What Kind of Campground Insurance Do You Need? Let’s Break It Down

Running a campground is an adventure in itself—part hospitality, part logistics, and a whole lot of risk management. From unpredictable weather to unpredictable guests, the realities of outdoor hospitality demand more than just a friendly smile and good Wi-Fi. One of the most critical tools in your toolkit is the right insurance coverage.

In this guide, we break down the must-have policies every campground or RV park operator should consider, what drives insurance costs up, how to choose a provider who gets the great outdoors, and how to save money without cutting corners. Whether you’re launching a brand-new park or reviewing your current coverage, this article will help you protect your business, your guests, and your peace of mind.

What Kind of Insurance Do You Need for a Campground?

Choosing the right insurance for your campground isn’t just smart—it’s essential. Beyond meeting legal requirements, you’ll need coverage for staff, guests, and typical property risks like natural disasters and accidents. Let’s break down the key policies every campground operator should have to keep business running smoothly and safely.

1. Commercial General Liability Insurance

One guest slips in the bathhouse or trips on a tent peg, and suddenly your rustic retreat is the setting for a lawsuit. Commercial general liability insurance is your first line of defense, covering bodily injuries and property damage claims brought by guests, vendors, or even delivery drivers.

2. Property Insurance

Fire, flood, theft, or even a runaway RV can damage your assets. This coverage protects permanent structures and valuable equipment. Property insurance covers buildings like cabins, bathrooms, office spaces, and laundry rooms, as well as amenities such as playgrounds, fences, and even signage. 

3. Workers’ Compensation Insurance

Your maintenance staff, front desk team, and event crew all work hard, and this means that sometimes they can get injured. Workers’ comp covers medical bills, lost wages, and rehabilitation if employees are injured on the job. It’s required in nearly every U.S. state.

4. Business Interruption Insurance

What happens when a wildfire, flood, or power outage shuts your campground down during peak season? This policy helps you stay afloat. It covers lost income, fixed expenses like payroll, and temporary relocation if your business is forced to close due to a covered event.

5. Commercial Auto Insurance

If you’ve got any business-owned vehicles—maintenance trucks, shuttle vans, or even branded golf carts—personal auto insurance won’t protect you. Commercial auto policies cover vehicle damage, liability, and injury-related claims that occur while the vehicle is being used for business.

6. Equipment Breakdown Insurance

Equipment failure isn’t just inconvenient—it can shut you down entirely. This policy covers the repair or replacement of critical systems. This includes water pumps, septic systems, HVAC units, commercial kitchen appliances, check-in kiosks, and Wi-Fi infrastructure.

Add-On Policies Worth Considering

Even if not legally required, these optional coverages can be business-saving when things take an unexpected turn:

Add-On Insurance	What It Covers	Why It Matters
Liquor Liability	Liability for alcohol-related incidents, including property damage or personal injury caused by intoxicated guests	If you serve or allow alcohol on-site (even BYOB), you could be held legally responsible for what happens next
Cyber Liability	Data breaches, ransomware, guest notification costs, and legal fees	Any business collecting guest data or taking online bookings is a potential cyberattack target
Guest Property (Bailee’s Coverage)	Loss or damage to guest property left in your care (cabins, RV storage, etc.)	If a guest’s belongings go missing or get damaged, you could be liable—even if they left it in storage

Campground Insurance Companies: Who’s in the Game?

Picking an insurance provider for your campground isn’t just about finding someone who can toss you a quote and wish you luck. You need a partner who gets outdoor hospitality—someone who understands that you’re not just running a business, you’re running a bustling ecosystem of cabins, RVs, golf carts, critters, and humans with unpredictable behavior.

What to Look for in a Provider

1. Experience in Outdoor Hospitality

The best providers know that a campground is not the same as a hotel, and definitely not a typical commercial property. Look for insurers who specialize in:

• RV parks
• Campgrounds
• Glamping resorts
• Retreat centers
• Multi-property operations

Insurance companies with outdoor hospitality experience understand the unique risks campgrounds face—like guests tripping over tent stakes, liability from nature-based activities (think canoe rentals and bonfires), or storm damage to cabins and RVs. Without that industry knowledge, you could end up underinsured or missing critical coverage for the real-world situations you deal with daily. It’s not just about protecting buildings, it’s about protecting an experience.

2. Flexibility

Not all campgrounds operate the same way—or even year-round. Your insurance should flex to match your business model, not the other way around.

