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Carriage Ridge

The Tuesday Slot

Welcome to The Tuesday Slot, today Irene Parker tells the story of Joseph, a Welk Resorts Owner, unlike many of the stories in the “Nightmare on Timeshare Street” series, this one does have a happy ending. Joseph is now free of his timeshare and has saved a small fortune in “exit” fees, so commendations to Welk Resorts for their effort in helping to free Joseph. Just a shame others do not take a leaf out of Welk’s response.

A Real Responsible Exit for Joseph, a Welk Resort Owner

Volunteers Needed! Apply Within

Why Volunteers Do What They Do – Brittany Garvin

Hurricane Relief for the Bahamas

Brittany Garvin spends most of her time (14 hours a day) in front of her computer or on her cellphone. Garvin is connecting family members with their loved ones in the Bahamas. She is a volunteer with the nonprofit organization CrowdSource Rescue.

By Irene Parker

September 17, 2019

A firestorm of emails was prompted by our August 9th article concerning the lack of responsible exit for six Legacy resort owners. Out of six resorts, only one resort told the owner they would take back the timeshare. While some developers maintain a sales office, the glut of unwanted timeshares, especially among the baby boomer population, continues to flood the market. Since publishing the August 9th article, several more resorts have been added to the list. 

Some resorts are willing to work with Legacy owners who no longer want their timeshare. Navy veteran Joseph, age 89, was able to deed his timeshare back to Welk Resorts. After two attempts to reach someone at Welk, in frustration, Joseph gave up and reached out to timeshare exit companies. One quoted him a price of $4,500. Joseph said he attended their presentation at a chicken dinner at Disney. “Something didn’t feel right so I left,” Joseph explained. Ultimately, Joseph was referred to me. I reached out to Welk on Joseph’s behalf, putting him in touch with the right person. A representative from Welk contacted Joseph immediately.      

The five of six resorts that would not take back a timeshare:

The Seasons in Vermont

Eagle Crest in Oregon

Broadway Plantation in Myrtle Beach

Lehigh Resorts (from a BBB complaint: We were offered a deed back option, but it was $3000 to cover fees and a title search. This amount seemed absolutely excessive.)

Wyndham Carriage Ridge and Carriage Hills Resorts

Remarkably, Melissa received an emailed response (unedited) from a Sugarbush manager at The Seasons Resort stating:

  • Our current owners are renting for premium dollars and receiving a very high rate of return on their investment, because of supply and demand. 
  • If you rent your unit for less than 15 days/year, the rental income will not be includible in income–thus the income is tax-free and you would still be able to deduct your interest payments. 
  • The timeshare won’t be difficult to resell due to the lack of accommodations in the Sugarbush area (supply and demand).

We have also published several articles submitted by frustrated Americano ARC Resort owners. For many seniors, what the developer may consider a responsible exit is not. ARC is demanding those seeking exit purchase a Freedom 365 Travel Club. I think I speak on behalf of my generation when I say the last thing a senior seeking release from a timeshare needs is a $5,000 travel club. 

When a member or owner contacts me, the first thing I do is tell the member to reach out to ARDA’s Coalition for Responsible Exit. They report back their findings.

Disney and Marriott are on Shep’s List

Joseph was referred to me because Joseph does not have a computer. When I called Welk Resort, it did take a try or two. I waited on hold as caller #1 for 15 minutes before reaching a company representative. I explained that one of their owners had been quoted $4,500 to be released from his timeshare, so I was checking to see if they might work with Joseph. She referred me to the department that takes care of deed-backs. The person I spoke with said they would forward the message to a representative. I explained that I am not an attorney, so don’t represent anyone, but I was researching timeshare’s secondary market and would like to know Welk’s dissolution policy. That same day I was contacted by a Welk representative who explained they would work with Joseph and quoted me the reasonable fee they charge to deed-back, in the case of someone like Joseph. 

Exit companies would argue that they would be justified in charging Joseph $4,500 because they have to pay for the leads. I don’t agree. With a little persistence and detective work, finding the right department and the right person, members or owners can save themselves thousands of dollars by doing their own research and making their own contacts. 

We are looking for volunteers to assist those who do not have a computer or computer skills due to a variety of reasons. In the last 24 hours, I have been contacted by two owners battling cancer and one with MS. It’s not fair for them to have to battle their timeshare too, given the lack of a secondary market. 

Inside Timeshare can simply refer the owner inquiring to you, and you can assist and follow along with owners who need this type of assistance. You would help only those with fully paid for timeshares, those seeking release, by helping to point the member or owner in the right direction. We have many members helping members resolve disputes, but we could use a few more good soldiers. This is a way we can serve those who served us, like Calvin. 

On Friday we will publish Calvin’s story about how Nationwide Transfer strung Calvin along for two years, demanding over $20,000 from him. Calvin was part of a military police unit that managed a prison camp of 27,000 Iraq soldiers. Nationwide, instead of asking Calvin for medical documentation concerning his PTSD, that required a two-month hospital stay, wrote Vacation Village a letter telling them Calvin has Parkinson’s disease. Calvin does not have Parkinson’s. 

I reached out to Vacation Village and put them in touch with Calvin. Calvin paid $6,000 for the Vacation Village timeshare ten years ago. When his health deteriorated, he spoke with a sales agent who advised Calving to convert to points to reduce maintenance fees. Instead, maintenance fees increased. With the unnecessary upgrade, Calvin paid approximately $12,500 for the timeshare and over $20,000 to Nationwide Transfer. 

Elder Veteran Fraud is one of the most despicable forms of fraud.  

On a side note, I highly recommend Welk Resort. It was one of the first exchanges we made many years ago. For our younger readers, you can learn something about Hollywood memorabilia at Welk Resorts. Our generation grew up listening to Welshman Lawrence Welk and his Champagne Orchestra.

Timeshare provided my family and countless others, generations of wonderful memories. For others, it has caused financial ruin, bankruptcy and the loss of security clearances for active duty service members. “Pitching Heat” is what the industry itself calls the employment of unfair and deceptive sales practices. There have been many lawsuits filed describing the practice. 

I listened to an interview with Brittany Garvin on the Weather Channel over the weekend. She was asked what made her volunteer so much of her time. “With my skills, I could not just sit back and do nothing,” Brittany explained. Timeshare has deceived many who possess valuable skills, including a detective who works economic crimes undercover. If you have skills, or just time, to aid with our self-advocacy efforts, contact Inside Timeshare. Join our growing networks of volunteers. As happened for Joseph, one person can make a difference.  

