Caravan Owners Fight Holiday Parks

The Shattered Dream: UK Caravan Owners Fight Back Against 'National Scandal'

Thousands of holiday home owners across Britain are locked in a battle with park operators over claims of intimidation, broken promises and devastating financial losses. An idyllic dream of a personal getaway and a dependable revenue source has, for many, descended into a nightmare of soaring fees, aggressive sales tactics and the feeling of being trapped. Now, an increasing number of proprietors are pursuing litigation, exposing what some have called a "national scandal" in an industry that remains largely unregulated for holiday lets.

This fight for justice shines a light on practices that have left families out of pocket by tens of thousands of pounds. Many have been forced to offload their static homes to the same firms that originally sold the properties, often at a fraction of their initial cost, only to see them re-advertised for huge profits. The emotional and financial toll is immense, with people reporting feelings of shame, stress, and some even facing financial ruin.

An Investment Turned Sour

The story of Jason Ross and his wife Asha is a stark illustration of the problems plaguing the sector. They purchased a premium static home, referred to as a lodge, for £125,000. It was situated in the county of North Yorkshire. The couple viewed it as an investment that would provide a reliable financial return. The purchase was made from Prestige Country Parks, which operates the Malton Grange Country Park site.

Patrick O'Donovan, a sales manager, allegedly assured them of a healthy rental income. The company's presence on social platforms reinforced this assertion, proposing investors could see a weekly return of £1,000. These promotions also suggested the lodge’s worth would increase similarly to real estate. This counsel contradicts recommendations from industry organisations such as the NCC, or National Caravan Council, which suggests purchasers treat caravans as assets that will lose value.

Within six weeks, their investment had yielded a mere £180 from two bookings. Realising their plan was unravelling, they requested the park to repurchase their property. The eventual price agreed upon was substantially lower than their purchase price, resulting in what they describe as a "huge" financial loss. The embarrassment of the situation has prevented them from disclosing the exact amount.

Threats and Deception Alleged

The situation for the Rosses escalated once they began exploring legal options. Mr. Ross had a telephone exchange with Mr. O'Donovan, which he recorded. During the call, he made a remark that the pair understood to be an implicit warning, stating that the company was aware of their location. This left Mrs. Ross deeply shaken, questioning the nature of the company they were dealing with.

Further investigation revealed another layer of alleged deception. The couple asserts the company informed them the former proprietor of the static home was deceased. However, it was later discovered that the former owner, Paul Gordon, was very much alive. He recounted an ordeal that mirrored their own, having acquired that specific static home for £140,000 during May of 2021, only to sell it to Prestige for a mere £70,000 sixteen months later. Industry insiders estimate this one static home possibly produced corporate earnings near £180,000 over a period shorter than five years.

Image Credit - BBC

A Pattern of Behaviour

Prestige Country Parks communicated it disapproves of intimidating actions and is looking into the telephone exchange and the details supplied about the prior proprietor. They assert the low offer was a result of the firm having excess stock and the pair's need for a rapid transaction. The business also states it made clear that revenue from letting the unit was never certain. Mr. O’Donovan did not respond to requests for comment.

However, the experiences of the Rosses and Mr. Gordon are not isolated incidents. Hundreds of other caravan owners have come forward with similar stories of feeling misled and financially disadvantaged by vacation site operators across the country. These accounts paint a picture of a sector where some operators appear to exploit buyers' dreams for significant financial gain.

The "Block and Flip" Strategy

Industry insiders have shed light on a practice some have termed "block and flip." This strategy allegedly involves creating circumstances that coerce proprietors into offloading their static homes to the park for a pittance. The park can then resell the pitch and caravan to a new buyer at a substantial markup. The profit margins are described as being so great that it incentivises businesses to push owners out to resell the base repeatedly.

This business model hinges on a steady turnover of owners. A park's sales volume is restricted by its number of available plots. Therefore, an existing owner leaving a pitch opens up a lucrative new sales opportunity. This creates a potential conflict of interest, creating a situation where an owner’s exit is more financially advantageous for the park than their long-term stay.

The Wild West of Regulation

A key issue underpinning these disputes is the lack of specific regulation for holiday caravans. While residential mobile homes, where the occupant lives permanently, receive protection under the 1983 Mobile Homes Act, giving owners security of tenure, holiday homes do not. For vacation caravans, any arrangement falls under private contractual agreements, which are considerably more relaxed. This legal grey area leaves buyers vulnerable.