A flexible provider will let you:

• Adjust coverage levels during your off-season vs. peak season
• Insure temporary structures like event tents, mobile kiosks, or pop-up glamping tents
• Add or remove activities like kayak rentals, zipline attractions, or food trucks as needed
• Scale coverage as you expand—whether you’re adding a second park, opening a retail store, or branching into luxury glamping

Campgrounds are dynamic businesses. One season you’re managing quiet weekend getaways, the next, you’re hosting a music festival with 2,000 guests. You need a provider that won’t require a full policy rewrite every time your operation changes. Flexibility ensures your insurance grows with your business without unnecessary gaps or overcharges.

3. Bundle Options

Working with multiple campground insurance companies can be a logistical nightmare, especially when you’re juggling claims, renewals, and renewals across policies. The ideal provider offers bundled solutions that streamline everything under one umbrella.

Look for bundle options that combine:

• General liability and property coverage
• Workers’ compensation and commercial auto
• Equipment breakdown and business interruption
• Cyber liability and guest property insurance
• Optional endorsements for liquor liability or outdoor recreation activities

 Bundling provides more than convenience. It can also save you money and protect you from coverage gaps. For example, if a storm knocks out your power (equipment breakdown), forces a closure (business interruption), and damages cabins (property), having a single provider means fewer finger-pointing delays and more coordinated claims support. It also simplifies annual renewals, reporting, and—let’s be honest—your sanity. 

Some campground insurance providers offer risk assessments and policy reviews as part of their bundling package, helping you proactively identify blind spots in your coverage before they cost you.

How Much Does Campsite Insurance Cost?

If you’ve ever tried to price insurance for your campground and come away feeling like you just played a round of “guess the number,” you’re not alone. The truth is, there’s no one-size-fits-all price tag because no two parks are exactly the same. But we can give you ballpark figures, explain what drives rates up, and share a few smart ways to keep your premiums in check.

Ballpark Premiums: What to Expect Based on Size and Revenue

Campground insurance cost can vary widely depending on the size and scale of your operation. In general, a small to medium-sized campground in the United States can expect to pay around $2,500 to $5,000 per year for basic coverage. On the other hand, a larger campground with more amenities, like swimming pools or rental cabins, can expect to pay up to $10,000 per year, or sometimes more depending on the scope of amenities available. 

If you look online, all insurance companies that offer campground insurance in some way request that you contact them directly for a quote. You’ll need to have basic information about your campground ready to go, including its size, location, what amenities you have (or are planning to have if you’re still in the building phase), and any plans for expansion. This will help them put together the best package for your needs. Remember, the more detail you can provide, the better!

What Drives Campsite Insurance Rates Up?

When campsite insurance providers are determining the cost of your insurance, they’re evaluating a mix of environmental, operational, and historical risk factors to calculate premiums—the more exposure you have to potential claims, the more you’ll likely pay.

1. Location

One of the most significant factors is your location. Campgrounds situated in high-risk areas—like those prone to wildfires in California or flooding in coastal Florida—often face higher base premiums and may even require specialized insurance riders or separate policies. The National Association of Insurance Commissioners (NAIC) points out that natural disaster exposure is one of the leading causes of increased property insurance costs across the U.S., and campgrounds are particularly vulnerable due to their open layouts and reliance on natural infrastructure.

2. Campground Activities and Amenities

The activities you offer at your campground also play a big role in insurance pricing. Low-risk campground amenities like picnic areas or nature trails may not significantly affect your rates, but as soon as you add more interactive or adventure-based experiences—such as zip lines, climbing walls, kayak rentals, or petting zoos—insurers start categorizing your operation as a “higher liability risk.” These kinds of activities typically require separate endorsements or higher liability limits, and some providers may even decline coverage entirely if certain activities are present without adequate supervision or waiver procedures.

Your amenities matter, too. Features like pools, lakes, on-site restaurants, playgrounds, and even camp stores can raise your insurance costs. These assets increase the chances of guest injuries or property damage and also expand your liability exposure. For example, pools and water features are notorious for driving up premiums due to the potential for slip-and-fall accidents, drowning, or chemical-related injuries.

3. Guest Capacity and Occupancy Rate

Another major rate factor is your guest capacity and average occupancy. The more foot traffic you have, the greater the statistical chance of an incident occurring. A large park that hosts hundreds of guests on peak weekends is going to be priced very differently than a small, seasonal campground that caps out at 30 RV sites.

4. Claims History

And then there’s your claims history. Just like your personal car insurance, past incidents will follow you. If you’ve had frequent claims—especially involving liability issues or fire-related damage—insurers will often see you as a higher-risk policyholder. That can lead to increased premiums or more restrictive policy terms. A clean loss record, on the other hand, is often rewarded with lower rates and more favorable coverage options.

