Can Caravan Parks Be Liable for Holidaymakers Property?

Introduction

If you run a caravan park, holiday park or campsite, you’ll know that guests bring a lot more than suitcases. Laptops, bikes, paddleboards, BBQs, awnings, gas bottles, tools, prams and even mobility scooters can all end up on pitch. When something goes missing or gets damaged, the question quickly becomes: is the park responsible?

In the UK, the answer is rarely a simple yes or no. Liability depends on what happened, what you promised, what you did to prevent loss, and whether the law treats you as a “bailee” (someone temporarily responsible for another person’s property). This guide explains the key principles in plain English, with practical steps to reduce disputes and protect your business.

The short answer

A caravan park can be liable for a holidaymaker’s property in certain situations—especially where the park:

• Took possession or control of the item (for example, storing it, moving it, or holding it in reception)

• Was negligent (for example, poor security, broken gates, inadequate lighting, known risks not addressed)

• Made specific promises about security or storage that weren’t met

• Caused damage through staff actions or unsafe site conditions

But parks are not automatically responsible for everything guests bring, and “we accept no responsibility” signs do not always protect you.

What counts as “property” in this context?

For most claims, property includes:

• Personal belongings (phones, laptops, jewellery)

• Outdoor gear (bikes, surfboards, fishing kit)

• Camping/caravanning equipment (awnings, generators, gas bottles)

• Vehicles and trailers

• Items left in communal areas (toilets, showers, laundry rooms)

The key issue is whether the park had a duty of care, and whether it breached that duty.

The legal basics: duty of care and negligence

Most disputes come down to negligence. In simple terms, a guest must show:

1. The park owed them a duty of care

2. The park breached that duty (did something unreasonable, or failed to do something reasonable)

3. The breach caused the loss or damage

4. The guest suffered a measurable loss

A park won’t usually be expected to guarantee that nothing is ever stolen. But it is expected to take reasonable steps to keep the site safe.

What “reasonable steps” can look like

Reasonable security and safety measures vary by site size, location and risk profile, but often include:

• Working barriers/gates and controlled access where appropriate

• Adequate lighting in high-footfall areas

• Clear signage about risks and safe storage

• CCTV in key areas (and a process for retaining footage)

• Staff patrols or visible presence at peak times

• Maintenance of locks, fences and communal storage areas

• Procedures for lost property, incident reporting and escalation

If you know there’s a recurring issue (for example, repeated bike thefts near a particular block) and you do nothing, the risk of liability increases.

When a caravan park is more likely to be liable

1. You took possession of the item (bailment)

If a guest hands something to staff for safekeeping—say, a laptop left at reception, a key kept in the office, or a bike stored in a locked shed you control—the park may become responsible as a bailee.

In bailment situations, the park is typically expected to take reasonable care of the item. If it goes missing due to poor handling, weak controls, or staff negligence, liability becomes more likely.

Practical examples

• Reception agrees to store a guest’s bag behind the desk; it disappears during a shift change.

• A guest pays for secure bike storage; the storage area is left unlocked.

• Staff move a guest’s awning during pitch maintenance and tear it.

2. Damage caused by site conditions or maintenance failures

If property is damaged because the site is unsafe or poorly maintained, the park may be liable.

Examples include:

• Flooding due to blocked drains damaging items in an awning

• Falling branches damaging a caravan or vehicle where trees weren’t inspected

• Fire spreading because of inadequate fire safety controls

• Power surges damaging appliances due to electrical issues

The more foreseeable the risk, the more important it is to show you had inspections, maintenance schedules and documented checks.

3. Misleading promises about security

Marketing claims and on-site statements matter. If you advertise “secure gated park with CCTV” but gates are routinely left open and CCTV is non-functional, a guest may argue they relied on those claims.

This doesn’t automatically create liability for theft, but it can strengthen a negligence argument.

4. Staff actions or errors

If an employee causes damage (for example, a grounds vehicle hits a car, or staff mishandle stored items), liability can attach to the business.

5. Inadequate control of known risks

If there’s a known pattern of theft, vandalism or anti-social behaviour, and you fail to take proportionate steps, you may be exposed.

This is where incident logs matter. If you can show you responded—improved lighting, repaired fencing, increased patrols, liaised with police—you’re in a much stronger position.

When a caravan park is less likely to be liable

1. The guest kept the item under their own control

If a guest leaves valuables unattended on pitch, in an unlocked caravan, or in communal areas, the park is less likely to be responsible—unless there’s clear negligence by the park.