Many purchasers, often unfamiliar with the industry, may not have examined the finer details of their agreements. Peter Preidel, a trader of pre-owned caravans, suggests these contracts can be heavily weighted in the park's favour, giving the park broad discretion to act as it sees fit. This imbalance of power is at the heart of many of the complaints from distressed owners.

Soaring Site Fees

One of the primary tools used to exert pressure on owners is the annual site fee. The ordeal of Sandra and Mark Thompson at Allerthorpe Golf and Country Park, another Prestige site near York, highlights this issue. In 2019, they acquired a static home for £66,000. Their ground rent was complimentary for the initial year and then £3,995, but after only three years had passed, they were confronted with a bill for £7,000.

Mr. Thompson described feeling "bullied" by the situation, stating the stress and arguments were no longer worth it. This is a feeling shared by people who previously owned properties at other sites who felt cornered by escalating costs. The Holiday Park Action Group (HPAG) reports cases where increases in ground rent have far outstripped inflation, with one owner seeing a 46% hike in just two years.

A Devastating Loss

Feeling they had no other option, the couple approached the site to repurchase their static home during September of 2024. A manager from the sales department put forward a figure of £23,000, which represented just over one-third of their initial outlay. Mrs. Thompson conveyed they felt there was no alternative but to agree because the situation was making her husband ill.

Their devastation was compounded when they saw their former lodge advertised for sale shortly after they left. It was in the exact same spot, but with a price tag of £110,000—an £87,000 increase on what they had received. The couple had taken out a mortgage to buy their holiday home, a loan they are still responsible for paying off, making the financial blow even more severe.

Image Credit - Trip Advisor

Undercover Investigation

To test the park's sales practices, reporters posed as prospective buyers for the Thompsons' old static home. A sales representative proposed a £90,000 price, which incorporated the ground rent for the initial year, almost £70,000 greater than the sum the Thompsons received. The salesman asserted that ground rent would only ever increase in step with inflation, stating the park was unable to arbitrarily raise them to £7,000. This happened despite it being precisely what the Thompsons and fellow proprietors at the location had encountered. The management of Allerthorpe Golf and Country Park refutes any allegation of deceit, attributing inflated charges to rising operational expenses and site improvements. The company noted that asking prices consider property enhancements and prime positioning.

Widespread Industry Problem

The issues extend beyond a single park operator. Vivian Vincent acquired a static home for £80,000 with James, her husband who has since passed away, at a Far Grange Holiday Park location in East Yorkshire in 2010. Following his passing in 2023, she made the choice to put the property on the market. Haven, the proprietor of the park, put forward £26,500 for the lodge.

Just two days after she handed over the keys, she saw her former holiday home showcased within a promotional video from Haven with an asking price of £74,999. Mrs. Vincent expressed her devastation, acknowledging that businesses need to make a profit but feeling that this level of mark-up was not right. A representative for Haven stated the firm regretted that Mrs. Vincent had a negative experience and added the ultimate sale amount was substantially less than the figure hinted at in the promotional footage.

A Call for Legal Protection

The sheer volume of complaints has led to organised legal action. A lawyer, Hugh Preston KC, is acting for approximately 1,200 static home proprietors in legal proceedings aimed at leisure park companies. The action aims to challenge the fairness of site fee increases and address misleading claims about the value of holiday homes at the point of sale. The Holiday Park Action Group (HPAG) has been instrumental in bringing these owners together, describing the situation as a "national scandal" that has caused people to lose pensions and savings.

Campaigners argue that existing consumer protection legislation, for example the Consumer Rights Act 2015 and the Consumer Protection from Unfair Trading Regulations 2008, are not sufficient. They are calling for new legislation specifically for the vacation caravan industry, similar to the protections afforded to residential park home owners. The government has so far resisted these calls, stating that current consumer laws are adequate.

Misleading Sales Pitches

A common thread in the complaints is the feeling of being misled from the very beginning. Sales staff are accused of making promises that are not reflected in the written contracts. These verbal assurances can range from the potential for rental income to the ability to live in the caravan permanently. Mike Chesworth reported being told by staff at Wyre Country Park that he could retire and live in his property year-round, only to discover later that the park only had a holiday licence, meaning he could be evicted at any time.

