How to Start a Campground or RV Park in Pennsylvania

Forming the business is the easy part of starting a campground in Pennsylvania. An LLC takes one $125 filing with the Department of State. The harder work is the campground permit, zoning approval, and water and sewage approvals that decide how many campsites your land can hold. Owners who buy land before checking those rules often learn too late that the parcel cannot support the layout they planned.

This guide covers how to start a campground in Pennsylvania in the order that prevents the most trouble: formation, zoning, DEP planning, the annual health permit, tax registration, and ongoing filings. It explains the pa campground permit under 28 Pa. Code Chapter 19, the separate rules for organized camps, and the pa campground regulations that new owners most often underestimate.

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Materials and Documents You Need

Start the slow items first. Zoning letters, engineered site plans, and utility approvals usually take the longest.

A compliant business name. An LLC name must contain company, limited, or limited liability company (or an abbreviation of one) and cannot contain words such as corporation or incorporated.
Certificate of Organization, Domestic Limited Liability Company (Form DSCB:15-8821), filed with a Docketing Statement (DSCB:15-134A).
A Pennsylvania registered office with a street address and number. A post office box alone is not accepted. If you have no Pennsylvania address, you need a Commercial Registered Office Provider (CROP) contract.
Proof of land control, such as a deed, purchase agreement, or long-term lease.
A scaled site plan showing campsites, roads, parking, water sources, sewage systems, drainage, and buffers. Most owners hire a licensed engineer or surveyor for this.
Written zoning confirmation from your township or municipality.
Water and sewage plans covering either public connections or systems reviewed under DEP rules.
A myPATH account for state tax registration.
General liability insurance quotes that cover campers, cabins, and common areas.

Step-by-Step: How to Start a Campground in Pennsylvania

Step 1: Choose your business structure and check the name

Many small campground owners choose an LLC because it can separate personal and business liability. A corporation is an option, but its articles must be advertised in two newspapers of general circulation, one preferably a legal journal, with proof kept in your corporate minutes. LLCs in Pennsylvania have no publication requirement.

Search your proposed name on the Department of State business search at file.dos.pa.gov/search/business before filing. If you need time, a name reservation costs $70 and holds the name for 120 days. Structure affects taxes and liability, so review the choice with an attorney and a CPA.

Step 2: File the formation document online

File the Certificate of Organization through Business Filing Services at file.dos.pa.gov. The filing fee is $125, and the Bureau asks filers to allow about 15 business days for processing. Expedited service is available online or in person only, in addition to the $125 fee:

Expedited option	Received before	Added fee
Same day	10:00 a.m.	$100
3 hour	2:00 p.m.	$300
1 hour	4:00 p.m.	$1,000

A separate $70 Special Processing fee can be added if several same-day documents must be filed in a specific order. Check current processing times before you choose an option.

Step 3: Set up your registered office

Pennsylvania does not use registered agents. Your filing must list a Pennsylvania registered office with a street address and number. If your business has no Pennsylvania address, a CROP under 15 Pa.C.S. section 109 can serve in its place. Listing a CROP without a contract can carry civil and criminal penalties. A CROP also cannot be used where a principal place of business is required, such as a fictitious name registration.

Step 4: Get local zoning approval before you buy or build

Zoning is the step most likely to stop a campground project, and your township or municipality handles it, not the state. Ask in writing whether campgrounds or RV parks are a permitted use on the parcel, which zoning district it sits in, and whether the use needs a special approval, hearing, or variance. Ask about setbacks, buffers, site density, road standards, and signage. Get the answers in a letter you can attach to your permit application. Ask whether a county planning office also reviews the project. A neighbor objection can trigger a hearing, so build that delay into your schedule.

Step 5: Plan water and sewage with DEP early

The Pennsylvania Department of Environmental Protection (DEP) regulates campground water supply and sewage systems. These rules affect layout, site count, and cost more than most owners expect. Contact the DEP regional office that covers your county before you finalize the site plan. Ask whether public water and sewer service is available and, if not, what a well or on-site sewage system would require. Do not assume a system sized for a single house will serve a campground. Confirm the specific requirements with DEP.