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

Free at Last Facebook Straight-A Guide

Free at Last Timeshare Support Course offered by Straight-A-Guide

Bluegreen Facebook

Wyndham Facebook

Wyndham Carriage Resorts Facebook

Sapphire Starpoint New:

Diamond Resort Facebook

Gold Key Facebook

Inside Timeshare Facebook

Thank you Irene for all the help you gave Joseph, it is great when we can publish a story with a happy ending and a timeshare company willing to help, so we must say a very big thank you to Welk Resorts.

Friday’s Letter from America

Welcome to this week’s Letter from America, once again Irene Parker reports on further complaints received by Inside Timeshare from Wyndham Carriage Hills and Carriage Ridge owners. But first some interesting breaking news which has only just been received. Canarian Legal Alliance has announced that they have now secured embargoes on 6 apartments at Beverley Hills Club. This means that if Silverpoint do not pay the clients what the courts have ordered the apartments can be sold off to ensure the clients receive what they are owed. Further information will be published next week as Inside Timeshare receives more detailed information.

After following the 128 complaints submitted to Inside Timeshare from Wyndham Carriage Resorts owners, I am astonished by the developer’s callous disregard as to the harm timeshare is causing good people. What other product is out there that you have to pay to give back? What other industry has created another massive industry, some of the companies with questionable business practices, devoted to getting the company’s customer released from being the company’s customer? We can only hope that there is a Carriage board member with a conscience, and hopefully even some compassion, who will be as moved by these accounts as we are, especially Jeannie, David and a new report we just heard about Stephanie’s grandmother. We continue on with families 115 to 128.

Why You Should Not Buy a Timeshare in Ontario Canada

Unless Change Happens

By Irene Parker and Wyndham Carriage Resorts Owners 115 to 128

September 13, 2019

Original August 16 article about Wyndham’s Carriage Resorts

Timeshare lobbyists have been quoted as saying, “The vast majority of timeshare buyers are happy with their purchase.”

Conversely, a leading academic expert on timeshares provided her statistical data conclusions at an industry conference, as reported by RedWeek:

Dr. Amy Gregory, an assistant professor at the University of Central Florida, where she is in the third year of studying the impact of buyer regret-and-remorse on rescission decisions:

  1. The average rescission rate is 15 percent (which is identical, ironically, to the daily average percentage of people who buy a timeshare after a sales presentation).
  2. A whopping 85 per cent of all buyers regret their purchase (for money, fear, confusion, intimidation, distrust and other reasons).
  3. Forty-one percent of buyers never thought they would regret their purchase, but they did; another 30 per cent were neutral prior to buying, but then regretted it.

I conducted my own research. In addition to the over 1,000 families that have contacted Inside Timeshare, just in the U.S., I contacted exit companies to ask how many calls they receive a week from disgruntled timeshare members and owners. There are many exit providers and law firms offering timeshare exit services. It’s an entire industry. Just two of them reported receiving 3,000 to 3,500 calls per month. Each said they end up with less than 200 as clients.

I also contacted members of the Licensed Timeshare Resale Brokers Association (LTRBA). The members I spoke with report being flooded with calls. In most cases, sellers are unlikely to break even. In 2016 I surveyed 64 LTRBA members. Most said they would not speak publically about why they would not even accept a listing to sell my timeshare points. They feared if they said anything negative, they would be sued. One of the respondents sadly explained to me:

For over 15 years now I’ve had to give the bad news to sellers that their timeshare is worth much less than they expected, but for (xx), it’s so hard for them to believe that I can’t help at all.

The most troubling is the unfairness reported by Wyndham Carriage Owners. They were promised an “Equity $ Position” in published marketing materials, only to learn years later that what they purchased is worth far less than a lump of coal. Their “equity” position is a net loss of $1,300 a year if they can no longer use the timeshare. Wyndham did not own Carriage Resorts back then, but that does not diminish the unfairness of what these buyers are experiencing.  

I speak daily with people who spent $10,000 to $20,000 on a timeshare they only used once or twice in 10 or 20 years or more, yet have paid maintenance fees year after year. In addition, a good portion of these members reported losing thousands of dollars to unhelpful timeshare listing agents and fraudulent exit companies. 

We thank the 128 Wyndham Carriage Owners who have let their voices be heard. Sometimes the court of public opinion is the only court open. We are hoping next Tuesday’s article summarizing this series will reach Ontario media, consumer protection organizations, and lawmakers. Wyndham’s silence speaks volumes.   

Prior reports: 

Carriage Owners 91 – 114

Carriage Owners 61 – 90

Elizabeth’s Analysis

Jeannie’s Medical Hardship Dismissed

Carriage Owners 31 – 60

David’s Medical and Financial Hardship Dismissed

Carriage Owners 1 – 30

Wyndham Carriage Owners 115 to 128 Eternal Timeshare Contract

115 Valerie F

Hi Irene:

We initially bought a white week in July 2002. We had small children at the time. In 2007 we purchased an additional interval which allowed us to convert to points so we could have more flexibility booking. Our children were getting older. It had been become increasingly difficult to take them out of school for vacations in the off-season.

We have used our timeshare extensively. At first, we travelled with our children. We shared it with our extended family. Currently, we tend to travel as a couple. Although we still enjoy the property regularly, we do have great sympathy for elderly people and others whose personal, health, or financial situations have changed. Our first maintenance fee back in 2003 was $599. We can appreciate how difficult it can be for many to pay the current $1,351 maintenance fee, plus additional booking fees. We know that ill health or income changes could change our own ability to pay.

When the sales office was open, we were told that the property would appreciate in value and that we would have the option to sell, donate or will the timeshare. We were told at multiple presentations that the sales representatives were selling deed-backs from delinquent accounts and owners who had passed. We were told that if our children were not on a deed, they would not have to take it over.

We are deeply disappointed in the closure of the sales office without notice, the fact that Wyndham is not accepting deed backs on the property, and that current owners cannot even give away their intervals, even when willing to pay legal costs and provide additional financial incentives, such as maintenance fees for a year or two or additional cash. It seems ludicrous that our children and other heirs could be saddled with costs in perpetuity. A reasonable exit plan is essential. At this point, it seems that a 75% vote to sell the property may be the only way to recoup any money and save our heirs from never-ending costs. I am attaching some shots of the original sales presentation flyer from 2002.

Accompanying these promises, we received a general email in the summer of 2011 indicating that Carriage Hills owners could buy additional intervals at no cost, provided they covered the legal fees. We did, in fact, purchase an additional every other year red week with a deed of September 2011 at the cost of $600. It was not purchased from an individual owner, but directly from the Carriage Hills Vacation Owners Association. Based on this information and the above promises, we felt that Carriage Hills was taking an active role in sales of deed-backs.  


