How Many RVs Can I Have on My Property? The Definitive Guide

The simple answer to the question, “How many RVs can I have on my property?” is: It depends. It depends heavily on your local zoning regulations, HOA rules, and local ordinances. You might be able to park one, none, or even a whole fleet depending on where you live. Navigating these regulations can feel like wading through alphabet soup, but understanding the key factors is crucial to avoid costly fines and neighborly disputes.

Unraveling the RV Regulations Web

Regulations regarding RV parking on private property are rarely uniform and are heavily localized. Before even considering purchasing that second (or third!) RV, you need to become intimately familiar with the specific rules that apply to your land.

Zoning Regulations: The Foundation

Zoning regulations are the bedrock of RV parking rules. These regulations dictate how land can be used within specific areas of a municipality or county. They often specify permitted uses, building setbacks, and even parking restrictions. Here’s what to look for:

• Residential Zoning Districts: Most residential areas have restrictions on the number and type of vehicles that can be parked on a property. Some zoning codes explicitly address RVs, while others might lump them in with “oversized vehicles” or “recreational vehicles.”
• Definition of RV: Pay close attention to how your local zoning code defines an RV. The definition could include travel trailers, motorhomes, fifth-wheel trailers, and even converted vans. A broad definition means tighter restrictions.
• Parking Duration: Many jurisdictions limit how long an RV can be parked on your property. Some allow short-term parking for loading/unloading or preparing for a trip, while others prohibit overnight parking altogether.
• Setback Requirements: Even if RV parking is permitted, zoning codes might require the RV to be parked a certain distance from property lines, buildings, or the street.
• Screening and Visibility: Some regulations require RVs to be screened from public view, using fences, landscaping, or other means. This is especially common in neighborhoods with strict aesthetic standards.
• Living in an RV: Almost all jurisdictions prohibit using an RV as a permanent residence on private property unless it’s within a designated RV park or campground. This is typically enforced through restrictions on connecting to utilities like water and sewer.

To find your local zoning regulations, contact your city or county planning department. You can often find these documents online, but it’s always a good idea to confirm your interpretation with a planning official.

HOA Rules: The Gatekeepers of Harmony (or Discord)

If your property is part of a Homeowners Association (HOA), you’ll need to navigate a whole other layer of rules. HOA covenants, conditions, and restrictions (CC&Rs) can be even more restrictive than zoning regulations.

• RV Restrictions: Many HOAs have specific rules about RV parking, often prohibiting it altogether or severely limiting the size, type, and duration of parking.
• Aesthetic Concerns: HOAs are often concerned with maintaining the appearance of the neighborhood. RVs, especially older or poorly maintained ones, can be seen as detracting from property values.
• Enforcement: HOAs are typically very diligent about enforcing their rules. Violations can result in fines, legal action, and even forced removal of the RV.

Obtain a copy of your HOA’s CC&Rs and any supplemental rules regarding vehicle parking. Attend HOA meetings to understand the board’s stance on RVs and ask clarifying questions. Remember, HOAs can amend their rules, so stay informed about any proposed changes.

Local Ordinances: The Wild Card

In addition to zoning regulations and HOA rules, your city or county might have separate local ordinances that impact RV parking. These ordinances can cover a wide range of issues, such as:

• Nuisance Regulations: An RV that is poorly maintained, attracts pests, or obstructs views can be considered a nuisance and subject to enforcement.
• Parking on Unimproved Surfaces: Some ordinances prohibit parking vehicles, including RVs, on grass or dirt. You might need to install a paved or gravel parking pad.
• Vehicle Registration and Licensing: Unlicensed or unregistered vehicles are often prohibited from being parked on private property for extended periods.

Check your city and county websites for local ordinances related to vehicle parking, nuisance, and property maintenance.

Factors Influencing RV Parking Rules

Several factors can influence how strictly RV parking rules are enforced in your area:

• Population Density: Densely populated areas tend to have stricter regulations due to concerns about space, traffic, and aesthetics.
• Community Character: Upscale neighborhoods and communities with a strong emphasis on aesthetics are more likely to have restrictive HOA rules and zoning regulations.
• Enforcement Priorities: Even if regulations exist, enforcement can vary depending on the priorities of local authorities and the number of complaints received.

Due Diligence: The Key to RV Parking Success

Before purchasing an RV or parking one on your property, conduct thorough due diligence:

1. Research Local Regulations: Contact your city or county planning department, HOA, and local authorities to obtain copies of all relevant regulations.
2. Review HOA Documents: Carefully review your HOA’s CC&Rs and parking rules.
3. Consult with Experts: If you’re unsure about any aspect of the regulations, consult with a real estate attorney or a land use consultant.
4. Document Everything: Keep copies of all regulations, permits, and correspondence related to RV parking.

FAQs About RV Parking on Private Property

FAQ 1: Can I live in my RV full-time on my own property?

Generally, no. Most zoning regulations prohibit using an RV as a permanent residence on private property unless it’s within a designated RV park or campground. This is often enforced through restrictions on connecting to utilities.

FAQ 2: What happens if I violate RV parking rules?

Violations can result in fines, warnings, legal action, and even forced removal of the RV. HOAs are particularly known for strict enforcement.

FAQ 3: Can I rent out my RV while it’s parked on my property?

This depends. Some jurisdictions might consider this a commercial activity and prohibit it in residential zones. Check your local zoning regulations and HOA rules.

FAQ 4: Are there any exceptions to RV parking rules?

Some exceptions might exist, such as temporary parking for loading/unloading, short-term visits from guests, or approved construction projects. Check your local regulations for specific exceptions.

FAQ 5: Can I get a variance to RV parking rules?

In some cases, you might be able to apply for a variance from zoning regulations if you can demonstrate that strict enforcement would create an undue hardship. However, variances are not guaranteed and can be difficult to obtain.

FAQ 6: Do RV parking rules apply to all types of RVs?

Usually, yes. Most regulations cover a wide range of RV types, including travel trailers, motorhomes, fifth-wheel trailers, and converted vans. The definition of “RV” in your local regulations is key.

FAQ 7: Can my HOA change its RV parking rules?

Yes. HOAs can amend their CC&Rs and rules. Stay informed about any proposed changes and participate in HOA meetings to voice your concerns.

FAQ 8: What if my neighbor complains about my RV?

If your neighbor complains, the HOA or local authorities might investigate. Ensure you’re in compliance with all applicable regulations to avoid problems.

FAQ 9: Do RV parking rules apply if I’m only parked on my property for a few hours?

This depends on the specific regulations. Some regulations might allow short-term parking for loading/unloading or preparing for a trip.

FAQ 10: Where can I find my HOA’s RV parking rules?

You can find your HOA’s RV parking rules in the Covenants, Conditions, and Restrictions (CC&Rs) and any supplemental rules adopted by the HOA board. Contact your HOA management company or board members to obtain a copy.

FAQ 11: Does it matter if my RV is covered or uncovered?

Yes, it can matter. Some HOA’s have specifications that the RV must be kept covered if it’s stored at your home.

FAQ 12: If I build a garage or storage shed for my RV, does that change the rules?

Potentially. While an enclosed structure might satisfy aesthetic concerns, you still need to ensure the structure complies with zoning regulations regarding building permits, setbacks, and permitted uses. In some cases, this is actually the solution to getting your RV stored on your property.