Dozens of RV owners at Horn Rapids RV Resort in Richland, Washington, have been put on notice. If their RV is more than 10 years old, they’re not welcome anymore. The $2.5 million RV park is home to many long-term RVers, some of whom work for the nearby nuclear facility at Hanford, and plenty of others who are retired. Many of these folks have been happily living at the park for years. But a “new sheriff” has come to town, and she wants to clean up. Is it a case of RV age discrimination?
“Pat’s” rig is more than 10 years old
We were contacted by a Horn Rapids RV Resort patron earlier this week. We’ll call her Pat, but that’s not her real name. We’re concealing her identity lest there might be retaliation for her bringing this information to us. Pat has lived at Horn Rapids for several years and, yes, her rig is more than 10 years old.
Pat tells us that three years ago, the then-manager told park tenants that the ownership was rolling out a new policy. They planned to turn away RVs that were past their decade mark. Was it RV age discrimination? That’s not clear, but at the time, the manager assured long-term RVers that they would be “grandfathered in,” and wouldn’t have to move just because they had older rigs.
Recently, a new owner/manager came on scene. Horn Rapids RV Resort dwellers got notices. The first page of the three-page bulletin excitedly announced, “We are committed to making Horn Rapids a premier destination for all our guests.” Stressing that safety was a top priority, the notice also indicated that all residents would undergo a background check.
The addendum to the “Extended Stay Rules and Regulations” is where Pat and many others got alarming information. “RVs must be no more than 10-years old. We will start enforcing this rule on March 31, 2024. Please understand that if you are selling your RV and it is over 10 years old, it will need to be moved by this date.” What about that “grandfather” promise? Pat says the new manager said all promises made in the past are just things of the past.
Some residents are disabled
For Pat, moving out wouldn’t be easy. She’ll have to find another RV park, but she told us that the RV parks in the Tri-Cities area are either run-down and undesirable, or high priced. For others of her neighbors, moving won’t be so easy. Many live in fifth-wheels or other towables, and few have suitable vehicles to tow them with.
Some of the Horn Rapids residents are disabled. Pat referred to one older, disabled woman who lives in an RV. Her disability prevents her from using her rig’s factory-equipped fold-down stairs—she just can’t negotiate them. So some time ago the woman had an accommodating set of steps built that allows her access to her home. But the “new sheriff’s” rule addendum is creating a major problem.
Under a heading “ITEMS THAT ARE NOT ALLOWED” reads a point: “Self-made structures including, but not limited to, stairs, decks, enclosed sitting areas … These self-made structures must be cleaned up by September 30, 2023 before we renew your next month’s stay.” We asked Pat what will happen to the disabled resident. Apparently that’s the disabled woman’s lookout.
Is this RV age discrimination?
Is this a case of RV age discrimination? Lest you draw immediate mental pictures of the classic “trailer trash” that need clearing out, listen to a comment in a recent review of Horn Rapids RV Resort. “Super clean RV Park! Some full-timers but they are very well kept.” And another, “The park is beautifully maintained, clean, nice spaces and grassy areas.” Going back further in time, there were some comments indicating some long-term users had junk around their rigs, but junky sites can come with brand-new rigs as well.
We reached out to park management to get their side of the story. Repeated attempts have given us nothing to report, but we will be keeping on it. We also have a call in to an attorney who focuses on this area of the law. We’ll report back with our findings.
In the meantime, we do wonder what will happen to the folks who face the potential of RV age discrimination. Horn Rapids RV Resort touts 225 full-hookup sites. Pat tells us that the majority of those sites are filled with long-term dwellers. If even half of them live in rigs that are 10 years or older, that means in a few months literally dozens of families will be out of a place to stay—from one RV park alone.
##RVT1119b
Now I hear, if your already live in the park. And you want to move. To a new spot. You pay the new 625.00 rate…
OMG
Hotel.
It will not, reman a RV park.
Why would it?
Ever look across the highway at the Horn Rapids HOA?
There’s your smoking gun.
Unknow to all of you with a few exceptins is this bit.
Mobile home land lord Tenat act of Washington state protects us and that law is the one being trampled.
Not only that but your right to privacy is under seige here as well.
Your SSN is yours and you shuoudl e highly concerned any time anyone ask you for that as it is a FEDERAL LAW of 1974 unde rthe Privacy act as to how that information is to be used and SAFEGUARDED. This so called resort has done none of that and yet the outift they have dong the background check si supported by and afflialated with, the Westburo Baptist Church, which some of you might recall. They are the vey ones harassing and heckiling the family members and survivors of a DEAD Veteran KIA being buried at funerals.
Now that we have that fully established, as a veteran, anyone who supports this is, not anyone I’d support and not anyone I would defend. In so far as I am concerned, complete disregard for the laws, and the less than fortunate( apparently the bulk of you have 200 K or more to throw out for a new rig evey other 5 years).