Valerie F

116 Karen L

I have been a timeshare owner at Carriage Hills for about 20 years. My family and I have enjoyed vacationing at Carriage Hills and expect to vacation for the next few years, but I am troubled by the lack of an exit strategy. I am also frightened and not willing to accept a situation that would place the never-ending financial burden of timeshare maintenance fees on my unsuspecting heirs, who are not interested in assuming a position in this trap of owning an unsellable, worthless ‘asset’.

When I agreed to become a timeshare owner back in the late 1990s, I was led to believe that I was buying into a private resort, only accessible to a fixed number of owners and their guests. Since then, the maintenance fees have more than tripled and the property has transitioned to being managed like any other openly accessible hotel, i.e. the price to rent a room is routinely below the equivalent maintenance fee that owners are forced to pay, and these renters don’t have the never-ending financial handcuffs of timeshare ownership.

Many thanks and kindest regards,

Karen L

Mississauga, Ontario

#117 Therese B

Hello Irene,

When I bought my every-other-year red week, I’d done some research and had attended a few presentations elsewhere, as well as at the Horseshoe Resort affiliated property.  I came prepared

I’d understood that these timeshares would be of more value because you get a deed and it’s yours for life (as opposed to a 30/40 year scenario). I figured that this would make them easy to sell if and when I no longer could use my week.

I recently learned that owners are on the hook for this for life. That makes the timeshare difficult to sell. You can’t even give them away.

I continue to use my ownership via RCI exchanges, and plan to do so for the next 10 years. At this point, I don’t know that my adult children will have any interest in taking on the constantly increasing maintenance fees or will even want to use the timeshares. I don’t understand why we can’t just give back our deeds to Wyndham. It’s all very fishy. Someone needs to take a good hard look at the whole thing. It’s too bad that a concept that continues to work for many is also causing such hardship for those who can no longer enjoy their vacation ownership.

Thanks for helping us as we embark on standing up to ‘the powers that be’.

Therese and Barry B

Midland ON

118 Tracy M

We have been owners since 1998.  We had kids and used it faithfully.  We are retired now and live in Florida during winter seasons.  We don’t need this burden any longer. Our lives have changed.

I recently posted on Facebook for a friend to contact me if they were claiming bankruptcy so that I could dump this.  I do not want to saddle my children with this anchor. 

Sent from our Paradise

#119 Bruce F

Hi Irene,

I purchased in 2004 with the understanding that my “equity” purchase would be easily marketable. This has turned out to be patently untrue.

I also purchased in order to exchange with RCI properties. Subsequently, the provider was switched to Interval International — which it turns out had a very different selection of properties, excluding the ones I was able to book with RCI. Their (II) booking process was frustrating, to say the least. I was unable to effectively enjoy exchanges.

The maintenance costs (and exchange fees) have increased dramatically, to the point of making this “deal” far more expensive than just booking online. One 2 bedroom week is now close to C$2,000 with maintenance and club fees.

I have investigated selling over the years, but this “asset” cannot even be given away.

We need help dealing with this situation, and with Wyndham, who now operates the resort as their cash cow — and they also effectively control the two boards.


#120 Debbie M

Dear Irene,

I am a second-generation holder of two deeds – one each for opposite years.

As many have said, my parents were led to believe that this was an investment and sellable. This is now not the case.

My parents were able to use them while my dad was still alive.  My parents put my sisters and me on the deeds at the time, which also has concerns.  

Although we will continue to pay the fees and use what we can (not an easy task) we do need to find an exit strategy before our own estates would have to figure out what to do with these after we are gone and we move into yet another generation.  

With thanks for your concern.

#121 Glenda B

Hello Irene,

We bought at Carriage Hills over 20 years ago and were told all the things you’ve heard from other people … much of which sadly turned out to be empty promises.  Fortunately, we did resist the sales pressure to convert to points.

We mostly have used our 2-bedroom Red Weeks for RCI trading. This did bring us a number of good vacations, although it involved a fair amount of effort in searching etc.  

However, our maintenance fees have nearly tripled, and RCI costs have continued to climb, while availability declined.  In 2006 a class action was launched (one of several that have been made against RCI). This took six years to resolve but resulted in better access to inventory.  Over time, however, there has been a noticeable decrease in availability and is getting worse.

We have wanted to exit Carriage Hills for a long time, mainly due to the expense and difficulty using the timeshare. Seeing all the ads on TUG, etc. (offering units for free), we did not attempt to list our unit, feeling it was hopeless.  We purchased a studio at Pueblo Bonito in Mazatlan as a Right-To-Use timeshare in 2012, because they promised to take our Carriage Hills unit as trade-in for a lower buy-in. We specifically said we did not want to own two timeshares.  

The company handling the transaction was Resort Connections. Their literature claimed they were “a full-service Equity Trade-in program” that was “owned and operated by timeshare industry veteran Freda Stemick.” They were located in Harrisonburg, Virginia [name aptly changed to Carrion Travel Connections during the process], and an ARDA member. Contrary to the arrangement we made with Pueblo Bonito, their “welcome letter” informed us they could not take our Carriage Hills unit because SVC would not allow them to own it, being a competitor.

Thus they requested a POA to handle the property, in addition to the original deed, while seeking a buyer, plus cash.  (During one of many subsequent phone conversations, I think we were told they could only accept RTU properties, not deeded or Canadian.)  Their fee was $599, $399 processing plus $200 resort transfer fee — but I think we did manage to get our checks returned along with our deed when they finally cancelled the transaction.

Cutting to the chase, we wound up owning two timeshares. The good news is that we can walk away from Pueblo Bonito when we get ready.  The bad news is that our son, John, apparently will be forced into CH ownership when we die.

Glenda B & Paul G

#122 Lisa L

Hi Irene,

Thank you for listening to Carriage Hills and Ridge owners that want an exit strategy in place. I purchased a red week every other odd year at Carriage Hills in March 2000. I was pleased with this purchase and loved the idea of owning my vacations, using properties that were well maintained and shared with other owners. I didn’t want to stay at hotel type places. I had higher expectations.

At first, things were wonderful. I got what I paid for. Now things have changed!! Staying at Carriage Hills with people renting and paying a small amount of what should be paid for this type of property!  I watched a couple let their children colour with crayon all over the stairs! Management did nothing! Dirty diapers and poop smeared on the change room floor in the women’s change room at the pool. I asked 3 separate people to stop smoking cigarettes and cannabis on the balconies and was ignored and/or sworn at! Dogs are being sneaked onto the property. I am here on site to enjoy my week. I am feeling like I need to enforce the rules!!

I am certain that these are renters. I’ve never encountered anything like this here before the units were added to the rental sites. Thankfully, the employees at Carriage Hills are fantastic!! They handled each of my concerns quickly. I truly believe though, that I’m one of the only people complaining. Since I own here, I take the rules seriously and report the issues. Renters just don’t care.

