Today someone asked how I was doing and I honestly said that if I could I would torch this trailer. Last week there was a small hailstorm. We had 5 inches of rain and some parts of the community had tornadoes. I did not have flooding, but the hail did crack the skylight over my bathtub. Grateful it was over my bathtub because I do not have a 10 foot ladder to climb on top of my RV to repair or place it. The RV Park is not able to loan me a ladder for liability reasons. Although there are several construction people around this park they have been out for the weekend. I return home after dark, a less than ideal time to be climbing on top of the RV to repair and replace the skylight.
For months I have had a leak around my toilet. It's gross because it's the toilet. I have checked the water line to the toilet. At one time this line was wet, so I made three trips to Lowe's to get the right tool that would fit in the small space. I tightened the fitting and was so glad to have it fixed, but yet it still leaks. Someone told me to leave the black water tank valve open because there was the possibility I was not emptying the tank often enough. After a week of no leaks I was elated, but not 5 minutes later found the toilet was still leaking. It does not leak with every flush. There are times I fill the toilet bowl full and sometimes when I do this it leaks, and sometimes it doesn't. So what gives! Tom the Repair Guy says this may be the broken valve and it will mean taking the toilet off and replacing the valve.
In talking to my brother today he suggested I flush the fresh water tank. If you remember, the park I was at before had water that smelled foul. His concern was getting all of the "old and foul" water out. I filled the fresh water tank, but have yet to figure out how to drain it. I have only done this once in the past five years. I found the place where the drain valves are located, but can not figure out how to open them. It is not a T-valve, like the black water or gray water tanks. I have twisted, turned and pulled to no avail. The Owner's Manual, has no information about how to open these valves, not even where they are located, so does that make me smarter than the Owner's Manual? Bro says that if I turn on the water pump I will be able to locate the water pump and may find another place to drain the valves. Funny thing is, I turn on the water pump, but it does not turn on. I have two switches to turn it on and try both, but neither gets it going. I try turning off the city water supply, hoping that will prompt it to turn on, yet to no avail. Tom the Repair Man says this is small stuff and don't sweat the small stuff.
Then, in the midst of cooking supper I burned the rice. Where is the reset button so I can reset the day?
Showing posts with label sewage. Show all posts
Showing posts with label sewage. Show all posts
Sunday, January 29, 2012
Friday, August 26, 2011
Trailer Park Management
Living in the RV has certainly become something that is normal to me. There is not a lot of "new" to me after this long so there is not anything I would think the readers of this blog would find interesting. However, I have learned a few lessons about owning and/or managing an RV Park since January and I thought I might share.
In January I moved into a new neighborhood. The owners bought this park earlier in the summer, so they have owned it for a year now. They have not previously owned or lived in an RV Park. Their experience with the RV lifestyle consisted of 6 months traveling in an RV. They often talk about their previous experience as a Real Estate Agent and having sold time shares in Florida.
RV Parks have a different set of moral code than other residential areas. Neighbors talk to each other about life in the RV as well as personal life matters. The owners have told one neighbor he is "like cancer" and he needs to keep his opinions to himself. There is a rule that even though the yards are not fenced you respect the property and don't walk through someone's yard. The owners of this RV Park cut through yards all the time. They do it to create personal short cuts. It is not like they are reading electric meters or tending to official business.
The residents of the RV Park are customers. If they leave then Owners/Management lose income. If you have no reason to evict a resident don't ask them to leave. The reason they ask residents to leave is because the residents are unhappy the Owners/Management are not following through with the rules of the park and providing the services they agreed to in the lease agreement. Drumming and loud music at 2 am is uncalled for and when it happens more than four times something needs to be done. We can't all get a long if the rules of the park are not enforced and certain individuals receive special privileges. If you, the Owners/Management, want us "to all just get along" enforce the rules you set. Money talks and if all your customers get mad and leave it leaves you without income. Residents who move in later will continue to face these same concerns until Owners/Management does something. If more than one person sees it as a concern then listen.
If you want to create a park for retired individuals and for older mature individuals then provide lawn maintenance, pay a professional to repair what you broke and maintain the grounds. That means clean the bathrooms and laundry at least once a week and not once a month!! Grass needs to be mowed in an RV park to reduce the chance of fire. If Owners/Management want the residents to be responsible then state such in the lease agreement, but don't agree to provide something you have no intention of providing.
If more than one resident offers to be a Work Camper and assist with one aspect of the RV Park listen because it's an indication the residents want something more. Work Camping is not the Owners paying the resident's "mortgage" but the resident making an investment in the park in exchange for a small assistance with rent. If the Owners can't see the value in that then poowie! Work Camping is an essential aspect of the RV Lifestyle!
I have no respect for Owners/Management who approach a resident by yelling at them and then gets mad and walks off. This is unprofessional. Yelling at your customers does nothing but make them mad and does not make any attempt to mediate the conflict. Do not start an argument with a man holding a shovel! These Owners are known for yelling at customers who are former military and are older/elders.
I value having neighbors who know about RV maintenance and repair. Sometimes things break and it is nice to have an extra hand to repair or replace what is broke. The owners know nothing about an RV and I would not trust them with a 10 foot pole around my RV.
It takes at least a year after making a purchase to begin making money on an investment (A year is probably very conservative.) This is why many business owners also maintain other forms of paid employment.