Step 6: Apply for the campground permit under 28 Pa. Code Chapter 19

Campgrounds and organized camps in Pennsylvania need an annual permit under 28 Pa. Code Chapter 19. The permit is separate for each site and is valid for one year. An owner with two campground locations needs two permits. The county or local health department issues the permit where one exists. Where there is no county or local health department, check with the Pennsylvania Department of Health (DOH) to find the issuing office for your location.

Confirm the application forms, fee, plan requirements, inspection timing, and renewal date with the issuing office, since these can vary by office. Submit your site plan, water and sewage approvals, and zoning letter with the application. Ask whether an inspection is required before the first permit is issued and before you open. Do not take reservations or advertise a season until the permit is in hand.

Step 7: Register an organized camp if it applies

An organized camp is an outdoor group living program of five or more consecutive days, such as a youth or retreat camp. In addition to the Chapter 19 permit, it must register yearly with DOH for $10 under Act 497 of 1959. The registration period runs July 1 to June 30. Ask DOH to confirm your classification, because the line between a campground and an organized camp can blur for group rentals.

Step 8: Register for state taxes through myPATH

Pennsylvania has no general business license, and the PA-100 was retired in 2022. Tax registration now happens through myPATH, where you can register for a Sales, Use and Hotel Occupancy Tax License. The state sales tax rate is 6%. The hotel occupancy tax applies to lodging rentals of less than 30 days, so cabin operators should register early. Confirm with the Pennsylvania Department of Revenue how the tax treats campsite fees, cabin rentals, and add-on charges. Ask your county and municipality whether either levies a local hotel tax.

Income tax follows your entity type. Pass-through LLC income is taxed to owners at the 3.07% personal income tax rate. An LLC taxed as a corporation pays the Corporate Net Income Tax, which is 7.49% for tax years beginning in 2026.

Step 9: Confirm local building and operating rules

Most businesses in Pennsylvania need no state or county business license. That does not mean local rules fall away. Cabins, bathhouses, pavilions, and electrical service usually need building and electrical permits from your municipality. Ask about fire access roads, quiet hours, pet rules, and any local registration requirement for short-term rentals. Local rules vary widely, so confirm each one before you build.

Step 10: Calendar the recurring filings

Once you open, expect these recurring obligations. The LLC annual report costs $7 and is filed online from January 1 to September 30 each year, a requirement that began January 1, 2025. Corporations file their annual report from January 1 to June 30. Renew your campground permit with the issuing health office, renew organized camp registration from July 1 to June 30 if it applies, and file sales and hotel occupancy tax returns as your license requires.

Tips for a Smoother Launch

Start with zoning, not the land purchase. A written zoning answer costs far less than a failed closing.
Ask the health office for its checklist in writing, including the site plan details it expects.
Have your engineer design to DEP standards from the start. Redrawing a layout after approval costs more than getting it right the first time.
Keep one binder with each permit, approval, renewal date, and agency contact.
Use the Pennsylvania Small Business Development Centers for advising on your business plan and financing.

Common Mistakes to Avoid

Assuming no state business license means no permit. Campgrounds need the Chapter 19 permit regardless.
Treating one permit as covering every property. Permits are issued per site, so each location needs its own.
Listing a PO box as the registered office. Pennsylvania requires a street address and number, or a CROP contract.
Choosing a name the state will reject. An LLC name cannot contain corporation or incorporated, and it must be distinguishable from names already on file.
Ignoring the hotel occupancy tax on cabins. Rentals of less than 30 days can trigger it.
Advertising before permits are final. Confirm your permit status in writing first.

What to Expect Once You Are Permitted

A campground that completes formation, zoning, DEP planning, and permitting in order can open on a clear legal footing. Many operators find that their first season depends as much on how closely the built site matches the approved plan as on the paperwork itself. Results depend on your location, site design, and local demand, so treat any revenue projection as a planning estimate, not a promise. Budget for a slower first season.

Important Information

This article is informational only. It is not legal, tax, or engineering advice, and it does not replace the requirements of the Pennsylvania Department of State, Department of Revenue, Department of Health, Department of Environmental Protection, or your local municipality and health office. Requirements change, so confirm every fee, deadline, and process with the agency that administers it. Consult a Pennsylvania attorney and a CPA for decisions about business structure, taxes, and liability, and a licensed engineer for site design.

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