I’m very concerned about the future of this resort. I’ve loved it for many years and took pride in ownership. Unfortunately, things have changed. I don’t want to own a place like this anymore. There is no exit plan and that is very troubling. Owners can’t give it away. They can’t pay someone to take it. Owners are offering thousands of dollars for someone to take it!! This is not right. Owners at Carriage Hills deserve and need an exit plan. 

Thanks so much, Irene for writing about this 🙂

Lisa L 

#123 Eileen W

Hello Irene, 

My husband and I first bought two deeded red weeks in 1998 at Carriage Hills. We subsequently bought two more weeks, an every other year odd and an every other year even. We have four children and thought they should each inherit a week.  When they told us they didn’t want them, we realized they were not in a position to be able afford the weeks. We later converted our weeks to points.

We also bought an every other year timeshare in Mexico. We bought because they told us they would sell our Shell Vacations/Wyndham timeshare. That was over three years ago. We paid fees and sent our deeds off to Value Traded, but they have never been able to transfer title. So everything is still in our names and we still get maintenance fee bills.

Value Traded claims that our CH/CR resorts won’t co-operate with them and that they have been black-listed.  So over the last three years, Value Traded has paid maintenance fees to us (always late, with penalties which we have covered) and we have forwarded the payments to the collection company CH/CR uses. Last year, we had a postal strike in Canada. We forwarded the invoices to Value Traded five days late (they want to receive them at least 30 days before due date) so they refused to pay. We are now in arrears and accumulating penalties (20% CH, 30% CR) on top of that to the tune of over $5000 for 2019. About two weeks ago we received what was termed a Pre-Legal notice from the collection agency.

I am retired and my husband will soon retire. We want an exit. We are heartsick to think that our points have no value after all the money we invested. We dread the next round of upcoming invoices.  We can no longer afford to be paying so much money every year. To top it off, we keep getting calls with offers to buy our timeshare in Mexico but are so afraid of scams. We just don’t trust the timeshare industry any longer.

Thank you for bringing attention to the plight of owners who have bought into perpetual timeshare contracts.  Many of us are desperate for an exit solution. We really appreciate your efforts on our behalf.


Eileen and Kent W

#124 James E

Hi Irene,

I just learned of your postings and extensive efforts to help timeshare owners.  After reading your Letter from America, I am compelled to write to you. A little bit about me.  My wife and I own 4 deeds at CH and CR and joined the Shell Vacations Points option which adds an additional fee each year.  Our fees per year are now over $4,000 CDN. We are retired and on fixed incomes. 

Confronting a timeshare company, individually or as a small group of individuals, is futile and a waste of time. Information about the inner workings of timeshare companies is sparse, fragmented.  One feels like a spectator watching a stage magician perform unbelievable tricks when trying to understand why timeshare companies make owners miserable. I share your thoughts about complaints; that they are easily ignored and tend to be bothersome to the receiver.

#125 Brad G

Not only do I want to exit my timeshare at Carriage Hills, because I no longer reside at a location where I can make best use of the facility (we moved to British Columbia in 2005), but for several other reasons:

  • Annual maintenance fees have been increasing at a rate far and away above the rate of inflation. These imposed costs to owners are simply out of control and cannot be challenged. Nor can owners refuse to pay them.
  • The survivor clause in the owner’s agreement means that these ever-escalating annual costs get passed on to my heirs and successors in perpetuity. That’s ridiculous.
  • The voting structure is apparently rigged to make it effectively impossible for owners to carry any sway at AGMs.
  • Management hides behind privacy laws in order to stonewall any attempt by owners to self-organize.

In what sense are “owners” actually owners? They are not owners in any meaningful or useful sense of the word. Instead, they are sheep that are locked into agreements that guarantee perpetual fleecing rights for management. 

Timeshares once had a value proposition to the prospective buyer in terms of the cost of vacations. In the modern age of Expedia and Trivago, timeshare can no longer claim that value proposition. Instead of providing a competitive accommodation option for the owners, timeshares are simply maintenance fee grabs for a management company that has no real accountability to the owners. This situation must be challenged.

Best regards,

Brad G

#126 Stefan


I have been an owner for 20+ years. We converted our original weeks to points ago. First, the annual fees were quite reasonable. We used the weeks as our boys grew up. I have since divorced and really can’t use the exchanges anymore.

I’m 68 years old and about to retire. I don’t want to spend $1,500 a year on something I do not use. I would really like

I’m 68 years old and can’t use it anymore also about to retire, and don’t want to spend $1,500 / year on something i do not use I would really like to exit, however it seems impossible I do not want to give this to my boys to worry about.

I don’t mind spending some $$ to get out but I have heard that exit timeshare programs are all scams.


#127 was Simon, the first Carriage Resort owner to reach out

#128 is the owner who explained the tragedy of the Carriage Timeshare Trap.

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

Free at Last Timeshare Support Course offered by Straight-A-Guide

Bluegreen Facebook

Wyndham Facebook

Wyndham Carriage Resorts Facebook

Sapphire Starpoint:

Diamond Resort Facebook

Gold Key Facebook

Inside Timeshare Facebook

Thank you Irene and to all those who submitted their stories, there is something very seriously wrong with the timeshare industry and Inside Timeshare calls on the lawmakers to get a grip and curb these companies with legislation, just as they have done in Spain

That is all for this week have a great weekend and join us for more news and insights on the murky world of timeshare

The Tuesday Slot

Welcome to this weeks edition of The Tuesday Slot, we continue with the complaints received by Inside Timeshare from Wyndham Carriage Hills and Carriage Ridge owners edited and compiled by our very own Irene Parker. This week we publish complaints 91 to 114, these complaints again show how the elderly are being treated by this timeshare company, being denied a way out and their heirs being forced to take over the membership. The Canadian authorities must act to rectify this situation and protect these owners from this type of behaviour. Inside Timeshare will continue to publish these “Nightmare on Timeshare Street” stories.

Why Not to Buy a Timeshare in Canada – Unless Change Happens 

Privileges that Fell Flat: 

Equity $ position, 

Freeze costs of future vacations, 

Worry-free vacations

By Irene Parker and Wyndham Carriage Resorts Owners 91 – 114

September 10, 2019

PARSIPPANY, N.J., July 25, 2019, /PRNewswire/ — Wyndham Hotels & Resorts (NYSE: WH) today announced results for the three months ended June 30, 2019. Highlights include: 

  • Revenues increased 23% compared with second-quarter 2018, to $533 million. 
  • Net income was $26 million for the second quarter, a 24% increase over the prior-year quarter; adjusted net income was $82 million, a 12% increase over the prior-year quarter. 
  • Adjusted EBITDA increased 27% compared with the prior-year quarter, to $159 million.–resorts-reports-second-quarter-2019-results-300890701.html

It is unfathomable that any executive could think holding the aged, the ill, and the disabled liable for maintenance fees for a fully paid for timeshares is healthy, especially when lobbyists have testified at legislative workshops to lawmakers that all is well in the timeshare secondary market because of hardship departments and dissolution policies – unless unfortunate enough to have purchased a timeshare in Canada.  


