The future of the historic Tecopa Hot Springs Campground and Pools continues to be the biggest news in Tecopa as Inyo County seeks proposals for a new concessionaire to operate, maintain, and—ideally—revitalize this aging desert oasis. TecopaCabana submitted twenty detailed questions to the County, which recently released partial answers to about half of them, below, offering a candid—if sobering—glimpse into what it will truly take to manage one of the region’s most cherished yet persistently troubled public resources.
Inyo County has announced a Bidders Conference for the Tecopa Hot Springs Campground and Pools Concession Agreement. The meeting will be held on Tuesday, July 15, 2025, from 3:00 to 4:30 p.m. at the Tecopa Community Center (400 Tecopa Hot Springs Rd) and online via Zoom. The session will offer an overview of the RFP requirements, answer questions from potential bidders, and include an on-site walkthrough for those attending in person. Attendance is optional.
Zoom link: https://us06web.zoom.us/j/88969378734
No Promises, Big Expectations
At the heart of the County’s Request for Proposals (RFP) lies an unmistakable message: while the County and the Bureau of Land Management (which owns the underlying land) welcome creative visions for upgrades, they will not be footing the bill. There are no required capital improvements spelled out in the RFP, but proposals are strongly encouraged to address long-overdue infrastructure upgrades, including remodeled bathhouses, improved restrooms, modernized water and sewer systems, and upgraded electrical hookups.
“The Contractor shall be responsible to obtain, at its sole expense, all required permits,” the County notes, underscoring that the financial burden for transforming the site rests entirely with whoever is chosen to take over the lease. For prospective operators, that means crafting not just a compelling business plan, but one that realistically funds improvements in a remote corner of the Mojave Desert with limited services.
A Fragile Balancing Act: Water Quality and Compliance
Inyo County’s answers also shed light on the single biggest operational hurdle: maintaining safe and compliant mineral spring pools. Under California’s stringent public pool laws, most pools must maintain a disinfectant residual—typically bromine or chlorine—to ensure public safety. While mineral hot springs can sometimes qualify for an exemption if they demonstrate sufficiently high natural flow rates, the Tecopa pools have historically struggled to meet this threshold.
In practical terms, any new operator should expect to install and maintain a basic disinfectant system, perform daily water testing, and keep meticulous records to satisfy Inyo County Environmental Health inspectors. Failure to do so could quickly lead to closures, lost revenue, and community backlash. “When it gets busy, no amount of pre-soak showering will yield the required water quality,” the County explains, referencing the reality that sheer visitor numbers can overwhelm the system’s natural flow-through capacity.
Community Ties and Local Trust
Any successful bidder will also have to navigate Tecopa’s complex community dynamic. The RFP requires the concessionaire to offer substantial bath pass discounts to local residents—a nod to the springs’ long-standing role as a communal gathering place. And while the County operates the remote sewer lagoons, the concessionaire must manage the RV dump station, keep the restrooms clean, and handle all routine maintenance that comes with hosting thousands of visitors each season.
Against the backdrop of years of inconsistent operations locals are watching closely for signs of a plan that will deliver on long-discussed improvements without cutting corners or pricing residents out.
What’s Next?
A bidders’ conference and on-site walk-through is scheduled for July 15 at the Tecopa Community Center, offering interested parties a firsthand look at what they may inherit—peeling paint, dated facilities, and all. Final questions are due by July 25, and formal proposals must be submitted by August 15.
Until then, the future of the Tecopa Hot Springs Campground remains an open question—one shaped as much by the desert’s unforgiving logistics as by the enduring promise of its mineral-rich pools. For now, it is clear that whoever wins the lease will need more than hot water and good intentions. They will need a clear-eyed plan, reliable capital, and the community’s trust to keep the springs flowing for generations to come.
TecopaCabana Q&A with Inyo County
TC:
1. Who ultimately bears responsibility for major capital improvements like water, sewer, and electrical hookups — the County, the Bureau of Land Management (as landowner), or the concessionaire?
2. Has the County estimated the total cost to complete all the infrastructure upgrades described in the RFP? If so, can you share that figure?
3. Is the County offering any matching funds, grants, or other financial support to help a new operator realistically achieve these upgrades?
4. Are there any plans to secure state or federal funding to offset the burden of major infrastructure work required on this public site?
5. If the County is willing to waive or reduce lease fees in exchange for improvements, how will you ensure that arrangement is clear, fair, and enforceable?
6. How does the County plan to prevent a new concessionaire from inheriting the same structural challenges that contributed to the last operator’s difficulties?
Inyo County: The RFP solicits proposals from prospective Concessionaires to provide the following required services:
1. Operation of the Campground with a minimum annual operating period of October – May. The number of sites available should generally accommodate demand, but may be adjusted based on the Respondent’s proposed improvement plan or with the written agreement of the County;
2. Operation of the men’s and women’s bath houses and pools in accordance with Inyo County Code section 12.16 and all applicable regulations;
3. Operation of the RV Dump Station (Inyo County will continue to maintain and operate the sewer lagoons);
4. The Concessionaire must provide a substantial discount on bath passes to year-round locals of Tecopa, Shoshone, and nearby communities;
5. General maintenance of all facilities, which includes cleaning restrooms and bath houses, minor landscaping, litter and garbage removal, customer service, cleaning of the RV dump station, and fee collection.
