The city water and sewer are an expense but for the most part, that is where the trouble ends. Even this can be limited by hiring such services that privatize the water collection (Linda Knox from our seminar has such a company) which in essence creates a 3rd party water company that can bill each tenant separately for water and even (legally) cut off water for non-payment.
The park owner has to install the meters and set the system up and if I’m not mistake its a couple hundred per meter to get setup but once you are, that expense is no longer yours. As I understand it from her presentation, the service does all the collections, can legally bill for admin and then pays the water bill (which I believe remains in your name). She or some company like her’s would know for certain.
I remember thinking that the money would be recouped in about a year based upon my park numbers but your park would vary. My has city water but septic so my bill is less. I guess yours might pay for itself in less than 1 year.
With that expense licked you are in a good position and have increased your parks value by reducing the expenses.
When we are on septics there is always the concern that if a problem surfaces (no punn intended) then the city might require you to eliminate that spot in the park. Both Scott and I have had this experience. Fortunately for me I bought the park with that spot already eliminated and Scott was able to relocate the home in his park and make up for the loss of income.
Septics in many locations are regulated either by zoning (when you are building) or by backdoor zoning (when building) by requiring large, usable amounts of property for “repair fields.” This can greatly limit the number of homes you can put on smaller pieces of property.
With city water and sewer you can add a great deal more homes to the land per acre.