How to Start an RV Park or Campground: Zoning, State Licenses, Health Department Permits, and Everything You Need to Open Legally (2026 Guide)

1. Zoning and conditional use permits: your first and hardest step

Zoning is the gate that every other permit depends on. Until you have zoning approval, no other agency will accept your permit applications, no lender will finance construction, and no engineer will finalize site plans. This is the single most important thing to understand about the campground permitting sequence: zoning first, everything else after.

Most land suitable for campgrounds — rural acreage, agricultural land, forested property — is zoned for agriculture or low-density residential use, not for commercial recreation. Operating an RV park or campground on such land requires either a rezoning (changing the land's base zoning designation) or a conditional use permit (CUP), also called a special use permit (SUP) in some jurisdictions. The CUP allows a commercial use in an otherwise-incompatible zone, subject to conditions the planning commission imposes (fencing, landscaping buffers, hours of operation, maximum number of sites, etc.).

The CUP process typically involves: a pre-application meeting with the county planning department; submission of a site plan showing site locations, road layout, utility infrastructure, buffers, and drainage; staff review and a public notice period (adjacent property owners are notified); a public hearing before the planning commission; and a decision to approve, approve with conditions, or deny. Conditions imposed can significantly affect your business model — if the commission limits you to 50 sites when your business plan requires 100, the economics change materially. Attend neighboring jurisdictions' planning meetings before submitting to understand how similar applications have been received, and hire a local land use attorney for anything contested.

In some states, campgrounds in agricultural zones are treated as "by right" agricultural uses — Oregon's farm zone provisions and certain rural Texas counties, for example, have created relatively straightforward paths for agritourism-classified campgrounds. Research your specific county's ordinances before assuming you need a CUP; you may have an easier path than expected. Conversely, some coastal and mountain counties have become more restrictive in recent years in response to "glamping resort" development pressure from neighbors who prefer rural quiet.

2. State campground licensing: health department requirements

In most states, campgrounds and RV parks must be licensed by the state health department or an equivalent environmental/public health agency before they can open. The state campground license is the operating permit that says your sanitation, water supply, and site layout meet minimum public health standards. Operating without it is typically a misdemeanor, and state health inspectors conduct announced and unannounced inspections during the operating season.

State licensing requirements generally cover: minimum site size (many states specify minimum square footage per RV site, often 1,200–1,800 sq ft); sanitation facilities (flush toilets, handwashing stations, and showers per occupancy ratio); wastewater disposal (sewage hookups, dump station requirements, or approved septic system capacity); water supply (approved source, tested and meeting state standards); solid waste management (trash collection frequency); and vector control (rodent and pest management plans). Some states have separate licensing categories for RV parks versus tent campgrounds versus glamping/cabin resorts; others use a single license covering all types of recreational lodging.

Fees are approximate and change annually. Contact the issuing agency directly for current fee schedules. Many states charge by number of sites; larger parks pay higher fees.

3. Septic system design permits and wastewater requirements

For campgrounds not connected to a municipal sewer system — which describes most rural campgrounds — wastewater management is the most technically demanding and expensive permitting challenge. You need two types of wastewater management: an RV dump station (or full sewer hookups at individual sites) for RV holding tanks, and a septic system serving bathhouses, laundry facilities, and any other buildings.

4. Water system permits and Safe Drinking Water Act compliance

Water supply is a central health and regulatory issue for any campground. You have three options: connect to a municipal public water system (simplest, eliminates SDWA compliance); use a private well serving fewer than 25 people or fewer than 60 days per year (subject only to state well construction standards); or operate a well or water system serving 25 or more people for 60 or more days per year (a "public water system" subject to the federal Safe Drinking Water Act).

Most campgrounds with private wells meet the public water system threshold. A campground serving 50 RV sites at seasonal peak unambiguously serves 25+ people for 60+ days. This is not a gray area — the EPA's SDWA applies, and state primacy agencies (the state drinking water programs that administer SDWA under EPA delegation) will require you to register your water system, obtain an operating permit, and comply with monitoring and reporting requirements.

5. Fire safety: fire marshal inspections, campfire regulations, and propane

Fire safety for campgrounds involves three distinct regulatory layers: state fire marshal inspections of structures and electrical systems, local fire code requirements for campfire rings and open burning, and propane storage regulations.

6. ADA accessibility requirements for campgrounds

The Americans with Disabilities Act (ADA) applies to campgrounds that are "places of public accommodation" — this includes virtually all privately operated campgrounds open to the general public, regardless of size. Federal campgrounds on public lands are covered by Section 504 of the Rehabilitation Act and the Architectural Barriers Act, with similar practical requirements.

