Flood Risks in RV Parks: Lessons from Hurricane Helene and Preparing for Hurricane Milton By Frank Rolfe
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The Impact of Flood Zones on RV Parks
When managing or purchasing an RV park, flood risk isn't just a small detail; it's a crucial factor that can affect the safety of your guests and the long-term success of your investment. Recent events like Hurricane Helene, which devastated low-lying areas, and the imminent threat of Hurricane Milton remind us of the ongoing importance of understanding flood risks. RVs may float, but that's not their purpose—and neither is rebuilding after a flood.
If you're evaluating an RV park located in a floodplain, it's essential to weigh the risks carefully. Flood zones not only complicate financing but can also turn away future buyers and increase your liability. But with the right strategies, you can still make informed decisions. Here's how to approach the issue.
Identify the Areas at Risk
The first step is to pinpoint exactly where the floodplain affects the property. Not all sections of an RV park carry the same level of risk. For instance, if the flood zone only impacts non-essential areas like a basketball court, it might not be a big concern. However, if key parts like the main entrance, clubhouse, or multiple lots are in the floodplain, the risk becomes much more significant. Accurate mapping of the floodplain is essential to understanding the full scope of the threat.
Assess the Severity of Flooding
It's not just about whether an area can flood, but how severe the flooding could be. Is it a minor risk of a few inches of water or a major threat with several feet? We've seen situations where floodplain designations sound dire but, in reality, wouldn't even cause damage to a parked car. For RV parks, minor flooding might not leave lasting damage. However, larger flood events, like what we saw with Hurricane Helen, can be catastrophic if not planned for. This is technically called “Base Floodplain Elevation” (also known as BFE) and means how high the water will go above ground level.
Explore Mitigation Options
Many flood issues can be mitigated through relatively simple engineering solutions. For instance, creating berms or improving drainage can significantly reduce the flood risk on your property. It's important to investigate whether any infrastructure changes can be made to lower the threat of flooding before dismissing the investment. While there are no guarantees, these proactive steps could make a significant difference during severe weather events, much like what we've seen in areas better prepared after recent storms like Hurricane Helen.
Examine the Flood History
Before letting a floodplain designation scare you off, look into the actual flood history of the area. In some cases, areas marked as flood-prone by agencies like the Army Corps of Engineers haven't experienced significant flooding in decades. For example, properties near rivers or creeks may have evolved over time, reducing the likelihood of flooding. However, it's crucial to stay aware, especially with potential weather threats like Hurricane Milton on the horizon.
Prepare a Flood Contingency Plan
No matter the property's flood status, every RV park owner should have a plan in place for severe weather. Knowing where flood risks are concentrated allows you to avoid placing RVs in vulnerable spots during heavy rain. A proactive plan also includes monitoring for rising water levels and moving RVs out of risk areas if necessary. Lessons from Hurricane Helen emphasize the importance of having an effective response plan to safeguard guests and property.
Flooding Can Happen Anywhere
One of the hard truths about flooding is that you don't need to be in a floodplain to be at risk. During Hurricane Helen, several areas outside designated flood zones experienced significant flooding due to clogged drainage systems. A similar issue could occur anywhere if there's enough debris buildup, as seen in past storms where even highways were submerged due to poor water flow management.
Conclusion
While a floodplain designation can complicate your decision to purchase or manage an RV park, it doesn't have to be a deal breaker. Understanding the specifics of flood risks and considering mitigation strategies can make the difference between a sound investment and a risky one. As Hurricane Milton approaches, now is the time to review these factors carefully and ensure your property is as protected as possible.
By Frank Rolfe
Frank Rolfe has been an active investor in RV parks for nearly two decades. As a result of his large collection of RV and mobile home parks, he has amassed a virtual reference book of knowledge on what makes for a successful RV park investment, as well as the potential pitfalls that destroy many investors.