A quote from an ARDA lobbyist:

“Their value comes from using it,” the timeshare industry’s top lobbyist told ConsumerAffairs in January, admitting that points have no resale value while claiming that consumers don’t mind this because the value comes from the experience.

Quebec Backs Consumers

Among other provisions, Quebec Bill 178 defines a timeshare contract as a service contract. This could have lasting consequences for Canadian timeshare buyers who have felt trapped by the perpetual timeshare product. Many timeshare members are saddled with high-interest rate loans and some with higher interest rate credit cards issued by timeshare companies. (Quebec Bill 178 defining timeshare as a service contract was passed into law on June 6, 2018)

Comments from Wyndham Carriage Resorts Owner 91 – 120

Interestingly, I believe that some courts in Europe have declared that contracts ‘in perpetuity’ are in fact illegal. It’s a pity that the courts in Canada are not so progressive. Our maintenance fees have increased horrendously, from an initial amount of $526 to $1351 in 2018. We are both retired and we really struggle to find this money. We know it will only get worse. Lesley F 

It was sold as an enticing vacation ownership opportunity that gave me 5250 points annually with Shell Vacations, with the tangible benefit of a deeded portion of a physical property to own – sounded like a good investment –

“A deeded property and something that could be sold anytime, at what would certainly be a profit.”(Their words) The reality is that rather than an asset, this purchase has taken the form of something of a junk bond

– worthless as an asset. Not only worthless but with additional costs annually with no end in sight and no way out. Elaine

We wanted to get rid of it a few years after we bought. The same sales team took $700 upfront to list it for a potential sale which never materialized. My husband is a kidney transplant patient who had to stop working and has had no income for the past 5 years. We cannot travel anymore. We would love to see a legitimate exit strategy. I called Wyndham a few months ago and was told that my only option is to sell it via a legitimate real estate broker in Canada. That is impossible. The Timeshare Agreement is a serious attack on consumer rights in Canada. No owner knew what they were signing at the time of purchase. Amra

As it stands now, the owner who needs to exit only has one option, and that is to find a willing buyer. This is virtually impossible as there is no sales office on-site and virtually no assistance from Wyndham assisting with any sale. In fact, they make it very difficult, even if you were fortunate to find a willing buyer. John L

The most concerning is the way that the owners are currently being treated.  The owners that can’t afford the maintenance fees due to health reasons, financial problems, and life changes – for these people not to have a way out is just unethical! Mike B

We continue with reports from Wyndham’s Carriage Hills and Carriage Ridge owners #91 – 120. Prior reports: 

Carriage Owners 61 – 90

Elizabeth’s Analysis

Jeannie’s Medical Hardship Dismissed

Carriage Owners 31 – 60

David’s Medical and Financial Hardship Dismissed

Carriage Owners 1 – 30

#91 Kayleigh W

I own at Carriage Hills resort. I bought as a newlywed 10 years ago as an investment and a way to travel. Since then, I’ve divorced with two children and no way out of the ever-increasing maintenance fees. Our maintenance fees have doubled since I’ve purchased. My parents also own. Does that mean one day I will have two deeds? 

When I purchased, I was told we could use the facilities anytime. Since then, they’ve changed it so you can only use the facilities during specific times. We were also told that we could use three rooms upstairs for family parties. That has changed as well. Now there are more exclusions than inclusions. They sold us the timeshare as a second home.

I’m supposed to remove my ex-husband’s name from the deed. I’ve tried for two years. To have one name removed from the deed it costs the same as selling to a new party! Thousands of dollars! That makes no sense. Please help us find answers. The only one winning here is Wyndham and we are paying for it.

#92 Lynn A

I inherited a unit from my dad in 2006 and have been paying increasing maintenance and RCI/II Membership fees ever since. I was hoping for some great exchanges now that I have retired, but with the advent of Airbnb and VRBO, etc., I don’t see timeshare as viable in perpetuity.  We are looking for an exit strategy when we are ready because I don’t want to burden my daughter.

#93 Lynda R

We need an eventual exit that does not burden our children. 

Steve and Lynda R

#94 Michael C

Dear Irene

I purchased in 2009 and have used the exchange program. The maintenance fees have risen by exorbitant percentages each year. I am now retired and do not wish to travel to timeshare properties. The maintenance fees and membership fees are burdensome. I do not want to continue paying for the timeshare. I do not want to use it and cannot imagine inflicting this situation on my children. They have no interest in it and did not sign a contract agreeing to the terms. They lack the financial capability to sustain it. I need an Exit Plan. 


Michael C

#95 Rebekah D

Dear Irene,

My husband and I bought into Carriage Hills in 1997. Living in Toronto, we enjoyed our white week, but are now scared and unhappy about the future. My husband is 71 and I am 70. We are pensioners. We need an exit strategy. This is the only viable solution, not only for us, but for the health of Carriage Resorts. We don’t want our children to be burdened. They are not on the deed.

Thank you, Irene,


#96 Lesley F

Hello Irene,

In 1997 my husband and I bought at the inception of Carriage Hills.

We bought after being assured that our investment would keep its value and that we would be able to sell at any time.

We were also assured that if we wanted to deposit our weeks to exchange, our ‘floating weeks’ would always be ‘red’ (the highest). It now seems that the investment is of no value at all and we cannot sell it as no one wants it. The exchange value seems to fluctuate when translated into points by the exchange company (RCI).

Our maintenance fees have increased horrendously, from an initial amount of $526 to $1351 in 2018. We are both retired and we really struggle to find this money. We know it will only get worse over time. 

We have no children, but if we did, would not wish to burden them with this White Elephant. Unless we can get rid of the timeshare, will it fall to our siblings and their children to bear the burden? We have seriously considered defaulting, but understand that Wyndham will pursue us in the courts. Ultimately, our estate will have to deal with this.

Frankly, Irene, it makes me feel sick with worry about the future – how will we be able to afford to pay the ever-increasing fees? Worse, the thought that our families will be burdened with the problem after we die is troublesome.

Interestingly, I believe that some courts in Europe have declared that contracts ‘in perpetuity’ are in fact illegal. It’s a pity that the courts in Canada are not so progressive.

We are very grateful to you for taking an interest in the situation.

Kind regards

Lesley F and Ron K

#97 Roger S

I own at both resorts. I still use my time there, as well as trade. I do not plan to have my kids inherit the units, thus a viable exit strategy is needed in my future. 

