What do red, amber, and green mean for water, sewer, and electric?

In this tool, Green (Clear) means only that the system is recorded as municipal and permitted; it is not a measurement of capacity and does not verify that capacity supports the park. Amber (Caution) means the recorded type or permit status leaves a capacity question open on the record. Red (Gate risk) means the system is recorded as unpermitted or its type is unknown. Each rating carries its reason on the record.

Why does utility capacity kill deals?

Water, sewer, and electric set a physical ceiling on the asset. If capacity cannot support the pads as operated, underwriting built on those pads does not hold. That is why this tool gates on the record before an offer.

What counts as a capacity gate?

Any system whose failure stops the park from operating as sold: water source and pressure, sewer treatment or septic capacity, electrical service and metering. If it gates the pads, it is on the register.

AS-13Live Diligence Working Paper

Utility Capacity Risk Triage

Water, sewer, electric. The systems nobody underwrites until they become the emergency. The Arizona Rule, live.

13 inputs · about 10 minutes· runs in your browser

How to read this page

VerifiedBroker-reportedMissing evidenceUnderwriting assumptionCalculatedUnresolved

What you type starts as Broker-reported. Mark it Verified only when you can point to the source. What the tool computes is Calculated. Missing is named, never zeroed.

Deal name (keeps each deal's work separate)

The park

Site count

Water

Capacity gate

System type

Permit status

Age or last upgrade

Known issues (optional)

Sewer / Septic / OSSF

Capacity gate

System type

Permit status

Age or last upgrade

Known issues (optional)

Electrical

Advisory

System type

Permit status

Age or last upgrade

Known issues (optional)

Capacity scores

WaterGate

Type not recorded · Permit not recorded

Missing

Sewer / Septic / OSSFGate

Type not recorded · Permit not recorded

Missing

ElectricalAdvisory

Type not recorded · Permit not recorded

Missing

Scoring: Municipal plus Permitted is Clear. Unpermitted, or an Unknown system type, is a gate risk. Everything else is Caution. Unknown is never Clear. Clear reflects the recorded type and permit status only; it is not a measurement of actual capacity. In this tool, water and sewer are treated as capacity gates; electrical is scored as advisory and does not by itself trigger a Pause label.

Open evidence requests

Owner (applies to every request below)

Due date (applies to every request below)

Water: system type not recorded
Water: permit status not recorded
Water: age or last upgrade unknown
Sewer / Septic / OSSF: system type not recorded
Sewer / Septic / OSSF: permit status not recorded
Sewer / Septic / OSSF: age or last upgrade unknown
Electrical: system type not recorded
Electrical: permit status not recorded
Electrical: age or last upgrade unknown

Every Missing or Unknown field above becomes an evidence request. Known issues stay on the record until they are resolved or waived with a documented reason.

Evidence-readiness posture

Pause

The record supports Pause: water gating evidence is Missing. Under the Arizona Rule the deal cannot move toward offer while a capacity-gate risk is unresolved unless an authorized person waives it with a documented reason.

Calculated from your inputs. Nothing here is verified until you verify it. The human decides.

Advance, Retrade, Pause, and Walk are evidence-readiness labels. They are not recommendations, approvals, or advice.

Keep the record

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The tool is free to use. Email is only asked when you save or export. Your numbers stay in your browser until you choose to move them.

Questions

The Acquisition Workspace

Capacity gates are where deals die quietly.

Running a live deal? The Acquisition Workspace keeps every gate in one record.

Stress-test my infrastructure in the fit call.

One tool settles one question. The record is where the settled questions add up to a decision.

Free RV park due diligence checklist The Utility System Nobody Underwrote

System	Type	Permit	Score	Gate
Water	not recorded	not recorded	Missing	Capacity gate
Sewer / Septic / OSSF	not recorded	not recorded	Missing	Capacity gate
Electrical	not recorded	not recorded	Missing	Advisory