There is a reason so many RV Parks have trailers close together. They want to utilize the land they have to pay taxes on. So many times I hear about the price of land per square foot. If you only make money on a small percent of the square footage then maybe find ways to change the ratio. The more trailers they have the ability to park then the more money they are able to make on that piece of land. If you own an RV park with a lot of open space then find a way to capitalize on that open space, even if it means charging more for rent.
It takes more to maintain a cabin than it does an RV. The RV Resident is responsible for repair and maintenance to their RV. When the RV pulls out the owner has very little maintenance or repair to provide. A person who rents a cabin expects the Owner/Manager to provide professional repair and maintenance.
If the Owner/Management does not know how to fix something and messes someone's RV up in the process who is responsible for repairing what's broke? Management! It's called responsibility. There was an issue where the Owner attempted to fix something electrical when he does not have license or certification and it resulted in damage to a resident's RV. The Owners took no responsibility and the RV owner was left with the $100 repair bill. This is an elderly widow.
As new Owners maintain what you have and learn how to maintain the park before you begin new construction. This will aid in providing you, the Owner, more disposable income and paying the Mortgage you are so worried about paying. When building new construction there are so many costs up front. We all have to learn when taking on new projects which venture to start first.
After this most recent experience I would take the opportunity to manage an RV Park. I learned some important lessons about Customer Services and what not to do. I hope you too can learn some lessons from my experience.
In January I moved into a new neighborhood. The owners bought this park earlier in the summer, so they have owned it for a year now. They have not previously owned or lived in an RV Park. Their experience with the RV lifestyle consisted of 6 months traveling in an RV. They often talk about their previous experience as a Real Estate Agent and having sold time shares in Florida.
RV Parks have a different set of moral code than other residential areas. Neighbors talk to each other about life in the RV as well as personal life matters. The owners have told one neighbor he is "like cancer" and he needs to keep his opinions to himself. There is a rule that even though the yards are not fenced you respect the property and don't walk through someone's yard. The owners of this RV Park cut through yards all the time. They do it to create personal short cuts. It is not like they are reading electric meters or tending to official business.
The residents of the RV Park are customers. If they leave then Owners/Management lose income. If you have no reason to evict a resident don't ask them to leave. The reason they ask residents to leave is because the residents are unhappy the Owners/Management are not following through with the rules of the park and providing the services they agreed to in the lease agreement. Drumming and loud music at 2 am is uncalled for and when it happens more than four times something needs to be done. We can't all get a long if the rules of the park are not enforced and certain individuals receive special privileges. If you, the Owners/Management, want us "to all just get along" enforce the rules you set. Money talks and if all your customers get mad and leave it leaves you without income. Residents who move in later will continue to face these same concerns until Owners/Management does something. If more than one person sees it as a concern then listen.
If you want to create a park for retired individuals and for older mature individuals then provide lawn maintenance, pay a professional to repair what you broke and maintain the grounds. That means clean the bathrooms and laundry at least once a week and not once a month!! Grass needs to be mowed in an RV park to reduce the chance of fire. If Owners/Management want the residents to be responsible then state such in the lease agreement, but don't agree to provide something you have no intention of providing.
If more than one resident offers to be a Work Camper and assist with one aspect of the RV Park listen because it's an indication the residents want something more. Work Camping is not the Owners paying the resident's "mortgage" but the resident making an investment in the park in exchange for a small assistance with rent. If the Owners can't see the value in that then poowie! Work Camping is an essential aspect of the RV Lifestyle!
I have no respect for Owners/Management who approach a resident by yelling at them and then gets mad and walks off. This is unprofessional. Yelling at your customers does nothing but make them mad and does not make any attempt to mediate the conflict. Do not start an argument with a man holding a shovel! These Owners are known for yelling at customers who are former military and are older/elders.
I value having neighbors who know about RV maintenance and repair. Sometimes things break and it is nice to have an extra hand to repair or replace what is broke. The owners know nothing about an RV and I would not trust them with a 10 foot pole around my RV.
It takes at least a year after making a purchase to begin making money on an investment (A year is probably very conservative.) This is why many business owners also maintain other forms of paid employment.
There is a reason so many RV Parks have trailers close together. They want to utilize the land they have to pay taxes on. So many times I hear about the price of land per square foot. If you only make money on a small percent of the square footage then maybe find ways to change the ratio. The more trailers they have the ability to park then the more money they are able to make on that piece of land. If you own an RV park with a lot of open space then find a way to capitalize on that open space, even if it means charging more for rent.
It takes more to maintain a cabin than it does an RV. The RV Resident is responsible for repair and maintenance to their RV. When the RV pulls out the owner has very little maintenance or repair to provide. A person who rents a cabin expects the Owner/Manager to provide professional repair and maintenance.
If the Owner/Management does not know how to fix something and messes someone's RV up in the process who is responsible for repairing what's broke? Management! It's called responsibility. There was an issue where the Owner attempted to fix something electrical when he does not have license or certification and it resulted in damage to a resident's RV. The Owners took no responsibility and the RV owner was left with the $100 repair bill. This is an elderly widow.
As new Owners maintain what you have and learn how to maintain the park before you begin new construction. This will aid in providing you, the Owner, more disposable income and paying the Mortgage you are so worried about paying. When building new construction there are so many costs up front. We all have to learn when taking on new projects which venture to start first.
After this most recent experience I would take the opportunity to manage an RV Park. I learned some important lessons about Customer Services and what not to do. I hope you too can learn some lessons from my experience.
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