So for those of you who don’t like long termers, I haven’t got many good words for you and if I did, it’d be two simpleones and any respect , is already out the window.
I have to love the double standard hypocrites posting here.
Your values, aren’t ours and ours, aren’t yours.
Ever heard of live and let live and don’t judge?
Apparently, not.
Space 31. HORN RAPIDS RIP OFF RESORT
Kind of an update: they finally brought in a big dumpster for all the steps, decks, fencing, etc that were on the worst sites. Before that the garbage was piled in and all around the regular dumpsters.
Word is the owner that was owned it when I moved in sold it. He and his daughter buy up RV parks, clean out the old, bring in new then sell for a profit. Will be interesting if true. I know someone moving back from AZ who has a newer RV but were told they could not move in until April when all us older ones are gone.
What it boils down to is: $$$$$
Hotel.
It will not, reman a RV park.
Why would it?
Ever look across the highway at the Horn Rapids HOA?
There’s your smoking gun.
I’ve lived here at Horn Rapids RV Resort for15 years. This park has gotten out of hand the last four years. Since the management has changed four years ago.
How the new owner is handling isn’t my way of doing it. But it needed to be done. Cinder block walls for example need to be gone. Styrofoam insulation that’s looks like crap, needs replacing or removed. I don’t see a issue with wood steps. Some renters have multiple propane bottles laying around. Some people are not concerned what their place looks like. So this is what happens. It time to clean house. Box storage trailers belong in storage area. Not along side your RV. Rant over. Glad to see the park getting cleaned up.
First of all, propane bottles are NOT laying around. Been here 5 years and they are upright, up to date and current according to law.
Unlike others, some don’t have the means to hand over 500 dollars for a deposit on a 120 gallon pumpkin style propane tank.
Some of us, don’t live to some other peoples standards nor do you live to mine.
I suspect that you were among the handful who complained and now have the weight on your moral shoulders to bear as to the disposition of disabled veterans, and cancer treatment patient tenants with no where else to go.
Yet I’m willing to lay money on the part that you wave the flag and pay homage to us vets , THREE times a year and the rest, we’re pawns.
You sir, ARE part of the problem.
Space 31, former occupant.
They trespassed my husband and I for trying to get mail forwarded.
Washington State Attorney Generals office would like to hear from you.
File that complaint and hire a lawyer.
See Northwest Justice Project for free legal assistance.
The “new management/owners” for the park have also added what amounts to a”gag order” that the residents will be fined if they discuss these changes with other residents. Hmmmm 1st Amendment violation? Why?
I have seen the rapid construction in the areas around the “resort”, so this heinous move I believe, is to muscle out residents as quickly as possible so the land can either be re-developed as additional apartment units or it is sold for a hefty sum.
Hotel.
LCR and CEL are both, involved in city negotiations behind closed doors. LCR wants to build more self storage units for the apartments and the city of Richland WA wants a hotel put right where you and I did and are living.
Catch is, LCR does not build hotels, but, Osborne construction, who built that place IS in the business of hotels and the like.
Look up that business on the web and you’ll find quickly they have been and are genrating millions of dollars via US Taxpayer funded contracts.
We all know how that goes with overruns and estimates.
Horn Rapids RV ” Resort” will be no longer in under two years.
Mark my words.
German Shepard dogs, which are the number one breed for Service Animals are being deined access to service.
THAT , will , net a multi million dollar lawsuit and when it happens, Osborne Construction will have alot of questions to answer in court and in the public mdeia.
I agree with many others, that RV Parks should not be doing this and should not be allowed to do this. Does this park apply “their 10 Year Rule” to Park Models too?
And some RV Parks are “too old” or look that way due to poor maintenance.
There are no park models.
10 years should merely be a rule of thumb that leads to actually examining the condition of RVs older than that. If they are well-kept, then enforcement based only on the age of an RV is stupid.
One of my pet peeves (a little one, but still a peeve) is that literally nobody even considers a truck camper (“slide in”) as an RV. The worst offender is Camping World which doesn’t even show this classification on its website, as do so many others. I live east of the Mississippi and truck campers are indeed a rare sight.
My camper is a 2012 Chalet TS116FB which the previous owner kept immaculate and I keep even more pristine yet; it looks brand new, is exceptionally well maintained and kept clean. Maybe it’s the OCD German in me. My truck is a 2015 GMC Denali 3500 HD, DRW which is also kept in immaculate condition. How do I register this when I make campground reservations? Do I list my truck, a 2015, to escape the 10 year rule? Or do I list the 2012 camper and get excluded under the 10 year rule? Mind you, I will NEVER willingly stay at a “resort” given that I prefer more primitive, dispersed, boondocking, or whatever one chooses to call it, but I have had to answer the year/make/model when visiting state campgrounds in my home state.
