Situational | Small staffs still face employment claims. |
| Workers' compensation | Core | Classification varies by state; building-operation classes such as 9015 are common. |
Innkeeper’s liability for guest property
RV guests bring their own lodging, so their belongings usually stay in their custody. Innkeeper statutes may not apply to RV sites at all, depending on state law.
Stored RVs are different: once the park holds a customer’s vehicle, care-custody-control exposure applies and needs coverage written for it.
Innkeeper’s liability is set by state statute and the details differ from state to state. Confirm your state’s current requirements with counsel or a licensed agent — start with your state’s hotel & lodging page below.
Real claim scenarios
Pedestal surge damages an RV
A faulty electrical pedestal damages a guest’s rig. Liability may respond.
Hail damages stored RVs
Storage coverage terms decide payment.
Golf cart collision on park roads
A guest is injured; coverage depends on who owns the cart.
Resident removal dispute
A long-term resident claims tenant rights; legal advice is needed.
What lenders, brands and clients demand
- Lender requirements
- Storage agreements defining responsibility
- Licensing conditions
- Event partners requesting certificates
Limits and deductibles
Storage limits should reflect peak stored values; review wind and hail deductibles.
Transient guests vs long-term residents
Long-term residents may be governed by landlord-tenant or mobile home park laws. Parks that also house manufactured homes should review those pages and their state’s rules.
Hotel & lodging rules by state for rv parks
Each state page covers that state’s innkeeper’s liability law, liquor licensing posture, pool-safety code and lodging-tax treatment.
The coverage stack for rv parks
Most owners in this class start here. A licensed agent will confirm what your contracts, state, and payroll actually require.
Commercial Property Insurance
Covers clubhouses, bathhouses, utilities and equipment.
How it worksWorkers' Compensation Insurance
Covers maintenance, office and seasonal staff.
How it worksCommercial Auto Insurance
Covers park vehicles.
How it worksCyber Liability Insurance
Covers booking and payment data.
How it worksCommercial Umbrella Insurance
Adds limits above liability.
How it worksWhat it typically costs
RV park insurance costs depend on site count, amenities, storage operations and resident mix.
| Business size | What drives the cost at this size |
|---|---|
Small transient park | Basic hookups and few amenities keep exposure contained. |
RV resort with pool and clubhouse | Amenities add liability and property values. |
Park with RV storage and long-term residents | Storage and residents add custody and legal exposure. |
Pricing is set by each carrier and varies by state, limits, payroll, and loss history — this is not a quote.
What moves your premium
- Number of sites and hookup types
- Pools and clubhouses
- RV and boat storage
- Share of long-term residents
- Propane sales
- Loss history
RV Parks insurance questions
Workers' comp class codes for this work
These are the classifications most often used to rate this kind of work. Final assignment always comes from the carrier's underwriter.
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