These high-pressure sales environments can be intimidating for buyers. The dream of a vacation property can rapidly turn unpleasant when the reality of the contractual obligations becomes clear. The lack of transparency in many sales processes leaves buyers at a significant disadvantage.

Unfair Contract Terms

The contracts themselves are often a source of contention. Owners report contracts that are heavily biased in favour of the park, with clauses that allow for arbitrary rule changes and fee hikes. Some contracts include rules that force owners to use the park's own services for things like insurance, maintenance, or even cleaning, often at inflated prices.

Another contentious issue is the mandatory replacement of caravans after a certain age, typically 10 to 15 years, regardless of their condition. This can force owners into a significant and often unexpected expense or require them to leave the park. These kinds of terms are being challenged in court as unfair under the Consumer Rights Act 2015.

The Resale Trap

When owners decide to sell, they often find themselves in a difficult position. Many park contracts contain clauses that give the park the right of first refusal or impose significant commissions on private sales. This can make it difficult for owners to achieve a fair market price for their caravan.

A static home's worth diminishes considerably once it is sited. Unlike property, it is an asset that depreciates as it ages. Many owners claim they were not made aware of this depreciation at the point of sale. This, combined with the difficulties of selling privately, can lead to substantial financial losses, trapping owners in a cycle of debt.

Image Credit - Trip Advisor

Lack of a Central Regulator

A significant challenge for owners seeking redress is the absence of a single, dedicated regulatory authority for the vacation park business. While some parks are members of trade associations like the NCC, or National Caravan Council, or the British Holiday & Home Parks Association (BH&HPA), membership is not mandatory, and their codes of practice are not legally binding in the same way as statutory regulation.

This leaves owners to navigate a complex landscape of consumer law, contract law, and local authority licensing. For many, the cost and difficulty of pursuing litigation are prohibitive, allowing unfair practices to continue unchecked. The Chartered Trading Standards Institute (CTSI) has published guidance for park operators on their legal obligations, but campaigners argue this is not a substitute for robust regulation.

The Emotional Toll

The financial losses are only part of the story. The stress and emotional impact on owners can be profound. Many feel a deep sense of shame and foolishness for having been caught in what they see as a trap. The constant worry about rising fees and the feeling of being powerless can take a heavy toll on mental health.

For many, the holiday home was meant to be a place of relaxation and escape. The reality has become one of conflict and anxiety. The dream of a happy retreat has been shattered by the harsh realities of an industry that some feel prioritises profit above all else.

The Need for Transparency

At its core, the issue comes down to a lack of transparency. Buyers need clear, honest information at the point of sale about all the costs and obligations involved in caravan ownership. This includes realistic information about potential rental income, the certainty of depreciation, and a full breakdown of site fees and how they can be increased.

The National Caravan Council recommends that prospective purchasers undertake thorough investigation before making a purchase. They urge people to read contracts carefully, understand all the ongoing costs, and consult a professional adviser like a solicitor. While this advice is sound, the responsibility should not fall exclusively on the purchaser to guard against potentially predatory practices.

A Call for Change

The growing chorus of complaints and the ongoing legal action are placing the vacation park business under intense examination. The "national scandal" described by campaigners is a call to action for greater regulation and consumer protection. Owners are no longer willing to suffer in silence. They are banding together to demand change and seek justice for the financial and emotional hardship they have endured.

The outcome of the legal challenges could have far-reaching implications for the industry. If the courts rule in favour of the owners, it could force a fundamental change in the operational methods of vacation parks, leading to fairer contracts, more transparent practices, and a better deal for the thousands of people who simply want to enjoy their hard-earned holiday home.

The Future of Holiday Parks

Britain's vacation park business is a major contributor to the economy, supporting thousands of jobs and generating billions in visitor spending. However, the ongoing disputes and negative publicity threaten to tarnish its reputation. For the industry to have a sustainable future, it must address the serious issues raised by owners.

This means moving away from a model that can appear to prioritise short-term profits from caravan sales over the long-term satisfaction of owners. Building trust through fairness and transparency is essential. Without meaningful change, the dream of holiday home ownership will continue to turn into a nightmare for too many.