Due diligence is not the time to become an electrician, septic expert, engineer, accountant, or attorney. You’re responsible for understanding what you’re buying — but that doesn’t mean inspecting and interpreting everything yourself.
One of the smartest things a buyer can do during due diligence is recognize where professional expertise is needed. You can walk the campground, look at the sites, review reports, ask questions, and notice things that concern you. But some systems require training, licensing, specialized equipment, or professional judgment to evaluate correctly. That’s where your due-diligence team comes in.
Professionals you may need
The exact team depends on the campground — its systems, age, location, and what’s discovered along the way.
- Building / property inspector — buildings, roofs, foundations, plumbing, HVAC, structural condition, and visible safety concerns. A park may have multiple buildings, cabins, bathhouses, stores, and rental units, so make sure the inspector understands the full scope.
- Electrician — pedestals, panels, breakers, distribution systems, transformers, wiring, available capacity, and code concerns. Especially important in older or expanded parks.
- Septic professional — tanks, drain fields, pump systems, lift stations, maintenance history, capacity, and signs of failure or saturation. Septic problems get expensive fast; don’t rely on what you can see from the surface.
- Well / water-system professional — well condition, pumps, pressure, flow, water quality, storage, and distribution. Water testing may also be required.
- Licensed plumber — bathhouses, water and sewer lines, hot-water systems, fixtures, leaks, and pressure. Campgrounds can have hundreds of connections across a large property.
- General or specialized contractor — when an inspection finds a larger concern, helps determine scope, cost, timing, and whether it’s routine maintenance or something more significant.
- Surveyor — boundaries, acreage, easements, encroachments, and road access. Don’t assume fences, roads, or campsites match the legal lines.
- Environmental professional — site assessments, underground storage or fuel tanks, contamination concerns, and wetlands. Your lender or attorney may recommend specific environmental work.
- Appraiser — usually required by your lender for underwriting. It is not a replacement for your own inspections.
- Attorney — purchase agreement, title, easements, leases, contracts, entity structure, closing documents, and your due-diligence deadlines and rights. Don’t expect your inspector or broker to give legal advice.
- Accountant or CPA — tax returns, P&Ls, expense classifications, payroll, add-backs, inconsistencies, and tax considerations. A park can look profitable on paper while needing explanation to show the true operating picture.
YOU MAY NOT NEED EVERYONE ON THIS LIST
A newer campground on municipal water and sewer needs a very different team than a 50-year-old park with several wells, multiple septic systems, cabins, a pool, and private roads. Start with the property — then build the team around the systems and risks that actually exist.
HAROLD’S TAKE
Having this business inspected by experts of the trade is always a good idea — utilities, buildings, the health department, state licensing requirements, all of it. I’ll be honest with you: after a thorough inspection, there’s a good chance you’ll look at the list and think, “Just tear the improvements down and start over.” Don’t let that scare you off. That reaction is normal.
These businesses are always in need of repairs. Be cautious of wear and tear — weather is a big factor, and it causes constant upkeep. And never forget: the land is always trying to go back to its natural state. Owning a campground means staying ahead of that, year after year. Go in knowing it, and you won’t be surprised by it. — HG
Don’t skip an inspection just to save money
It’s easy to look at the cost and think, “Do I really need to spend money on this?” Compare that cost with what you’re buying. A relatively small inspection expense may help you catch a significant repair, understand a system you’ll inherit, or avoid a much larger surprise after closing. Professional due diligence is part of the cost of buying a business and real estate.
IF YOU CHOOSE NOT TO INSPECT, UNDERSTAND THE RISK
You may decide not to inspect every system — that’s your call. But understand what it means: anything you choose not to investigate becomes a risk you’re choosing to accept. That’s very different from assuming everything is fine.
LESSON TAKEAWAY
You don’t need to personally know how to inspect every system in a campground — you need to know when to call someone who does. Use qualified professionals for the areas outside your expertise, read their reports, understand what they find, and use it to make an informed decision. Good due diligence isn’t doing everything yourself. It’s knowing who should be doing it.