How am I supposed to manage the 10 year rule in this situation? Surely, I’m not the only one in a truck camper in this situation.
I saw a post recently of a wooden set of stairs that went together like a toy airplane. The gentleman had built them for his disabled wife to be able to get up into the RV. They pack up like a flat pack that needs none of the screws to hold it together and he takes it with the RV wherever they go. I guess these would not be allowed either? I am at the FMCA convention in Gillette and I couldn’t tell you the age of any of the RVs here. There are some that have no paint or markings on them…solid white. What about Airstreams…they haven’t changed in 75 years!
Junk around them NO, broken windows NO, parts falling off NO. But other than that it shouldn’t matter.
I’m hearing and reading that a lot of RV parks pay lower insurance premiums by implementing the 10-year age rule. Something about older rigs being more likely to leak contaminating fluids on the ground, catch fire, or have bad tenants, statistically speaking.
Or it could be that the RV park came up with this to force some folks out and free up spaces to rent at the nightly rate. I’m aware of one park in Reno that stopped offering spaces to a seasonal workcamper program, not because they disliked us, but because they said they make more money at the nightly rate so they just want the transient travelers.
This will keep happening nationwide and have bad effects. But private businesses are allowed to do that and everyone in an RV should always be prepared to adjust or move as needed. (I know, not everyone can prepare for that, but in theory they should. I’m not trying to be heartless.)
7 months of the year the area for transients is never full. During the winter might be a handful all week. Memorial Day, 4th and Labor Day it is full, also when there are rallies, tournaments at the nearby Little League field (happens maybe twice during the summer). So it is not to free up spaces for transient traffic. In the end it will be all about money.
A better rule for RV parks and campgrounds is to limit the duration a guest can stay in the park and not make rig age the deciding factor because once someone has made the park their home for 10 years, you are not going to move them out so easy. Overnight, up to two weeks, or six months. All paid in advance.
Really?
So the thought of anyone with limited income, disabled veteran ( who you hold so near and dear to your heart THREE times a year) cancer treatment patients, working people who are out at Hanford doing the job to clean that up and still afford somewhere to live has never ever occurred to you at all on any level?
Another part of the problem is that exact mindset. Never mind the rest as long as it doesn’t affect me right?
Disgusting.
Not everyone can afford to drop 160K on a new class-a every 10-years.
I mention 160K, because that’s the lowest cost class-a at Fleetwood Flair @ 29 feet, on a F53 truck chassis.
As for newer rigs being better or safer. Uhm,…there has been no real change in construction method on RVs for decades.
In the end of the day, some of these folks will be parking on the street soon.
This issue is much more complicated than a 10 year rule, it’s about housing discrimination as well as greed. Yes, this is a business and they can legally do whatever they want. However, it is highly likely that many of the evicted will become part of the homeless on wheels statistic. Society screams about the homeless/crime problem, but fails to recognize the root problem, the high cost of housing/ affordable long-term RV sites. These people are there because that’s all they can afford. If one has $2000 monthly income and a one bedroom apartment is $1500-1800 it doesn’t pencil out for them to survive. They are driven to the streets then we complain about them being there. What does the wealthiest nation in the world do about the problem? Perhaps we could kill them and put them out of their misery and off our streets?
I agree with you. $$$$$$ is what should be on the American flag instead of stars. We retired and sold everything for the dream of RV living. Now it’s nothing but a nightmare. Who can afford to travel in their RV anymore? Let alone buy a new one. This has been the biggest mistake we’ve ever made in our lives. I’m very afraid of what the future holds for all of us who are not wealthy. Seems that only rich lives matter in the USA.
Don’t call it RV’ing if you are permanently set up in a site. You are just living in a metal box apartment on a rented site! I think,the park should come up with some options, but we don’t want to park next to a 15 year old “trailer” with an old deck and steps. There’s two sides to every argument!
I agree with Steve. Either you are a traveler or a squatter. Some (many in the west) parks are guilty of taking the money and allowing the 10 year rule (not really a rule). People should not be looking at RVing as a way to “SAVE” money and live on the cheap. These park managers are challenged just as everybody else is with the crazy rising costs of living but they still have the right and responsibility to keep their park nice and respectful for the traveling public.
So glad you have plenty of money. Many of us can not afford an apartment or house or a new RV plus lot rent. We are not squatters. We pay rent, pay for our own internet that is listed on the park website as free, cable, electric, when branches break off or they grow out over our rigs we are responsible for cutting them down, stumble over trees roots in our grass – not the park. The site numbers can barely be seen if at all.
Yes the manager the last few years let people build beyond the park rules and now we are all paying for it. It would have been more fair to tell people to clean up their sites to follow the original park rules and evict those with RVs that are falling apart. Majority take pride in our RVS and work to keep them looking nice.