2. Theft by a third party without negligence

If you have reasonable security and procedures, and a determined thief still steals property, liability is less likely.

3. Clear, fair terms that limit liability (within the law)

Parks can use terms and conditions to set expectations and limit certain losses, but they must be fair and enforceable.

A blanket “we are not responsible for anything” approach is risky. UK consumer law can make unfair terms unenforceable, especially if they try to exclude liability for negligence.

Do signs and disclaimers actually work?

Signs help set expectations, but they are not a magic shield.

A sign like “Vehicles and contents left at owner’s risk” may help show guests were warned, but it won’t usually protect you if you were negligent.

Best practice for signage and terms

• Make key terms visible before booking (online and at reception)

• Use plain English, not legal jargon

• Avoid overreaching exclusions

• Be specific: what you do/don’t provide (for example, “No on-site secure storage for bikes”)

• Align your signage with what you actually do on site

Common “hot spots” for disputes

Bikes and e-scooters

These are high-value and easy to steal. If you offer “secure storage”, make sure it’s genuinely secure and managed.

Communal facilities

Toilets, showers and laundries are common places for items to be left behind. Clear reminders and a robust lost-property process reduce conflict.

Vehicles and car parks

Damage can happen from other guests, weather, falling branches, or staff vehicles. Marked bays, speed controls, lighting and tree inspections all help.

Awnings and outdoor set-ups

Wind damage, trip hazards, and fire risks are common. Clear rules about anchoring, spacing and BBQ/firepit use can reduce incidents.

What to do when a guest reports loss or damage

How you handle the first 30 minutes often determines whether the issue escalates.

• Take it seriously and stay factual. Avoid admitting liability on the spot.

• Record the details: time, location, description, value, photos, witnesses.

• Check what you control: gates, locks, CCTV coverage, staff logs.

• Preserve evidence: save CCTV clips and incident reports.

• Provide next steps: police reference where appropriate, your internal process, expected timelines.

• Follow up in writing: confirm what was reported and what you’re doing.

A calm, consistent process reduces complaints and helps your insurer if the matter becomes a claim.

Insurance: what cover should caravan parks consider?

Even with great procedures, incidents happen. The right insurance can protect you from the cost of claims and legal disputes.

Depending on your park, you may want to review:

• Public liability insurance: for third-party injury and property damage arising from your negligence

• Employers’ liability insurance: if you have staff

• Property insurance: for your buildings, contents and site assets

• Business interruption: if an incident disrupts trading

• Commercial legal expenses: for defending disputes and pursuing debts

• Cyber insurance: if you take online bookings and store customer data

If you offer any form of guest storage (even informally), tell your broker. The way you operate can affect what is covered.

Practical risk-reduction checklist (quick wins)

• Publish clear T&Cs at booking and check-in

• Keep gates, locks and lighting maintained (log inspections)

• Make CCTV operational and have a retention process

• Create a simple incident report form for staff

• Offer realistic guidance: “Don’t leave valuables unattended”

• If you offer storage, control access and document handover

• Review tree safety, drainage and electrical maintenance schedules

• Train staff on what to say (and not say) when incidents occur

FAQ

Are caravan parks responsible for theft?

Not automatically. A park is more likely to be responsible if it failed to take reasonable security steps or if it had control of the item.

Can a park exclude liability in its terms?

It can limit certain losses and set expectations, but terms must be fair and cannot usually exclude liability for negligence.

What if the theft was by another guest?

You may still face a claim if the park’s security or procedures were negligent. If your controls were reasonable, liability is less likely.

What if a guest left the door unlocked?

That can reduce or eliminate the park’s liability, depending on the circumstances. Good guest guidance and clear signage help.

Should we provide secure storage?

It can be a competitive advantage, but it also creates responsibility. If you offer it, make sure it’s properly controlled and insured.

Conclusion: protect guests, protect the business

Caravan parks can be liable for holidaymakers’ property, but liability usually turns on control and reasonableness. The goal isn’t to promise perfect security—it’s to show you take proportionate steps, communicate clearly, and respond professionally when incidents happen.

If you want peace of mind, a quick review of your procedures and insurance can make a big difference—especially before peak season.

Need cover for your caravan park or holiday park? Speak to a specialist commercial broker who understands guest property risks, public liability exposures and the realities of running a busy site.