The 2010 ADA Standards for Accessible Design added specific provisions for outdoor developed areas, including camping facilities (Sections 1016 and 1011). These are the requirements that apply to campground design:

• Accessible RV sites: A percentage of RV sites must be accessible. The required percentage is 20% for campgrounds with fewer than 6 sites, and scales down to 5% for larger parks (with a minimum of one accessible site per park). Accessible RV sites must have: an accessible surface (firm, stable, and slip-resistant, typically asphalt or compacted gravel meeting ASTM F 2118 requirements); a minimum 8-foot wide accessible surface along the full length of the RV parking space; utility hookup heights within accessible reach range (no higher than 48 inches above the ground surface); and an accessible route connecting the site to accessible restrooms and amenities.
• Accessible tent sites: At developed tent camping areas, the same percentage requirements apply. Accessible tent sites require: an accessible surface of at least 14 feet by 14 feet for tent pad placement; an accessible picnic table (or level surface for table placement); fire ring or cooking facilities within accessible reach range; and connection to accessible routes.
• Accessible restrooms and showers: Campground resthouses and bathhouses must comply with the full ADA toilet room and shower room standards — accessible stall dimensions, grab bars, turning radius, knee clearance under sinks, and roll-in showers or accessible shower compartments with folding shower seats.
• Accessible routes: An accessible route (minimum 36 inches wide, maximum 5% running slope, maximum 2% cross slope) must connect accessible sites, accessible parking, restrooms, and amenities. On natural terrain, this is expensive to construct — plan accessible routes early in site design before other infrastructure is in place.
• Accessible recreation facilities: Pools, picnic areas, playgrounds, and fishing platforms all have ADA-specific accessibility requirements. Pools require a pool lift or sloped entry; playgrounds require accessible surfacing under equipment and accessible routes to play components; fishing platforms require accessible turning spaces and edge protection.

For new construction and alterations, full compliance with the 2010 ADA Standards is required. For existing campgrounds, the "readily achievable barrier removal" standard allows phased compliance, but courts and the DOJ have interpreted this broadly — if access improvements are technically feasible and the cost is not disproportionate to the overall resources of the business, they're required. The DOJ has brought enforcement actions against campgrounds and RV parks for ADA violations, and private suits by guests with disabilities are possible. Design accessibility into your site plan from day one; retrofitting is far more expensive.

7. Electrical hookup requirements: NEC Article 551

Every electrical hookup pedestal at an RV park must comply with NEC Article 551 (Recreational Vehicles and Recreational Vehicle Parks). This is the national standard adopted by most states, administered locally by the authority having jurisdiction (AHJ), typically the county building/electrical department. Electrical permits and inspections are required before any site is energized.

8. Environmental permits: stormwater, wetlands, and endangered species

Campground development on undeveloped land triggers multiple federal and state environmental permit requirements. Missing these can result in stop-work orders mid-construction and six-figure fines.

9. Startup cost breakdown

Here is a realistic cost estimate for a new 50-site RV park on undeveloped land. Costs vary significantly by location, site conditions, and amenity level.

Land cost dominates and varies enormously. A campground in rural Tennessee requires fundamentally different land investment than one in the Colorado Rockies or on the Oregon coast. Septic and electrical are the two largest non-land cost items and are frequently underestimated by first-time operators. The costs above assume a basic park with bathhouse amenities — a resort-style campground with a pool, playground, camp store, and event facilities will easily double these figures.

10. Revenue model: nightly rates, seasonal sites, and amenity revenue

A well-run campground or RV park has multiple revenue streams that together produce a resilient business model. Understanding the revenue architecture before you design the physical park allows you to optimize site mix and amenity investment.

11. Franchise vs. independent: KOA, Good Sam, and going it alone

The campground industry has one dominant franchise (KOA) and a looser affiliation network (Good Sam), with a growing ecosystem of boutique independent brands. Understanding the trade-offs is essential before you commit to either path.

12. Insurance requirements

A campground's insurance program must cover the unique liability exposures of outdoor hospitality: guest injuries on trails and playgrounds, vehicle accidents in the campground, pool drowning, fire spread from campfires, and environmental contamination from septic failures.

• Commercial general liability (GL): $1M per occurrence / $2M aggregate is the minimum; $2M/$4M is strongly recommended for parks with pools, playgrounds, equestrian facilities, or high seasonal peak volumes. GL covers bodily injury and property damage claims by guests on your premises. Standard GL policies include premises liability, products/completed operations, personal/advertising injury, and medical payments coverage. Campground-specific GL policies from K&K Insurance (Markel), Philadelphia Insurance Companies, or Great American Insurance Group include coverage extensions important for outdoor hospitality that standard GL policies may lack.
• Commercial property insurance: Covers buildings (bathhouses, camp store, maintenance buildings), equipment (golf carts, maintenance vehicles, mowers), and business property. Contents of buildings, outdoor furniture, and site amenities may need specific endorsements. Standard commercial property policies often have sublimits for outdoor property — confirm your coverage explicitly with your insurer.
• Umbrella / excess liability: A $1M–$5M umbrella policy over your GL and commercial auto policies. For campgrounds with higher liability exposures (pools, equestrian activities, adventure activities), $5M+ umbrellas are prudent. Umbrella coverage is relatively inexpensive relative to the protection it provides.
• Pollution liability: Campground GL policies typically contain pollution exclusions that would prevent coverage for: septic system overflows contaminating groundwater or nearby streams; fuel spills from maintenance equipment or guest vehicles; and propane leaks causing fire damage. A separate pollution liability policy (also called environmental impairment liability) fills this gap. Annual premiums for campground pollution liability typically run $2,000–$6,000 depending on site size and proximity to water features. This is frequently skipped by new operators and becomes a serious gap when a septic failure occurs.
• Workers' compensation: Required in virtually every state if you have employees. Seasonal workers (summer staff) are covered — don't assume seasonal employment creates an exemption. Workers' comp rates for campground employees typically run 3–6% of payroll, reflecting moderate injury exposure from outdoor maintenance work.
• Commercial auto: If your campground owns vehicles (golf carts, UTV/ATVs for maintenance, shuttle vans for airport transfers), they need commercial auto coverage. Personal auto policies do not cover vehicles used in a commercial business context.

