In the middle of summer, when a client meets the owner of the campsite where he is on holiday, he generally finds someone smiling and relaxed, available to exchange a few words of welcome or to give advice regarding the region. Sometimes it's the boss who serves at the bar, hosts the parties, shares a moment with a family, and often it is the lady who welcomes customers and takes great care of them...
That's exactly like that, but there is also an entire organization managed by these campsite owners, which quite naturally a part that escapes the customer. From there to what some customers express spontaneously: "It's really a cool job, and in addition we only work two or three months a year!" there is only a tiny step that would quickly erase the smiles of the owners.
For you, future owners, we are going to lift the veil, take a look behind the scenes, where you will be evolving in a few months.
First of all, being a campsite manager means knowing how to be 100% ready for the big show of the high season; it's like preparing for a performance, the anticipation is important, precise, and yet invisible.
During the action, once the kick-off has been given, behind the relaxed smiles there is someone who has every minute of their day in mind. The moment he talks to his clients he knows exactly what he's going to do right after he leaves them, and he mentally tracks each employee's schedule.
Knowing how to organize is essential, and anticipation is the key.
It is within everyone's reach, you just have to be aware of it.
In practice, imagine a Saturday at the end of July:
You are beaming, all your rentals are reserved, and 25 families will arrive to take their place in mobile homes. Of course, these same mobile homes will be left by other customers the same day.
You have thought of indicating on your contracts that departures must be made before 11:00 a.m. and arrivals after 4:00 p.m., even if about a half of the customers will part either before or after the indicated hours.
You have provided staff to do the cleaning, to manage the inventories, the billings of departure, the installations of the arrivals. You also have provided sufficient quantities of bedding renewal.
You have thought to check that the gas cylinders of each rental are supplied, and put some in reserve. On this day of departure and arrival, you have anticipated a greater influx of customers at the restaurant, supplies and staff accordingly. The sanitary facilities of the campsite will of course be impeccable, the pool deck irreproachable and the water completely clear and at the right temperature.
And you are ready to intervene personally, as a back-up or to solve an unexpected issue and all while hoping that the weather is good.
Whoa! let's catch our breath!
As you will have understood, the day of arrivals / departures is the day of extreme intense.
The other days of the week are punctuated by entertainment, ongoing maintenance of all facilities, and contact with customers. It's much more manageable, but tell yourself that you will always have everything in mind so that everybody who lives with you during the holidays, is satisfied.
It is about their loyalty, your reputation, and therefore your success.
A campsite with 100 pitches is a village of 300 to 400 people. You can also visualize yourself as the captain of a long-haul airliner taking off around July 10 and landing around August 20. During this period, you will need to have a good, well-trained crew, you will need to sleep quickly; but rest assured, your sleep will be intense and of good quality.
You will come across turbulence, you will have applause, some will envy your place, and others won’t notice anything special...
But you, the camping owner, with your professional eye, you will have observed every moment. For each point of tension you will have analyzed its origins, you will have taken notes to, after the season, correct certain aspects which can potentially cause issues. You will have noticed what worked well but could still be improved, you will be constantly anticipating the next season.
Therefore what you manage is the 100% present, but with a focus on the future that matches your objective and your development forecast.
Campsite owner, you are a business manager.
During the months when the campsite is closed, after taking a few vacations far enough away, where the sun shines in November or December, you will resume your notes and your lists of planned work. You will have time for this. You will organize them in order of importance, urgency and budget.
You will see, it is quite heady to adjust, correct, improve, create, to intervene on a number of points which, you know, will make your life better and your work tool even more productive. The relationship between the action and the result is quite direct, and a certain addiction can take place.
Namely, it may be necessary to dig, do a little concrete here or there, intervene on the vegetation by pruning or planting, acquire new equipment, buy additional rentals and install them, repair electrical equipment, modify the sanitary facilities, maintain, paint, complete the road system... The lists are permanent and it would be a good idea to make them on rolling paper as they seem endless.
A visit of a trade fair for professionals in outdoor hospitality, such as Atlantica in La Rochelle and the Sett in Montpellier, to name only the main ones, will give you ideas for additional innovations.
Should the campsite owner be able to do everything himself?
Versatility is a major asset but it has its limits. And each time these limits are reached, the use of a craftsman or a professional is the best option, even if it is the most expensive. However, you will learn by seeing the professionals do it, and your personal skill set will grow over the years of operation. Also remember that among your customers you will come across all types of trades and sometimes some customers will be happy to provide you with support and explanations with their professional experience.
When the budget allows it, and the volume of work justifies it, it is wise to provide a maintenance employee for the year. This staff that you will have chosen for their extensive skills in masonry, plumbing, electricity, welding or other, will allow the technical level of the entire campsite to evolve constantly and significantly.
Being a campsite manager is a bit more than a job; it is a way of living coupled with a know-how, and it is the experience that brings them. Some training can help but, really, only experience in the field is decisive.
Alongside all these concrete aspects, you will have to manage all the commercial communication, advertising, your presence on the net and if there is a subject on which you should not improvise, it is this one. Specific training will be useful to you, and the use of communication professionals is certainly essential.
Once arrived at the campsite you have just bought, take, absorb, import all the tricks of the transferor, do not question everything the first year, walk in his footsteps, and only after the first operating season, you will better perceive what improvements to make.
Words of former campsite owner :
"The first season, it’s not you who make it, it’s this season that makes you!"
Come on ! One last advice from experience: during the low season always have two constructions in progress, one outside, the other inside. This is what will allow you to move forward on one or the other efficiently and without interruption depending on the sometimes uncooperative winter weather.
To operate a camping site is a great adventure, and it is well suited for entrepreneurs.
If you read these lines, you are certainly one of them !
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