#98 Valerie S

Hi Irene,

My husband and I bought our timeshare in 2000. We used it for several years but have not used it since 2008 when we moved out west. The maintenance fees have gone up tremendously and we still have to pay even though we have not been able to use the resort for 11 years. We want to get out of this timeshare as we are no longer able to pay the annual maintenance fee.

Please help us create awareness of the predicament many owners are currently stuck in.

Thank you so much!

God bless

Valerie & Benjamin S

#99 Cathy S

Exit strategy? Count me in please!

#100 Diane L

Hi Irene,

My story is the same as many. We joined in 2000 when we bought an every other year red week. I thought it would be a great way to ensure we had a vacation every year while the kids were young. Little did we know, what had we had really gotten into? 

We always exchanged thru RCI. However, as the maintenance fees continued to climb, I became nervous. At one point, in desperation, I signed up with one of the companies that promise to sell your timeshare for several hundred dollars in advance. I don’t recall which company it was, but something like I never heard from them after they got our money. 

I thought about leaving our timeshare to someone other than our kids, but I know that no one is going to want it. It is far cheaper to just buy your own All-Inclusive vacation.

I feel so badly for the elderly people who are unable to use their time and have collection agencies chasing them for maintenance fees. My concern is that one day we may be in the same situation. I would NEVER recommend anyone buy a timeshare after the experience we have had.

I send in my votes every year to the AGM in hopes that at some point we will have a board of Directors that acts in our best interest, but the maintenance fees continue to rise and an exit strategy not available.  It seems obvious that the percentage of unhappy owners continues to grow every day.  

Thank you again,


Dianne L

#101 Annette D

Hello Irene

I am one of many owners at Carriage Ridge who wishes to sell or give away my timeshare. We have owned for 22 years and have mostly exchanged. 

We, like all, have been advised that our timeshare would grow in value.

Our kids do not want this liability. We do not want the expense in retirement. More and more is being taken from us, whether it be an increase in maintenance fees or an increase in exchange fees. It is plain and simple – Corporate Greed. 


Annette D 

#102 Eduard and O N

Hi Irene, 

Exit Strategy: Count me in! 

#103 Edda G

Hello Irene

My husband and I purchased a red week at Carriage Hill approximately 15 years ago. 

We realized our error after a few years when trying to make travel work. Having to purchase a membership with RCI, pay for a flight and “All Inclusive” charges at resorts, made it an expensive and complicated venture that neither my husband nor I had time to research and plan. We realized we were really screwed when choices with RCI dwindled to almost nothing. Then the pressure to switch to points. We thankfully never fell for this. We told them that they wouldn’t get another cent out of us.

We weren’t skiers or golfers, so Carriage Hills was not that appealing. We have three boys. It was the same for them. They skied through their University years on occasion, but it was hard to nail them down to book time at the resort. 

I have used the resort several times with girlfriends, but in the past few years I was very disappointed in the state of the units. They were very dirty, outdated and shabby. Sometimes the TV or stove didn’t work. There was dust everywhere, cracked tiles and dirty grout in bathrooms. The sheets never quite fit around the mattress. I wondered how often the old comforter was washed. Whoever pulled the short straw got the pull-out couch, which was horribly uncomfortable.

It was embarrassing, to say the least, to admit that we paid $1300 a year for this? It was never made clear to us that the timeshare was going to be a ball and chain for the rest of our lives and the lives of our children. That should be illegal. 

We are intelligent people. My husband is very careful about what he signs, and yet we fell for it. It is definitely a burden to us now as we are retired. We want out!

Many thanks for all your help.

#104 Malini S

Hi there Irene, 

We are very much interested in pursuing an exit strategy. Although we used our timeshare early on, lately we have found we’ve been unable to use it.  

Thanks for your support. 

Mr and Ms M

#105 Elaine S

Hi Irene,

Our unified voices need to be heard.

I purchased at Carriage Ridge in May 2004 under much pressure. At the time it was presented as the second stage of the “very successful” Carriage Hills and affiliate to Horseshoe Valley. It was sold as an enticing vacation ownership opportunity that gave me 5250 points annually with Shell Vacations, with the tangible benefit of a deeded portion of a physical property to own – sounded like a good investment – “A deeded piece of something that could be sold anytime at what would certainly be a profit.” (their words).

The reality is that rather than an asset, this purchase has taken the form of something of a junk bond – worthless as an asset.   Not only worthless, but with additional costs annually with no end in sight and no way out.  Over the years I have seen our maintenance fees sky rocket, and with no viable way to exit, should I no longer use it or, if at some point, I am unable to afford the fees. I am very troubled.

To make matters worse, I have been told that although I pay my membership to RCI (previously Interval), that should I give/sell it to someone else they would get weeks at the home resort only. 

That is a simply unfair, and this is not what I purchased.  It needs to be addressed.  People feeling they have no other option but to try to give it away with no success is sad. This continues to devalue our already worthless ownership. There is no way at this point in the current structure to try to build some of the value back into our ownership.  This needs to change.  

We own at a beautiful resort that is being well maintained, so why are we trapped?

Others would certainly see value in owning these timeshares if they had reasonable maintenance fees, and an exit option (or a true resale market) – which ironically is what was falsely presented to us when we all bought.

The reality is that none of us purchased this to be a forever thing.  At some point, every single owner will want/need to exit, every single one of us.

So an exit strategy is important to every owner.  It certainly makes good business sense for all parties to have the choice and ability to sell.

Thank you,

Elaine S

#106 Rick C

I will not bore you with wild sad tales. Bought my timeshare in a moment of weakness, not clearly paying attention to a large serving of high pressure baloney.  I have tried to make the best of my mistake but have been sorely disappointed and paid for many years. Now retired and not having the income I once had it’s time to get out. Paying fees for no return must stop. Any way possible at almost any loss.

Thanks again for any help you can give.


Richard C

#107 Amra

Hello Irene,

My husband and I have been owners at Carriage Hills for almost 20 years. It was a bad decision – we feel we have been forced into it, clueless newcomers to Canada. The sales people were basically given a license to lie. They told us a very different story when they sold the timeshare.

(Note from Irene about the license to lie:

We wanted to get rid of it a few years after we bought. The same sales team took $700 upfront to list it for a potential sale which never materialized. 

My husband is a kidney transplant patient who had to stop working and has had no income for the past 5 years. We cannot travel anymore. We would love to see a legitimate exit strategy offered. I called Wyndham a few months ago and was told that my only option is to sell it via a legitimate real estate broker in Canada. That is impossible. The Timeshare Agreement is a serious attack on consumer rights in Canada. No owner knew what they were signing at the time of purchase.

Thank you for your efforts.

