Report: #1114792

Complaint Review: lakeland rv ranch

  • Submitted: Sat, January 11, 2014
  • Updated: Sat, January 11, 2014
  • Reported By: Professor — Cedar Park Texas
  • lakeland rv ranch
    4609 C. R. 551
    Farmersville, Texas

lakeland rv ranch Warning! Farmersville Texas

*REBUTTAL Owner of company: A Response to Danger! Lakeland RV Ranch

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This is an RV park filled with pipeline workers. We were verbally assaulted the first night by a drunken pipeline worker who said he didn't like me. ( I told him I didn't have any beer.) This was in front of the RV park staff. They allowed him to hang around my trailer until we left to drive into town.

There is nothing to see here except a few houses. It looks like someone old 1 acre lake property turned into a poorly maintained RV park. I do not trust the owner after my two night experience. We rented a 40 RV, arrived after dark with no one to act as spotter. Consequently we hit and broke a small PVC water hydrant. They had to dig about 1 foot and replace a 45 cent part. The part was installed by their full-time worker the next day at no cost to them!

The bill: $350. I paid them $60, but they called the sheriff anyway. The bill included charges for every one on her staff, including her son that watched. The owner was very belligerent. She smiled the entire time and informed me that she was a "woman of faith." Not sure what she meant. I assume she meant that she had faith that her business practices where approved by god.

She was paid in full by my insurance company, but she called the RV rental co. and reported that I had had a major accident. Her son was nice, but reported our every action back to her. The sheriff helped me unhook and said the conflict was not in his jurisdiction since we had paid for two night’s rental - in cash. I wonder how the IRS oversees cash-only businesses. 

My wife and I are retiring teachers without a lot of money. Being cheated, especially by "a woman of faith," was particularly disconcerting. Oh, and this all occurred on Christmas Eve.

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#1 REBUTTAL Owner of company

A Response to Danger! Lakeland RV Ranch

AUTHOR: Lakeland RV Ranch - ()


A Response to Danger! Lakeland RV Ranch

By Lakeland Staff & Owner


 In spite of our recent expansion and influx of residents, Lakeland RV Ranch has been as close to idyllic and incident free as could be expected in the midst of projects related to our growth. A check of references, incidents associated with the local authorities, and support from our neighbors underscore the fact that we have established a healthy “brand” within our local community. Ironically, it was a neighbor who contacted our office and related to us that this site and post existed and encouraged our staff to respond. After perusing the statement by Mr. Jim Stephens, there appears such a distortion of the facts that we felt clarity from our perspective should be interjected into the discussion.

 I received a call approx. 9:15 on Christmas Eve while at the AMC Theater @ Stonebriar Mall in Frisco, Texas. I was told by my Park Manager that a new resident had pulled in late and had “run over” the utilities and water was “spraying everywhere!” My companion and I immediately left the movie and made calls to assess the situation and get the proper people on site. Due to the holidays, lateness of the hour, weather conditions, and depth of the excavation, I made a quick stop at Home Depot in McKinney, Texas to pick up random PVC parts in case these weren’t in stock at the property. As we were still a distance from Farmersville, we arrived at the park a little between 10:30 and 11:00 PM.

 Upon arriving, we were met by my son, the handy-man we had called (from Greenville, Texas) and another resident. This is what was communicated to me.   Mr. Stephens had rented a trailer and was unfamiliar with towing same. Even though our sites are 65’ x 25’ pull through types and he had a spotter, he had driven through our utility stand. This included a 6’ steel pipe water riser buried approx. 3’ deep, a meter box and electrical connections fastened to a 4” x 4” post, and additionally had crushed the neighbor’s sewer line and our cleanout cap. A large sector of the park had to have the water shut-off at that point. As a result, a resident without water who was inebriated (correctly pointed out) did venture outside to see if he could help rectify the problem. I was not privy to the conversation but apparently the resident was less than impressed when Mr. Stephens stated that he had a “back problem” and could not help with the repairs and subsequently left to go run errands? This resident was escorted back to his RV by me personally and my son.  

 Our park has about 8” of “flex base” for parking. Digging through this at night in cold temperatures took some time, however, repairs were completed and water restored.

 At this point, myself and a friend, decided to make a run to the Walmart in Wylie, Texas to pick up additional supplies in case needed (Home Depot had closed at 10:00) and a few things related to the pending holiday.

While in line for check out. We hear an animated discussion in the adjoining isle from a gentlemen in regard to his late night shopping and what a women’s place  should be. The “sexist” comments were so “over the top” that the cashiers and women in line were rolling their eyes and shaking their heads in disbelief. My curiosity was elevated and I couldn’t resist glancing over to see a gentlemen perched on an electric buggy engaged with a helpless politely smiling clerk. As we were leaving, my friend who was with me asked the gentlemen if he was ok. The buggy man immediately said. “I am now, but earlier not so much. I rented a trailer and tore out the utilities at the RV Park I’m staying in.” Surprised, I immediately stuck out my hand and introduced myself to him and his approaching wife as the owner of the park he was currently a guest. We exchanged niceties with both and I stated that we would create an invoice the following day as to damages and also hoped that their holiday stay improved. He then asked to follow us back to the park as he was unfamiliar with the roads due to all of the highway construction.

 The day after Christmas (the day of the Stephens scheduled departure), I hand delivered an invoice for $350.00 for labor and materials relating to the Christmas Eve repairs. Shocked by his ensuing profanity laced tirade including using the “B-Word” and calling me a liar, he reluctantly offered $20.00 for the trouble. After additional words and discussion, he then stated that he would pay $60.00 dollars tops and unless I accepted that offer he would post negative things on-line regarding the property. I once again communicated that he show integrity and that the invoice needed to be settled before he un-hooked and left the premises. He hastily began gathering his things, prompting me to call the local Sheriff to document the incident in a police report so as I could possibly go through necessary insurance channels if needed.

Since, Mr. Stephens had taken such an adversarial position and was so belligerent, the Sheriff ultimately suggested I contact his insurance and personally retrieved his insurance card for me. I proceeded to call the number stamped on the side of the damaged trailer to inform them of our pending insurance claim from the park in relation to the incident. As I was in my office on the phone, I heard a loud “bang” outside on the grounds. Mr. Stephens, in his haste, had not secured his rented trailer to the fifth wheel attachment properly, and upon attempting to pull out had dropped the front of the trailer on his new trucks tail-gate. My son, kindly offered to help him re-hook the rented trailer to his now damaged truck, to which I suggested he relent because of the liability associated with Mr. Stephens, finally he and his wife departed.


 The water riser stems are priced at HD or Lowes at about $169.00

The treated posts are less than $10.00

Misc. PVC parts are minimal

I replaced the neighbors damaged sewer hose and cleanout cap.

I re-used bent electrical components.

$200.00 for after-hours holiday labor (2-men) seemed quite reasonable.


I have NOT been paid in full from Mr. Stephens insurance company because to date I had not filed a claim. That will be rectified in the coming days.


Any parties interested can contact:

The Park Manager on our website

The Collin County Sheriff’s Department 972.547.5350

Woody RV Rentals 512.944.5800

Allstate Insurance (Mr. Stephens Carrier)


Proud to be a Woman Of Faith

CEO and Owner of Lakeland RV Ranch

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