5. Compliance and Safety Measures

Lastly, compliance and safety measures (or the lack thereof) can affect pricing significantly. Campgrounds that lack documented safety protocols, staff training programs, or proper signage are seen as higher risk. Insurers may increase premiums accordingly or require a safety audit before underwriting coverage. Alternatively, properties that demonstrate proactive risk management—like incident logs, digital waiver systems, and routine inspections—may qualify for discounts or preferred rates.

In short, insurance pricing is far more complex than just site count or revenue. It’s a detailed assessment of every aspect of your business—physical, operational, environmental, and procedural.

How to Save on Campground Insurance

Thankfully, you can reduce your premiums (and improve your risk profile) with a few strategic moves:

Strategy	How It Helps You Save
Bundle Your Coverage	Combine general liability, property, commercial auto, and cyber insurance under one provider to simplify management and unlock bulk discounts.
Implement Strong Safety Protocols	Regular inspections, signage, lifeguards, and staff training lower risk—and may qualify you for safety-related premium reductions.
Prioritize Risk Mitigation	Install cameras, fire suppression systems, and secure storage. Digital waivers and incident logs help prove proactive risk management.
Maintain a Clean Claims Record	Fast, professional responses to incidents and a formal complaint process help prevent small issues from escalating into costly claims.
Review Coverage Annually	Reassessing your policy regularly ensures it aligns with your evolving operations and helps you avoid unnecessary costs.

Insurance Compliance for Campgrounds

Operating a campground without proper insurance compliance is like running a zip line without checking the harness. Sooner or later, someone’s going to fall, and it won’t be pretty (especially when the lawyers get involved). 

From federal oversight to local land-use quirks, here’s what every campground owner needs to know to stay compliant, licensed, and in business.

Federal, State, and Local Requirements: Who’s Calling the Shots?

There’s no single “campground insurance law” in the United States. Instead, compliance is a patchwork of federal guidelines, state-level mandates, and local ordinances. And yes, you’re expected to know and follow all of them.

Federal Oversight

While the federal government doesn’t directly mandate property or liability insurance for campgrounds, it does influence the type of insurance you need through agencies like OSHA and the Department of Labor. If you employ staff, you’re generally required under federal law to carry workers’ compensation insurance, and possibly commercial auto coverage if you use vehicles for work-related tasks.

The U.S. Department of Agriculture and Bureau of Land Management (BLM) also impose specific insurance requirements if your campground operates on leased federal land, often requiring general liability insurance with minimum coverage amounts and named additional insured clauses for the agency. These requirements are detailed in the USDA Forest Service’s Special Uses Handbook, as well as BLM’s Special Recreation Permits.

State-Level Compliance

States play the biggest role in shaping your insurance obligations. For example:

• Workers’ comp laws vary by state but are almost always required if you have employees (even part-time or seasonal). This requirement ensures that employees receive medical and wage-loss benefits if they are injured during the course of their job. Employers can obtain coverage through private insurance carriers, apply for self-insurance status, or obtain insurance from the State Workers’ Insurance Fund (SWIF).
• States like Florida may require flood insurance for campgrounds in designated FEMA flood zones.
• If you sell alcohol, liquor liability insurance is often required to obtain or renew your license.

Some states also require that you carry general liability insurance as a condition for obtaining a campground or RV park operating license.

Local Ordinances

Don’t skip the fine print at the local level. Counties and municipalities may require:

• Proof of insurance to issue or renew business licenses
• Special event permits that include temporary liability coverage
• Additional insured status for public land use or campground expansion

Local health and fire departments may also request documentation that your insurance covers potential liabilities related to sanitation, fire risk, or hazardous materials (like propane storage).

Licensing Tie-ins and Land Lease Nuances

Here’s where things get even more complex. If your campground operates on leased land—whether it’s federal, state, or private property—your lease agreement may stipulate minimum insurance requirements. These can include:

• Specific coverage limits (e.g., $2M per occurrence)
• Naming the landowner as an additional insured
• Holding the landowner harmless in liability claims
• Environmental or pollution coverage (especially if you have septic systems or fuel storage on-site)

And if you sublease part of your campground, for example, to a food truck or glamping pop-up operator, you may be required to carry umbrella coverage that extends to third-party vendors operating on your property.

In some cases, your campground license won’t be issued—or can even be revoked—if you fail to provide proof of active insurance that meets these terms.