The Contractor shall be responsible to obtain, at its sole expense, all required permits from all applicable regulatory agencies, which are necessary to allow Contractor to build, renovate and/or operate the facilities. The successful proposer shall comply with all laws, regulations, and ordinances.
Proposals from prospective Concessionaires will be evaluated based on the Respondent’s qualifications and experience in providing these required minimum services, as well as a proposed Facility Improvement Concept Plan, Business Plan, and Marketing Plan. Until a proposal is accepted, the County cannot speak to any services, investments, or upgrades that may be contained in a Respondent’s Facility Improvement Concept Plan, Business Plan, or Marketing Plan.
In short, there are no required infrastructure upgrades described in the RFP. The County expresses its desire to receive proposals that include a site improvement plan, including but not limited to remodeled bath houses, restrooms, campground, upgraded electrical, water, and sewer, and upgraded play areas.
TC: What are the known code or environmental compliance issues that will affect operations for a new operator?
Inyo County: The primary environmental health consideration for a new operator at Tecopa Hot Springs Campground involves maintaining water quality in the hot baths, which are regulated under the California Health and Safety Code as public bathing places.
Under state law, most public pools are required to maintain a disinfectant residual—typically chlorine or bromine—to help ensure safe water quality for users. There is a provision in the code that allows mineral springs pools to operate without continuous disinfection, provided the natural water flow rate is high enough and monthly water sampling confirms the pool meets specific bacterial standards.
However, based on past experience at the site, the Tecopa pools have not consistently qualified for this exemption. When it gets busy, no amount of pre-soak showering will yield the required water quality. As a result, previous operators have used bromine as a disinfectant and conducted daily testing to track levels. These are manageable procedures and can often be supported by simple tools like erosion feeders and pool test kits.
To stay in compliance, a new operator should plan to:
• Install and maintain a basic disinfectant system (such as bromine erosion feeders or a drip system),
• Perform daily testing and log the results, and
• Be open to working with Inyo County Environmental Health if questions or challenges arise.
Additional considerations include:
• Maintaining restrooms and shower facilities in good working order,
• Ensuring proper wastewater handling, and
• Keeping the facility clean, safe, and user-friendly.
The Tecopa hot baths are a cherished part of the community and a unique destination for visitors seeking the benefits of natural mineral springs. Inyo County Environmental Health is committed to supporting operators who want to keep this experience safe, welcoming, and accessible to the public.
TC: The RFP hints at microbial standards, but does not lay out clear responsibilities for regular testing, maintenance, and reporting — can you clarify what the reporting process would look like?
Inyo County: The main goal is to ensure that the hot baths are safe for public use by maintaining good water quality. Under the California Public Pool Code, there are two ways for mineral hot springs pools like those at Tecopa to comply with microbial safety standards:
Option 1: Use a Disinfectant (Most Common Approach)
• Add a disinfectant such as bromine to the pools daily using erosion feeders or a drip system.
• Perform daily testing to check disinfectant levels (e.g., using a DPD test kit or test strips).
• Record those levels in a simple logbook (paper or digital), noting the date, time, result, and initials.
• Maintain basic equipment and notify Environmental Health if issues arise.
Option 2: Qualify for the “Flow-Through Exemption”
• If the pools have a high enough natural flow rate, operators may request exemption from continuous disinfection.
• To qualify, the operator must conduct and submit monthly lab tests that show the water meets bacterial standards (i.e., no total coliform or E. coli). This test must come from the pools themselves, not just the source water.
• If at any time the water quality does not meet the exemption standards, disinfection becomes mandatory until the system returns to compliance.
In the past, the Tecopa hot baths have not consistently met the exemption through testing alone, which is why previous operators have chosen the disinfectant route. The water quality exemption bar is set very high. We’ve found that when the facility gets busy, the high bar is not reachable. That said, Environmental Health is open to working with future operators to evaluate which path makes the most sense based on actual conditions.
Regardless of the approach, Environmental Health staff are available to provide templates, guidance, and training. Our aim is to support the operator in maintaining a safe and successful facility.
TC: Is there an updated master plan for the site that aligns with the County’s lease obligations with the BLM? Can you share it?
Inyo County:
Official Notice #1: NOTICE OF BIDDERS CONFERENCE: Tecopa Hot Springs Campground and Pools – Concession Agreement
In connection with the Request for Proposals (RFP) for the operation and management of the Tecopa Hot Springs Campground and Pools Concession, interested parties are hereby notified of a Bidders Conference to be held as follows:
Date: Tuesday, July 15, 2025
Time: 3:00-4:30pm
Location: Tecopa Community Center; 400 Tecopa Hot Springs Rd, Tecopa, CA 92389; and via zoom https://us06web.zoom.us/j/88969378734
The purpose of this conference is to provide potential proposers with an overview of the RFP requirements, answer questions, and conduct a site walkthrough (for on-site attendees). Attendance is not mandatory.
Topics to be covered include:
Scope of services – required and optional
Proposal submission requirements
Evaluation criteria
Contract terms
Q&A session
Site tour
For additional details or to request a copy of the RFP, please visit: https://procurement.opengov.com/portal/countyofinyoca/projects/175848
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