15 year old trailer huh?
Must be nice to toss money around like a barmaid slinign beer on a Friday night.
How do you feel about someone poking their fat nose into your personal and private life by having some so called background investigation done which is a ruse and is in FACT, a full on credit check, SOCIAL MEDIA HISTORY check and your background to include any criminimal past?
Heres a tip for you: What happened in the past is just that, the past. But this outfit has seen to it to invade YOUR privacy by accquiring informaiton based on your SSN, which is ILLEGAL) and then if you had anything in yoru criminal past to be used against you, to leverage you out that hour of the day or night?
Thus far, over 7 people were evicted, by force, due to some court issues that had been long ago resolved and dealt with in full. But yet here we are witht eh peanut gallery chiming in with absolutely no regard to law or morals.
You sir are part of the issue at hand.
This is for some, the road to being homeless.
Thanks for your considertion of supporting cancer treatment patient care and, disabled Ameircan Veterans.
Disgusting.
Soylent Green
The ten year old rule is likely enforceable even if kind of stupid, as there are many beautiful maintained and restored older MH’s. But if the business allows long-term/permanent residents, where does telling the woman with the wooden steps and small platform cross the line into violating ADA laws? It’s a business serving the public, and it’s a big stretch to say the woman’s stairs create any undue hardship for the RV park owner.
I’ve seen many ‘newer’ RV’s and TT’s pull into campgrounds. All of a sudden everything inside is put outside. Chairs, tables, grill’s, bicycles, dog pens, firewood and even outside games scattered throughout the site and encroaching on the other sites.
All of a sudden it looks like a homeless area. When these people leave, the site is left in total disarray.
Agreed. One time I even had a guy park his dually truck half on my site because there was no more room on his. That didn’t last long but the nerve to just do it without asking. Some people have no respect for others.
Regarding the “one older, disabled woman”, why not leave the fold-down stairs unfolded? There is a grab handle she can use which is easier to grab onto than the 2×4 on her wooden steps. Pat didn’t specify what the older woman’s disability was but if she can use the wooden stairs, I’m guessing it may be the physical aspect of unfolding the factory equip stairs. Pat or some neighborly neighbors surely can unfold the stairs for her, that should solve her being in compliance with new rules.
Folding/unfolding isn’t the issue. Our larger RV stays on a site year-round (we are seasonal residents). We have wood steps with a small landing deck. This construct was originally added (with park owner’s permission) so we could add a ramp for an aging dog and still have steps accessible for us to get in/out. Also, my spouse and many other people in this park have mobility constraints. RV folding steps are smaller (sometimes in both dimensions) and steeper than household steps. The rotating grab handle isn’t as easy to use as a continuous hand rail. Add a cane and no place to use it on narrow steps, and it all gets more complex.
You are so right. RV steps are usually steeper than a small porch with legal steps.
I would suggest a “condition” rule instead of an age rule. We had a 17 year old Mountain Aire motorhome that looked and operated better than some 5 year old motorhomes made today. If a person keeps up their RV in good condition and the outside looks good the ten year old rule shouldn’t be applicable. No one wants a piece of junk next to them. We had that problem in FL last year at Holiday RV Village, our home was next to a home that even had trash piled outside degrading the value of our home. Thankfully it’s gone now due to the owner being in jail for road rage and threatening another motorist with a gun.
Absolutely agree. There’s no details about this rule which, as your response gets to the heart of, is where the devil is. I’ve seen renovations look as nice as new. I guess a hard date is easier than making a subjective judgement though.
Agree. The same parks fretting about the 10 year rule are the ones with ‘no washing of rigs’ rules, and surprise, you get aged, grubby rigs. Honestly, it’s not about the age, it’s about the condition. They could have an annual condition review checklist at lease signing time, and require tenants to make needed changes or get out.
The 10 year rule is easier to apply than condition inspections and no push back from the RV owner – bottom line for park management.
Agree with thoughts that well maintained rigs should have a place. Disagree that prohibition on washing is a direct connection, especially where potable water is an expensive commodity. This is the case at the park where we winter. Many well-maintained rigs, mechanically and cosmetically. We have to pay for commercial washers who bring their own water – usually de-ionized which does a better job.
The “conditiion” rule clearly makes the best sense. Unfortunately the RV parks or govt. campgrounds do not want to pay or employ people with common sense or expertise to know what a good RV is and a bad RV is. Just this week we were in a National Park and the young employees there did not have a flick of judgment as far as running an RV park or god forbid, judging the condition of any RV. Total neophytes. Who hires these people?
The 10 year old rule is what gets me. Our 40 QSH Tiffin MH is now 17 years old and in pristine condition on the outside and more mechanically in better shape than the newer “Crap” being produced today. Units should be judged on a case by case condition.