13. Reservation technology and channel management

The campground reservation software market has evolved rapidly. In 2020, most small campgrounds still took reservations by phone and paper logbook. In 2026, guests expect instant online booking, site selection with map view, digital check-in, and receipt by email. Choosing the right technology stack affects your revenue, your operating efficiency, and the quality of your guest experience.

14. Step-by-step: opening an RV park or campground

1. 1. Identify and evaluate your site. Before any permit applications, evaluate prospective sites for: zoning (is the current zoning favorable, or does it require a CUP or rezoning?); soil suitability for septic (have a licensed soil scientist evaluate perc test potential); water supply options (proximity to municipal water, or feasibility of a well); wetlands and environmental constraints (get a wetland delineation and USFWS IPaC check); topography and flood plain status (FEMA flood zone maps, available at msc.fema.gov); utility availability (power, and how far to the nearest transformer); and road access for RVs (can Class A coaches and 40-foot fifth wheels navigate your driveway without obstacles?). Eliminate sites with fatal flaws — a site that requires rezoning against strong neighborhood opposition, has no viable septic option, or requires $200,000 in utility extensions may be viable in theory but a financial disaster in practice.
2. 2. Secure zoning approval. Apply for your conditional use permit or rezoning. Hire a local land use attorney and, if required, a traffic engineer to prepare a traffic impact study. Attend pre-application meetings with the planning department. Engage neighboring property owners early to address concerns proactively — opposition from neighbors is the most common cause of CUP denial. Plan 6–18 months for this process. Do not begin site engineering or construction until CUP approval is in hand.
3. 3. Complete site engineering. Engage a licensed civil engineer to prepare a site plan showing: RV site layout, road alignment, bathhouse location, utility corridors (water, sewer, electric), stormwater management facilities, ADA accessible routes, and setbacks from property lines and sensitive features. The site plan must meet state campground regulations (minimum site sizes, sanitation ratios, etc.) and local zoning conditions. This plan is the basis for your building permit, electrical permit, septic permit, water system permit, and state campground license applications.
4. 4. Apply for environmental permits. File for NPDES construction stormwater coverage, Section 404 wetlands permits (if needed), and any state environmental permits. Start these early — 404 permits can take 6–18 months. Conduct an ESA species check. These permits must be in hand before ground is broken.
5. 5. Apply for building, septic, water, and electrical permits. With your site plan finalized, submit permit applications to the county building department (buildings and structures), county health department (septic system construction permit), state drinking water program (water system operating permit, after well installation and testing), and county electrical department (NEC Article 551 electrical hookup system). These permits can often be applied for concurrently — work with your engineer to identify any sequencing dependencies in your jurisdiction.
6. 6. Construct and pass inspections. Develop your site per the approved plans. Key inspection milestones: septic system inspection before backfilling; well water testing (4–8 week lab timeline); electrical inspection of pedestal wiring before energizing; building final inspections; and fire marshal inspection. Maintain your SWPPP inspection log throughout construction. Do not open to guests until all inspections are passed — operating with failed inspections is a regulatory violation and a significant insurance exposure.
7. 7. Apply for and receive your state campground license. With construction complete and inspections passed, submit your state campground license application to the state health department with your site plan, inspection records, water test results, and applicable fee. A state sanitarian will inspect the facility. Address any deficiencies identified in the inspection promptly — license issuance depends on passing this inspection.
8. 8. Set up technology and marketing. Configure your reservation software (Campspot or RoverPass), build your direct-booking website, claim your Google Business Profile and Hipcamp listing, and load up your site with photos and accurate amenity information. Set your opening-season pricing with dynamic pricing enabled from day one. Pursue early reservations with a pre-opening promotion — a first-season discount for guests who book before opening day builds your review base and cash flow before you open.

Frequently asked questions

Official Sources

• EPA: Safe Drinking Water Act Overview
• EPA: Stormwater NPDES Permits
• EPA: Wetlands Regulatory Authority (Section 404)
• NFPA 1194: Standard for Recreational Vehicle Parks and Campgrounds
• NFPA 70 (NEC) Article 551: RV Park Electrical Requirements
• ARVC: National Association of RV Parks and Campgrounds
• SBA: Apply for Licenses and Permits
• ADA.gov: ADA Standards for Accessible Design
• Florida DBPR: Transient Public Lodging Establishments
• California CDPH: Recreational Health
• Texas DSHS: Campground Licensing
• KOA Franchising Information