Amra & Dimitrije

#108 Tony V

Irene, My name is Tony Varao and my former spouse and I own at both resorts (almost a 50/50 split). We own 4 full weeks and one of each the even and odd years (5 weeks per year). That equates to $6,678.33 in maintenance fees plus $565.98 for the Shell Vacation Club fees.‬‬‬‬‬

Eight years ago my wife and I divorced. At the time I tried contacting the resort and was told they do not assist in selling and are not interested in taking the units back. I contacted one of the exit strategy companies that were being advertised on the radio, they wanted the equivalent of 3 years maintenance fees up front to work on my case. That was over $17,000!

I have been paying annual fees. Since we converted to points several years back (because we were told it was better), I have been banking the points we have not been able to use and converting to credit cards (SVC Playdeck), using it for restaurants and the odd hotel, but the cash value I get is only a fraction of the money I pay annually, about 50%. By the way we were told if we bought another week we would be in the ELITE bracket with more perks, so we did.

This year I was eligible for early retirement, but could not because of the monthly expense of paying for these maintenance fees (over $600 per month).

This year I took all my points ($6,678.33 + $565.98) and went to Hawaii for a week. Please tell me if I was to have gone onto Expedia or Travelocity how much that trip would have cost, probably half.

My ex-wife and I bought into this wonderful concept of vacationing cheaper and better with this program, but it has not worked out that way.

The investment we were told we were buying into is not an investment. It is a perpetual black hole.

For now I will try to make the best of it by taking $7,000 vacations that are only worth half of that or less on the market. There will come a day that I cannot travel, and this will become an even larger burden affecting my quality of life.

Thank you for your ear.


Tony V

#109 Susan S



John L

Dear Irene….I am writing on behalf of the Owners at Carriage Hills and Carriage Ridge.  As you have heard, we desperately need an exit strategy for owners who are encountering financial hardship or health issues and can no longer use their timeshare.  

As it stands now, the owner who needs to exit only has one option, and that is to find a willing buyer on their own. This is virtually impossible as there is no sales office on site and virtually no assistance from Wyndham assisting with any sale. In fact, they make it very difficult, even if you were fortunate to find a willing buyer.  

Also, with the very high maintenance fees it is cheaper to rent through Expedia or You are not locked into any particular week or time.  

In addition, I could not in good conscience sell my unit to anyone, knowing that not only are they virtually locked into this during the rest of their lifetime, and the obligation is then passed on to your estate and heirs. 

Is it fair to stick them for the maintenance fees as most young families these days are living from pay-check to paycheck? Surely, with the cooperation of Wyndham and the management team at Carriage Hills, a resolution to this problem could be found?

Many of our owners are desperate and need help. Putting them into the hands of a collection agency is not the answer.  We need your help.   

Kindest Regards  John L

#111 Steve K

Hello Irene,

My wife and I are new owners, we were lucky enough to buy on a resale, so we didn’t pay the exorbitant amount some owners did. We do live close enough to be able to utilize day usage, however, we are concerned that in the future if maintenance fees continue to climb the way they have, we may not be able to afford to continue. I think a proper exit needs to be developed for all involved.

Thank you.

Stephen K


Mike B

Hi Irene,

My wife and I are owners at Carriage Hills Resort and have been for the last couple of years. We currently enjoy our timeshare and have exchanged through RCI every year. We have also spent time at our home resort. As of right now, we’re not looking to exit our timeshare, but it’s quite concerning that there is no way to exit if we wanted to. We don’t want our kids to have to inherit these either.

The most concerning is the way that the owners are currently being treated.  The ones that can’t afford the maintenance fees due to health reasons, financial problems, life changes, not to have a way out is just unethical!

The lack of transparency to the owners between our BOD and Wyndham is just despicable!

Thank you for your time and interest in this matter!

Best regards,
Mike & Alaina

#113 Anonymous

Hi, Irene,   I spoke with someone who said Ont. Gov’t consumer services and the Minister of Consumer Protection for T-shares is interested. Keep working. 

#114 Joanne H

I have owned at Carriage Hills for about 25 years. I never dreamed I would not be able to give the unit away. Our kids don’t want it. I have amassed so many points with RCI that are useless to me, but I keep paying and paying. My husband and I are retired now and don’t have money to waste. There has to be something we can do. We only own every other year. My heart goes out to those who own every year or more.

Joanne H

How can this be right? Let’s hope Carriage owners can find Ontario lawmakers, journalists, and reporters sympathetic to the unfairness of this predatory and unfair timeshare trap.

Timeshare members are always grateful when a member, who has been through the complaint or foreclosure process, thinks beyond their own Nightmare on Timeshare Street to support others. There seems to be a lot of talent among Carriage owners who were sold an asset converted to a liability by unfair, weaponized contract law (to borrow a phrase from a U.S. member battling a U.S. timeshare company on behalf of his mother).

I’m told Wyndham is not the only timeshare company in Canada with such unfair tactics. This means a concerted effort needs to happen to inform the general public about the pitfalls that come with this overbearing, ironclad, outdated contract, give today’s Airbnb, and Expedia’s economical and instant bookings.

Public awareness is the first step towards affecting change. We don’t want to destroy the timeshare industry. We want to save it. Ironclad contracts, benefitting stock investors, are not the answer.

Thank you to Carriage Owners for sharing their stories. Let’s hope media and legislative outreach committees develop to inspire public awareness and outcry, for the good of the owners, and the good of the industry.

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

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Thank You, Irene and all who contributed to this article, we at Inside Timeshare hope that the Canadaian Authorities take note and that Wyndham will come around and give these people what they deserve, justice. Somehow I don’t think that Wyndham’s greed will allow them to do anything.

Start the Week

Welcome to the start of another week with Inside Timeshare, today we address a question which is the subject of many enquiries received over the past few months. Many timeshare owners are receiving cold calls from various “claims” and supposed “legal” companies giving them false information regarding making claims for “compensation”. In this article, we explain the facts on claims and cancellation of contracts.

Many owners are signing up with companies who promise to get them “compensation” for a mis-sold timeshare, but first, they must have their contract relinquished or cancelled, once this is done then the “company” will put forward a claim. The facts are that once a contract has been terminated then no case can ever be taken to court, the contract must be live and all maintenance must be paid up to date.

The whole reason for this “pitch” is very simple, they are not in the business of pursuing claims through the courts, they are in the “exit” business as this is quick and easy money. It is also very unlikely that they will even do the “exit” for the owner. In the vast majority of the cases that Inside Timeshare has been asked about, the owner has been told that they should stop paying their maintenance and if they receive any demands then to send it to the company to deal with it.

What has then happened as in the case of RSB Legal and ABC Lawyers along with many others is that the relinquishment has never been done, in many cases, the owner has received a letter from the company stating that they are now “out” of their contract. The next thing is the owner is now receiving demands from a debt collecting agency for the arrears.

