TT Guest House

Hello RV folks!

My wife and I are considering the purchase of a TT to use as a guest house at my parents' place. The plan would be to set it up and park it there for the foreseeable future, but I'd like to have the option to take it elsewhere if need be. Elevations would likely not exceed the Texas Hill Country.

I've done some research, but would like to get advice related to my specific situation from people with experience.

Everyone loves numbers:
- Tow vehicle is a '13 F150 Supercrew 4x4 with 5.0 V8, 3.55 axle ratio, built-in trailer brake controller and aux transmission cooler.
- Base curb weight is 5586#, GVWR is 7350# and GCVWR is 13500#
- Max payload (from the sticker on the door) is 1586# including passengers, etc.
- Receiver hitch is rated just north of 1,000# with WD hitch
- Assuming 450# for myself, my wife, our 2-year-old and misc cargo (and taking into account a 15% safety margin) I calculate I'd want a max tongue weight of about 900# and a max trailer weight of about 6900# (at 13% tongue weight.)

Question #1 - Does this math sound realistic or optimistic?

As for trailers, I'm thinking queen bed, bunk beds (for our toddler and perhaps another kiddo in the future), slide out for breathing room and a tub instead of shower. We'd like to find a decent used trailer in the $10-$15K range. Something like a 2008 Jayco Jay Flight 28BHS (dry weight 5215#, GVWR 7500#.)

Question #2 - Does this size/configuration sound appropriate for a family of 3-4 using it for long weekends?

Hookups: My parents plan to install a 30amp outlet and I can get fresh water from their hose bib. I think we can just dump gray water in the pasture (they're on 75 acres.) Not sure about black water. I've read mention of mascerating pump to deal with solids, but I'm foggy on the theory behind this.

Question #3: Can anyone point me toward a resource to learn more about dealing with black water when a dump station is not available? Would it be best consider the TT a poop-free zone?

Purchasing: I'm a residential home inspector by trade, but I'd like to know what to look for specific to used TT's.

Question #4: Is there a checklist out there on the web? Any tips as to problem areas to inspect (roof, tires, floor, walls, plumbing, electrical?)

Operating and maintenance: Having never owned any type of RV before, I'm not familiar with the systems and procedures involved with keeping one in good running order.

Question #5: Do most TT's come with an owners manual that provides all of this info? Is there a resource online that people find helpful?

Thanks in advance!

the_bear_II
Explorer
Aug 12, 2014
1 an alternative since the TT will be left in place is to have it delivered to your parents house.
2. 28ft will work
3. best bet is to tie into your parents sewer/septic system if possible. Alternative is to use a macerator pump to move the stuff from the holding tank valves to a clean out connection at your parents house. Last resort is to use a blue tank with wheels designed for emptying holding tanks. Once you fill it you can take it to a dump station to dump it or if real careful dump it in a toilet (be aware this smells bad).
4. maintenance is about the same as a house. If you do regular routine maintenance you won't have as many problems.
5. Most TT owners manuals are a collection of manuals for all of the appliances and components used in the TT. The manufacturer will have an overall manual to show how TT related items work. Best source is to have the seller show you how it all works and take good notes or video.

Have fun...good idea to give you and your parents some space.
Rthomas61
Explorer
Aug 12, 2014
FWIW, I have the same truck as you. I tow a 28ft KZ Bunkhouse twice per year which weights 5,400 lbs dry. Once to the campground and then back. NO problems at all. Tows fantastic over hilly terrain and windy conditions.

My wife and I stay in this trailer with 2 kids for the summer. Plenty of room and comfortable living.

Enjoy and best of luck!
DownTheAvenue
Explorer
Aug 12, 2014
First, be certain that the county does not have any rules against this. Black and grey water could be dumped into the house's septic system. Most systems have a clean our plug close to the house. How far would the trailer be positioned from this?
keymastr
Explorer
Aug 12, 2014
With a macerator you could pump your waste to the houses cleanout, if it is not too far. I do not see a problem with your weight numbers but you will be slow going uphill with a 5.0 and 3.55 gears. It will be all that you will want back there but it should do it ok. If you decide to tour the Rockies you might want to rent a truck, ha ha. Just kidding, sort of. :)
keymastr
Explorer
Aug 12, 2014
As far as what to look for, check in every cabinet, nook and cranny for signs of moisture. Use your moisture meter on any wood you can see behind covers etc. and take a thorough look at the roof. Look for soft spots, cracked seams or caulking. If you smell mold it is not a good sign.

Look at the frame underneath to see if it has a lot of rust or if some of the frame has cracked and take a good look at the plumbing for signs of leaking or homeowner "repairs".

Water is your biggest enemy in an RV. Look at the repair/remodel section to see where a little leak goes. Good luck and happy hunting.
Cooter_76
Explorer
Aug 13, 2014
Thanks for all the helpful feedback. I'll have to look into the ability to dump into my parents' septic system. It was originally installed in the 60's, but I think it's been overhauled since then. I don't recall seeing a cleanout, but will verify. Trailer would be parked roughly 40' from the septic system. Toting a separate tank to a dump station sounds like a decent (although potentially messy) backup plan.
Doug33
Explorer
Aug 13, 2014
Even dumping of gray water is against the law in states like Pennsylvania, so check that first.

You'll be fine with that truck and the 28' TT.

Check if there are highway rest areas or state parks anywhere in the area to dump your tanks. Using a totable tank would work, but would get filled fast and often.
Cooter_76
Explorer
Aug 22, 2014
Looks like we might have a change of plans after visiting a local dealership. Buying new instead of used is looking more and more attractive considering
- Discounted pricing seems to negate the depreciation if you can get a new one for 25-30% off MSRP.
- Warranty
- Lack of suitable used TT's in our area
- That new TT smell

We really like the floor plan of the Starcraft AR-ONE MAXX 25BHS. I hadn't realized that an RV queen bed is ~6" shorter than a regular queen. At 6'2", I'd want to put a regular queen mattress in the trailer, and this model has enough room at the foot of the bed to accomplish this. According to the salesman, Starcraft is owned by (and built to the same standards as) Jayco.

Any opinions on this new game plan?

I've also been doing a bit of research on WD hitches. Since I don't plan to tow often, is an old-school round bar setup with friction sway control adequate, or is there any reason to spend the extra $$ on a trunnion bar/cam setup?

Thanks!
dadmomh
Explorer
Aug 23, 2014
Yes, you need a good WDH with sway whether you're going 10 miles or 1000 miles. If the TT moves off it's blocks, it needs to be set up properly for everyone's safety. Money well spent.
wannavolunteerF
Explorer
Aug 24, 2014
As far as water use and disposal while using TT as guest house, there are ways to deal with it. I am not sure what the regulations are for where it will be located, but when I use my TT on our family farm (with no connections other than elec), I use gray water for watering trees. At my house, in another rural GA county, I use gray water for landscape watering, When at farm, I bring black water out and dump at nearby park or other dump location. At home, there is a park less than a mile down the highway from me, that charges me $3 to dump. It takes a long time to fill black tank, so I just hook trailer up and haul to park to dump. It takes a lot of $3 dumps to equal the cost of the macerator, and I don't think hooking up is that much more difficult than running the macerator and hose across the yard and drive way more than 50-60 ft. My JAYCO has a 32 gal black tank which is really a lot and takes a while to build up. I have never filled it except by adding extra water. Granted I don't have small children, but have used it several weekends with 2 adults and not come close.