A free pitch-fee offer can make a static caravan or lodge look affordable at the point of sale. The problem comes later, when the discounted year ends and the next annual bill lands before the owner has had a full season to understand the real running costs.
That is not a small detail. Parkdean Resorts’ buyer guide says its 2026 site fees range from £3,250 to £12,495 per year, depending on the park, pitch and holiday home.
So if a promotion removes or reduces the first year’s pitch fee, the question is not just “what do I save now?” It is “what will I be asked to pay next, and when?”
Parkdean’s current ownership offer terms, dated 20 July 2026, say selected new customers can receive free 2026 pitch fees if they complete by 31 August 2026. The same terms state that 2027 pitch fees will be invoiced in late 2026 at the then-current rate.
For a buyer using the free-fee headline to decide whether to pay a deposit, that timing matters.
Why a free pitch-fee offer is not a fixed cost of ownership
A first-year pitch-fee promotion reduces one part of the initial ownership cost. It does not usually freeze the wider cost of keeping a caravan or lodge on the park.
Parkdean’s ownership offer terms refer to the need to sign a combined sale and licence agreement and set out exclusions from the offer. Park Holidays UK’s terms, also dated 20 July 2026, describe multi-year pitch-fee offers, future billing timetables, pitch reservation fees, minimum purchase prices and the operator’s right to amend or withdraw offers.
For owners, the key distinction is between a sales headline and the full running-cost position. A buyer might hear “free pitch fees for 2026” and mentally remove site fees from the first year’s budget.
But if the 2027 invoice is due in late 2026, the next bill may arrive while the purchase still feels new.
A realistic example is a buyer completing in summer 2026, budgeting for insurance, utilities and personal use, then receiving the following year’s pitch-fee demand only months later. If the buyer has not allowed for that in first-year cashflow, the promotion has helped with the purchase but not with affordability.
What costs can still sit outside the headline offer?
Operator terms vary, but the source cluster shows why owners need the full cost picture before committing. A pitch-fee offer can sit alongside other charges or responsibilities that continue to apply.
The figures and wording to compare include:
- the 2026 pitch-fee saving and the date it ends;
- when 2027 fees will be invoiced and at what rate they will be calculated;
- utilities, rates, insurance and safety-related costs;
- any pitch reservation fee or other condition attached to the offer;
- whether the promotion depends on a minimum purchase price, selected stock or a completion deadline.
This matters because holiday park ownership is not just the purchase price of the caravan or lodge. The site fee is an annual running cost, and Parkdean’s own guide shows that site fees can vary substantially by location and pitch.
If a park gives a verbal estimate, ask for the written version that ties the estimate to the actual unit, pitch and offer being discussed. A vague “typical” cost is less useful than a dated schedule showing what is included, what is excluded and when the next invoice is expected.
What happens if you sell, move pitch or change your mind?
A promotion can feel straightforward while you are buying. It can become more complicated if you sell privately, upgrade, move pitch or decide the park is not right for you.
That is where the sale agreement and the licence terms matter together. The sales agreement deals with the caravan or lodge purchase. The licence governs your right to keep it on the pitch and use the park under the operator’s rules.
Before paying a deposit, ask whether the pitch-fee promotion transfers on a private sale, whether any commission or approval process applies, and whether the next owner would receive the same benefit. It is also worth confirming what happens if fees, rules or pitch arrangements change before the next season.
These questions are not about being difficult. They are about avoiding a mismatch between the sales conversation and the contract you are actually signing.
Why clear written pricing matters before you sign
The Chartered Trading Standards Institute’s Business Companion guidance for holiday parks, updated in June 2026, is written for businesses, but it is useful evidence for owners too. It covers fair terms, clear information, price variation, misleading omissions and sales pressure in the holiday park sector.
For an owner, that translates into a simple expectation: important cost information should be clear before you commit, not pieced together after a deposit is paid. If a first-year discount is used to encourage a quick decision, the later-year charges and exclusions deserve the same prominence.
There is also wider public concern around this market. In February 2025, The Guardian reported on legal action and allegations involving mis-sold caravans, pitch fees and owner losses in the UK holiday park industry.
That reporting does not decide the position in any individual contract. It does show why pitch-fee promises and long-term affordability have become a live issue for owners.
If you are considering a 2026 offer, focus on the 2027 position before you sign. If you have already paid a deposit and the later costs are different from what you understood, keep the advert, sales emails, offer terms, fee schedule and combined sale and licence agreement together.
Holiday Park Advice Centre can help owners look at pitch-fee wording, resale terms and holiday park contracts before a dispute becomes more expensive. If a free-fee offer is driving your decision, request holiday park advice before you accept the next step.