What Happens If You’re Not Compliant?

Let’s get one thing straight: non-compliance isn’t just risky—it’s expensive.

Here’s what you’re looking at if you try to cut corners:

• Fines and Penalties: States can impose steep daily penalties for lapsed workers’ comp or auto insurance coverage. In Pennsylvania, for example, the penalty for operating without workers’ comp can reach $2,500 per violation, plus criminal charges.
• Loss of Business License: Many counties and cities won’t renew your license to operate without valid proof of insurance. No license means no campground.
• Lease Violations: If your land lease requires insurance and you fail to comply, you could face legal action or even eviction from the property.
• Denied Claims: Perhaps the most painful consequence—if an incident occurs and you’re found non-compliant with your policy terms or government requirements, your insurance provider can deny the claim. That means you’re on the hook for the full cost of legal defense, medical bills, property damage, or business interruption.
• Reputational Damage: Today’s guests are savvy, and liability incidents spread fast online. An uninsured or underinsured accident could tank your reviews and shake future bookings.

Campground Risk Management Tips That Could Lower Your Premium

Fewer claims equal lower costs (and fewer headaches). The more proactive you are with risk management, the more likely your insurer is to reward you with reduced rates and broader coverage.

Let’s take a look at some smart, insurer-approved strategies to cut down your risk profile and bring those premiums down.

Security Systems and Surveillance

Installing a robust security system with surveillance cameras is one of the fastest ways to reduce liability risk and insurance costs. Not only does it deter theft, vandalism, and late-night trespassers, but it also provides invaluable documentation in the event of an incident or claim.

What insurers like:

• Clearly posted surveillance signage
• Cameras in high-traffic and high-risk areas (entrances, common areas, pools, equipment sheds)
• Backup and retention policies for footage

Insurance providers may also offer discounts for campsites with monitored alarm systems or security patrols.

Fire Safety and Wildfire Prevention Plans

Especially if you’re operating in a fire-prone area (hello, California and Colorado), fire preparedness is non-negotiable. The key is not just having a plan, but demonstrating it to your insurer.

What makes a difference:

• Firebreaks and defensible space around structures
• Clear evacuation maps posted throughout the property
• Regularly serviced extinguishers and hose access
• Bans or restrictions on campfires during high-risk seasons
• Collaboration with local fire departments for pre-season walkthroughs

Insurers view a documented wildfire prevention plan as a proactive step that significantly reduces loss potential, which can translate into meaningful premium savings.

Training Staff on Incident Protocols

Whether it’s a guest injury or a maintenance issue, your staff is your first line of defense. Well-trained employees can stop a minor incident from becoming a major insurance claim.

Key areas to cover in training:

• Basic first aid and CPR
• Handling guest complaints and injury reports
• When to escalate issues to management or emergency services
• Proper documentation procedures after an incident

Many insurers ask if you conduct regular staff safety training—and having the answer “yes, quarterly and documented” can work in your favor during underwriting.

Digital Incident Reporting via PMS Platforms

Switching to digital reporting tools—especially those integrated into your Property Management System (PMS)—adds credibility, consistency, and time-stamped accountability.

What it should include:

• Time/date-stamped entries
• Photos, videos, or documents attached to the report
• Auto-alerts to management
• Searchable logs for audits or insurer requests

How Newbook Supports Smarter Risk Management

Newbook’s PMS isn’t just about managing your campground and booking sites—it can also become your risk management command center. Here’s how:

• Automated Incident Reporting: Quickly log guest or staff incidents with time-stamped entries, photos, and notes—all from a centralized platform.
• Digital Waivers & Agreements: Collect and store liability waivers at check-in (or even during online booking), protecting your business from common legal disputes.
• Task Management & Alerts: Set up automatic alerts to complete regular safety checks, fire extinguisher inspections, or trail maintenance, so nothing falls through the cracks.
• Staff Permissions: Control who can log and access incident reports, keeping sensitive information secure while maintaining accountability.
• Audit Trails: If your insurer asks for documentation after a claim, you can retrieve it in seconds—no digging through filing cabinets required.

Conclusion

Campground insurance isn’t just a box to tick—it’s your safety net when the unexpected hits. From legal compliance and guest protection to minimizing downtime and long-term financial loss, the right policies can make or break your operation.

By understanding the key coverage types, shopping smart for a provider, proactively managing risk, and leveraging tools like Newbook’s built-in incident tracking and automation, you can stay compliant, cut costs, and focus on what matters most: delivering unforgettable guest experiences.

Reach out to Newbook today for a free demo!