Selling an RV Park in Oregon: Permits, Septic, and Clean Books

1. Oregon Septic: The 2,500 Gallons-Per-Day WPCF Line

Oregon's onsite (septic) rules are in OAR Chapter 340, Division 71. The Oregon Department of Environmental Quality (DEQ) runs the program, often through counties acting as DEQ's local agents.

There are two kinds of septic permits in Oregon, according to DEQ's fact sheet:

• Construction permits for new systems, alterations, and repairs. These are valid for up to one year and are usually issued by a local government, typically a county.
• WPCF permits (Water Pollution Control Facilities). These are operating permits issued by DEQ for up to 10 years and renewed for the life of the system. They usually come with flow and waste-strength limits and monitoring.

When does an RV park need a WPCF permit? Under OAR 340-071-0130(15)(b)(A), any system or combination of systems on the same property or serving the same facility with "a total sewage flow design capacity greater than 2,500 gpd" must be built and operated under a renewable WPCF permit. Oregon calls these "large systems" (OAR 340-071-0100(89)).

What if you have an older, larger system without a WPCF permit? Under OAR 340-071-0130(16)(a), the owner of an existing system that would need a WPCF permit "is not required to obtain a WPCF permit until a system major repair or major alteration of a system, or facility expansion, is necessary." DEQ's examples of major repairs and alterations include replacing a failing drainfield and moving a drainfield to expand a parking lot.

Why a buyer cares: if your park is over 2,500 gallons per day on paper and has no WPCF permit, the next big drainfield repair or any expansion may trigger one. That means more design work, a groundwater assessment for large systems (OAR 340-071-0520, per DEQ), and ongoing permit compliance. A buyer will want to know which side of that line you are on before they price the park.

How is flow figured? DEQ uses the sewage flow table in OAR 340-071 (Table 2). For an RV park, DEQ says flow is based on the number of RV spaces and whether they have sewer hookups, plus other uses like a restaurant. We are not going to guess your number. Ask your county or DEQ, or have a licensed designer run it.

Also note: Oregon generally does not let you connect more than the original permit allows. Under OAR 340-071-0130(5), a person "may not connect a dwelling or commercial facility to a system if the total projected sewage flow would be greater than that allowed under the original system construction-installation permit."

More detail is in the Oregon section of our septic and water compliance explainer. For what a buyer's inspector checks in the field, see our septic page.

2. Water and Wells

Oregon's line for a public water system is lower than the federal one. Under OAR 333-061-0020, a public water system includes piped water for human consumption with "more than three service connections," or one that "supplies water to a public or commercial establishment that operates a total of at least 60 days per year, and that is used by 10 or more individuals per day."

Smaller systems with 4 to 14 connections, or premises used by 10 to 24 people at least 60 days a year, are "Oregon Very Small" water systems (Oregon Health Authority classification procedure). The same OHA document says RV park spaces are generally counted together as one connection, except spaces occupied by the same residents year-round.

If your park runs its own well, ask the Oregon Health Authority Drinking Water Services or your county how your system is classified and what testing it requires. Then gather:

• Your water system ID and file
• Sample results and any violation or boil-water notices
• Well log, pump, storage, and treatment details
• Backflow device test records, where required

See our water systems page for the full list.

3. Licensing and Park Construction Permits

Two other Oregon items buyers ask about:

• Operating license. An RV park is a type of "recreation park" and needs a tourist facility license. Requirements come from ORS Chapter 446 and OAR 333, Division 31. Licensing and inspections are handled locally. Linn County, for example, licenses RV parks through its environmental health office (Linn County Environmental Health).
• Park construction permits. New parks, additions, and alterations need an Area Development Permit under the Oregon Building Codes Division's parks program (OAR 918-650 for recreation parks). Permits for buildings, plumbing, and electrical are separate (Oregon BCD Parks Program; BCD permit guidance).

A buyer will want a current license, recent inspection reports, and permits for any spaces you added. If you added sites over the years without a permit, talk to your attorney before you go to market. Our wild cards page covers zoning, permits, title, and flood. Check flood status at the FEMA Flood Map Service Center.

4. Books and Documents

Oregon buyers underwrite the same way every buyer does: proven income, normal expenses, and documents that match. Get these ready:

• T-12: trailing twelve months, month by month
• Rent roll by 30A/50A, with transient vs. monthly
• 12 months of utility bills
• Septic permit, plus your WPCF permit and monitoring reports if you have one
• Three years of tax returns that tie to the books

See books, T-12, and rent roll.

5. Deal Structures

Way-Ya-Go matches owners to Cash, Hybrid Debt-Takeover, or 100% Seller-Financed Installment offers. The right one depends on your taxes, your debt, and how long you want to be paid. Your CPA and attorney should model it before you choose. Start with seller financing and closing and taxes at sale. To see how a buyer turns income into price, read what is my park worth. To compare selling paths, see broker vs. cash buyer vs. facilitator.

Common Mistakes

• Planning a drainfield replacement without asking about WPCF first. A major repair can trigger the permit.
• Adding spaces past what the septic permit allows. Oregon's rules prohibit connecting more flow than the original permit allowed.
• Assuming a small well is unregulated. Oregon's threshold starts above three connections.
• Letting the park license lapse or losing the inspection reports.
• Going to market with books that don't tie to the tax return.