The incoming owners of Sundown Motel Resort, Gateway Lifestyle, have signalled to residents they would be raising the rent after they take over on Friday, which makes $600,000 a year in rent from tenants.

Barbara and Tony Airs bought their caravan, but pay utilities and rent for the land it sits on.

Walking around the park on Monday, Mr and Mrs Airs pointed to crumbling roads and underused facilities.

"There's nothing here," Mr Airs said.

"The rent we're paying here is $144 a week. You don't mind if the rent goes up if you've got the facilities."

"You could drown yourself if you fell into one of the potholes. The majority of residents find it very difficult to walk around during the day, let alone at night," Mrs Airs said.

"We've been told [rent] will go up, there's been no promise of anything in return."

A Gateway Leisure spokesperson said they planned to review options to improve the property.

Mrs Airs said residents haven't been told how to pay rent to the new owners, with some halting direct debit payments to the previous owners.

The Gateway Leisure spokesperson said payment information was passed to the Sundown Villages Residents Association to pass on to residents.

Tania Anthes is on a disability pension and lives at the park with her daughter, but feared a rent rise would hurt her financially.

Ms Anthes pays $280 per week, including site fees and rent.

"After I take out all my outgoings, I'm left with $280 a fortnight. It's hard," Ms Anthes said.

While Ms Anthes' 21-year-old daughter does help her out, a rent rise would push them out of Canberra, potentially as far as Yass.

Neighbour Ros Kealy cares for an ill daughter in hospital, forced to bus as her own medical conditions mean she's unable to drive.

"We're feeling very vulnerable," Ms Kealy said.

"I'm on a pension too, it's stressful.""

The previous owners charged residents with $350 for installing water metres which measured multiple properties, not one.

Mr and Mrs Airs's tenancy agreement showed they weren't responsible for the installation or fees if water meters couldn't measure individual property usage.

Mrs Airs said some residents had already paid the previous owners the installation fee and would have to recoup their losses from them.

"As the acquisition is only settling on 5 May, we have not been in a position to make any decisions about water meters," the Gateway Leisure spokesperson said.

Last week, Anglicare Australia released a rental affordability report which showed only 2.3 per cent of Canberra's rentals were affordable for low income earners, including pensioners.