Most independent park owners discover the gap in their insurance coverage at claim time, which is the worst possible time. The policy that has not been seriously reviewed since 2019 has a 1M per occurrence limit that was thin then and is dangerously thin now. The property schedule lists cabin replacement values from before lumber doubled. The exclusion list includes things the park does every day. None of it is malicious. It is just what happens when a policy renews on autopilot for six years in a row. The annual audit is the only thing that closes the gap before it matters.
Why default coverage limits are too thin in 2026
The default general liability limit on an independent campground policy is 1M per occurrence and 2M aggregate. That number was set as an industry baseline more than a decade ago. The cost of a single moderate slip-and-fall claim now runs 300K to 700K all-in by the time medical, lost wages, and defense costs are added. A single bad incident at a busy park can hit the per-occurrence limit before the case even sees a courtroom. After that, the difference comes out of the park.
The version that works for an independent park in 2026: 2M per occurrence and 5M aggregate as the floor for the primary general liability policy, with an umbrella sitting at 3M to 5M on top for a total tower of 8M to 10M. The umbrella is the cheapest insurance dollar in the park. The premium difference between 2M and 5M aggregate is typically 8 to 15 percent of the underlying GL premium. The difference at claim time is the rest of your career.
The exclusions you do not know are there
Every policy has exclusions. The common failure point we observe is that nobody at the park has read the actual exclusion schedule since the original quote. The schedule changes at every renewal. Carriers add exclusions quietly as their actuarial models update. By year three or four, the policy looks very different from the one that was sold.
The audit checklist asks the broker, in writing, to confirm the following items by inclusion or exclusion:
| Coverage item | Why it matters |
|---|---|
| Pool / hot tub | Often capped at a specific depth. Above the cap, no coverage. |
| Specific dog breeds | Most carriers have a written exclusion list. If you rent to an excluded breed and there is a bite, claim denied. |
| Trampolines / inflatables / mechanical bull | Almost universally excluded. If you have any of these, you need a separate rider. |
| Liquor liability | Only matters if you sell. Add it the day you start. |
| Watercraft / golf cart rental | Often capped at specific size or speed. Heavy-duty rentals need a rider. |
| Sexual abuse and molestation (SAM) | Post-2018, this is a separate sub-limit on most policies. Verify the sub-limit. |
| Communicable disease | Post-2020 exclusion. Almost universal. Verify. |
Field note: The audit conversation that produces the most coverage savings without raising premiums is the property-replacement-cost walkthrough. Most independent park policies list cabin replacement values from 2019 or earlier. Lumber, labor, and code compliance have changed those numbers by 25 to 40 percent. Updating the schedule to current numbers usually costs almost nothing on the premium and prevents a coinsurance penalty when a claim is filed.
Other policies you should already have
General liability is the headline. The supporting cast matters too. Workers' Comp is required by state for any W-2 worker (the workamper article in this catalog has the classification details). Commercial Auto covers owned vehicles, hired vehicles, and the often-overlooked non-owned auto, which kicks in when a staff member runs a park errand in their personal pickup. Employment Practices Liability (EPLI) handles discrimination, wrongful termination, and harassment claims. Directors and Officers (D&O) covers the personal exposure of named officers if the park is incorporated. Cyber Liability is its own conversation in 2026, because PCI fines and ransomware response costs have outgrown what the property-and-casualty side will absorb. Business Income covers lost revenue during a covered closure event.
Free template: annual insurance coverage audit (PDF)
The checklist below is what we walk through with operators and their brokers, in writing, once a year. GL limits review, exclusion-by-exclusion confirmation, property replacement cost worksheet, supporting-policy checklist, broker sign-off. Set the audit on the calendar 60 days before renewal so the conversation happens before the quote comes in.
Legal and insurance disclaimer
This article and the linked template are provided by Campground Management as an editable starting point for the annual coverage conversation with your broker. Neither is legal advice nor insurance advice. Coverage requirements vary by state, by carrier, and by your park's specific operations. The audit must be reviewed and confirmed by your licensed insurance broker before any policy decisions are made.
About the author
Sean Hakes is the founder of Campground Management. He has spent the last decade reading independent park policies, sitting in broker meetings, and watching the same coverage gaps appear at claim time. Send him a note if you want a hand prepping the audit conversation for your park.
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