How to Build a Property Schedule for a Premium Campground

A premium campground property schedule is the bridge between the physical property and the insurance conversation. The direct answer is to inventory by location and asset, support each value, identify ownership and dependencies, and state the valuation and policy questions that remain open. A single “campground buildings and contents” number can hide glamping units, decks, roads, utilities, pools, signs, outdoor property, and shared facilities.

The SBA recommends assessing business risks, comparing terms and prices, and reassessing when a business expands or replaces equipment. A schedule makes that reassessment practical. It is not an appraisal, engineering report, tax register, or promise that an item is covered.

Use one row for one decision

Start with this copyable table. Split a row when construction, ownership, location, valuation, deductible, or cause of loss differs.

Add a photograph folder and a map reference for every ID. Use a consistent naming convention such as “GL-03” for a glamping unit, “BH-01” for a bathhouse, or “UT-04” for a utility asset. The label is for organization; it does not decide how a policy defines the property.

Property categories to include

Buildings and guest units

List offices, reception, stores, restaurants, kitchens, clubhouses, maintenance buildings, bathhouses, laundry, cabins, park-model units, safari tents, yurts, domes, treehouses, and other lodging. Record address or map location, year built, dimensions, stories, foundation, roof or membrane, walls, construction, utilities, occupancy, heating and cooling, fire protection, and seasonal closure.

For glamping units, add frame, membrane, anchors, platform, foundation, piers, deck, stairs, railings, bathroom, kitchen, appliances, hot tub, fireplace, grill, furnishings, linens, and guest contents supplied by the operator. Note whether a unit is permanent, removable, moved, or stored.

Site improvements and outdoor property

Schedule roads, bridges, parking, gates, signs, fences, retaining walls, lighting, docks, piers, pools, splash features, playgrounds, courts, shade structures, landscaping improvements, and outdoor furniture. Ask whether a proposal treats each item as building, site improvement, outdoor property, or another category and whether a sublimit or special deductible applies.

Utilities and equipment

Record electrical pedestals, panels, transformers, wiring, buried lines, generators, wells, septic, water and sewer systems, pumps, tanks, water heaters, HVAC, refrigeration, kitchen equipment, pool systems, laundry machines, internet equipment, gates, and charging systems. Note the service area and dependency: one unit, a cluster, a bathhouse, or the whole resort.

Identify equipment that is leased, financed, maintained by a utility, installed by a contractor, or held at another location. Ask separately about equipment breakdown, utility-service interruption, underground services, spoilage, extra expense, and damage caused by a utility event.

Contents, inventory, and property of others

List furniture, beds, mattresses, linens, appliances, electronics, tools, supplies, food stock, retail inventory, rental equipment, carts, bikes, watercraft, maintenance equipment, and office records. Separate owned property from leased items, vendor property, guest property, and property held for others. A guest’s RV or belongings should not be placed on the operator’s first-party schedule merely because the guest occupies a site.

Value the schedule honestly

Attach invoices, contractor estimates, plans, appraisals, replacement-cost worksheets, equipment lists, purchase records, photographs, and recent improvement costs. State the date and source of each value and mark estimates as estimates. A new deck or utility installation should not disappear because its cost was included in a prior building number.

Valuation terminology needs care. The Oregon regulator’s commercial guide defines actual cash value as replacement cost less depreciation and replacement cost as the cost to repair or rebuild with similar kind and quality. The NAIC consumer explanation similarly explains depreciation and like-kind replacement, but its examples are homeowners-focused. Neither source decides the conditions, limits, coinsurance, margin, agreed-value, or reporting requirements in a campground’s commercial form.

For each row, ask:

• Is the value replacement cost, ACV, agreed value, stated amount, or another basis?
• Is there a coinsurance, margin, reporting, or valuation condition?
• Does the estimate include demolition, debris removal, design, permits, labor escalation, and code-related work?
• Is the item subject to a sublimit, special deductible, exclusion, or protective safeguard?
• Does the schedule match the property shown on the map, books, lender statement, and tax or asset records?

Do not use real-estate market value as a substitute for a building replacement estimate. Land, business goodwill, occupancy, and market demand answer different questions.

Map catastrophe and shared dependencies

Mark flood, wind, hail, wildfire, storm, drainage, coastal, access, and neighboring-property concerns by location. Identify which assets are exposed together and which shared system can create a larger interruption. Note unit spacing, vegetation, access for emergency responders, storage of removable membranes or furnishings, generators, pumps, and shutoffs.

FEMA’s NFIP commercial summary says its General Property Form is a single-peril form for direct physical flood loss, separates building and contents coverage, and may require separate policies for multiple structures. That is evidence about that NFIP form—not a conclusion that every private commercial property policy excludes or covers flood in the same way. Ask which policy, location, building, contents, limit, deductible, and valuation apply.

Connect the schedule to income

Add revenue dependencies to the map. Note which lodging units rely on a bathhouse, pool, clubhouse, road, electrical feed, water line, well, septic system, laundry, kitchen, or internet service. Separately record site fees, lodging, food, retail, rentals, events, and activity income. A property schedule cannot establish business-income coverage, but it helps identify the assets and operations a financial model should test.

Use the business-income guide to ask about triggers, waiting periods, restoration, continuing expenses, extra expense, dependent property, and utility-service terms. Keep reservations, occupancy, payroll, point-of-sale records, and monthly statements with the schedule.

Maintain and audit it

Review the schedule before renewal, after acquisition, after a loss, before opening a new unit, after a capital project, and when an amenity or vendor changes. Reconcile it with:

1. Site maps and photographs.
2. Fixed-asset and inventory records.
3. Lender and lease schedules.
4. Construction, maintenance, and inspection records.
5. Declarations, endorsements, and policy schedules.
6. Revenue, payroll, reservation, and interruption models.

Give the adviser a change log, not a silent spreadsheet replacement. Ask what changed, when it became operational, and whether an endorsement or revised statement of values is needed.

Premium property schedule FAQs

Should every item have its own value?

Use one row for each asset or group that shares location, construction, ownership, valuation, and policy treatment. Buildings, furnishings, pool equipment, utility systems, signs, roads, and outdoor property often need different descriptions. Ask whether any grouping or sublimit changes the result.

Does a property schedule prove coverage?

No. It reports facts and requested values. The declarations, forms, endorsements, exclusions, conditions, deductibles, applicable law, and loss facts determine any response.

How should I schedule a removable yurt or tent?

Describe membrane, frame, anchors, platform, foundation, furnishings, utilities, storage, seasonal removal, ownership, and value. Ask how the form treats the structure while installed, removed, transported, or stored.

Are flood limits the same as the commercial property limit?

Do not assume so. FEMA’s NFIP commercial summary is a specific single-peril form with its own building, contents, valuation, and multi-structure rules. Compare the actual flood arrangement with the private property policy and the schedule.

Can an appraisal replace the schedule?

An appraisal can support a value, but it does not identify every asset, ownership interest, shared dependency, activity, or policy condition. Keep the appraisal attached to a complete operational schedule.