When the owner tries to contact the company they are either given false information or the company is no longer in operation, usually closed down and reopened under another name. The owner has now lost a substantial amount of money for a service that was a “scam” and is now in debt for a timeshare they believed had been cancelled.

There are some cases where the owner may be able to get money back after cancellation, but only if they have a finance agreement such as Barclays Partner Finance which was brokered by the timeshare company. Even this requires a case to be taken to court and that must be in the UK.

There is one provision for this and it is Sections 140A & 140B of The Credit Consumer Act 1974, but it is by no means a cut and dried process. There are also time limits to this, just as with Section 75 claims against credit card providers, there is a 6-year limitation on cases being brought.

So if you are told that you have a case but you need to first have your contract cancelled, then you are never going to get any money back for the mis-sold timeshare no matter how “nice” the caller is. NO RUNNING CONTRACT, NO CASE IS ACCEPTED BY ANY COURT!

Join us again tomorrow for our Tuesday Slot with another round of “Nightmare on Timeshare Street” stories from Wyndham Carriage Hills and Carriage Ridge owners.

Friday’s Letter from America

Welcome to the end of the week and another edition of our Letter from America, we continue our “Nightmare on Timeshare Street” stories on the Canadian resorts Carriage Hills and Carriage Ridge, two Wyndham owned resorts. In this weeks edition, Irene Parker highlights complaints 61 to 90 which have been received by Inside Timeshare, all within the space of a few weeks. There is obviously a very serious situation as all complaints are very similar in nature, surely, the Wyndham management should be taking notice and resolve these complaints immediately?

Read Owner Reports before Buying a Timeshare in Canada

Wyndham’s Carriage Hills and Carriage Ridge’s Eternal Contract

“Wyndham Cares About Your Timeshare”

Explore options if you’re experiencing life-changing financial issues.

(Unless you own in Canada should be added)

·  Ovation by Wyndham

Safe timeshare exit solutions if your loan is paid off and dues are current.

·  Financial Hardship 

Carriage owner Donna C:

The story about the ailing 80 year old owner – how she is being viciously and mercilessly harassed and hounded makes me sick to my stomach and fills me with terror and dread as this could easily become our fate, and the fate of hundreds of owners at Carriage Hills. Wyndham holds all the cards in this distressing situation, and their refusal to provide a ‘way out’ for owners is a blatant and egregious act of corporate greed and abuse of power.

A key element is in regard to the high-pressure ‘sales pitch’ we were subjected to when we visited the Sales Office over 20 years ago. We were told that this timeshare was unique in that it was a real estate purchase, with a property deed that ‘could’ be passed down to others, IF WE CHOSE TO. And we were told that, as a property asset, it could be sold in the future to another buyer. There was never any indication that this deeded real estate transaction could not be sold, or that our children would automatically inherit the liability for this so-called asset. Not only was this sales pitch unscrupulous, it was false advertising and completely fraudulent.

By Irene Parker and Carriage Owners 61-90

September 6, 2019

According to over 100 families, for those who own at Wyndham’s Carriage Hills and Carriage Resorts, there is no safe timeshare exit solution, except to die childless. There is also no medical or financial hardship. If anyone deserves medical hardship consideration, it is Jeannie, David and others who have reached out to Inside Timeshare to make the public aware of the danger of buying a timeshare in Canada. I’m told Carriage is not the only Canadian timeshare trap.

Jeannie’s Medical Hardship Dismissed

David’s Medical and Financial Hardship Dismissed

Timeshares in the U.S. and Canada were routinely sold as easy to sell because, after all, your timeshare is deeded real estate. There are few takers for a timeshare that follows your heirs once you pass on.

At a legislative workshop March 12, 2019, in Tallahassee, Florida, Mr. Jason Gamel, Sr. VP Legal at Wyndham and now president of the timeshare lobby ARDA, testified that exit providers were not necessary because of Wyndham’s hardship department.

Mr. Kenneth McKelvey, founder of Defender Resorts and Chairman of the timeshare PAC ARDA ROC, testified:

“Most of the developers I know, and certainly most of the timeshare managers I know, and I managed timeshare properties for thirty years… every single resort had a dissolution policy, every single one! There was a way to get out. You had to come to your management company, and based on what the board of directors instructed us to do in the terms if they had to pay a fee or if they had to be current, whatever those situations were, we did not have one that did not have a dissolution policy and a hardship policy …”

A quote from an ARDA lobbyist:

“Their value comes from using it,” the timeshare industry’s top lobbyist told ConsumerAffairs in January, admitting that points have no resale value while claiming that consumers don’t mind this because the value comes from the experience.

Carriage Owners 31 – 60

Carriage Owners 1 – 30

Elizabeth’s Analysis

Carriage Resort Owners 61 thru 90

#61 Lori S

Hi Irene,

I bought at Carriage Hill in 1999. I loved the concept, but what we signed up for is not what we actually got down the road. My husband got cancer in 2008. We tried to dump both units. I hired a company to sell one or both. Laughingly, I gave them $1,500 US. We should have just rolled it up and burnt it.  There were over 300 people trying to sell and or give away the timeshares. A few years later another company said they were bigger and better and could unload my units if I gave them $1,000 U.S. We were desperate to get rid of them so tried again. Guess what, just another scam. Later, my second husband and I purchased at Carriage Ridge. We were stuck with Carriage Hills so decided to go for the point version to recoup the maintenance fees at least, and travel.

For the last five years, I’ve basically given up and paid maintenance fees, kicking myself for getting involved in the first place. I realize I’m not the only one. We need to find an exit from this sham of ownership. I can’t even give it away, even if I pay the legal fees. We were told it was a great investment – low maintenance fees.

I think it was RCI and Wyndham’s plan to get us to buy and then run it like a hotel. We lose because we can’t compete against their lower rental rates vs us trying to break even charging what it costs us. I could go on and on.  The older we get, we don’t always remember details.

#62 Gina D

Hi Irene,

My husband and I have been owners of a 2 bedroom red week at Carriage Hills Resort since 2011.  My Uncle was an original owner but wasn’t using it. At the time, the maintenance fees were a little over $900 a year. We intended to use it to exchange.  After increasing yearly maintenance fees, along with increasing RCI exchange fees, we found that exchanging no longer made financial sense. Although Carriage Hills is a lovely resort, we would never pay the price we are now paying (almost $1400 a year) to stay there, if we had a choice.

Our other big concern is the lack of an exit strategy.  Although we are a young family and can afford the maintenance fees, there will come a day when we no longer will be able to use it. Our children will likely not want to take it over, given the cost of living in Ontario.

We do not agree with our current Board’s strategy of going after elderly people who can no longer use their timeshare. We certainly do not agree with going after estates or beneficiaries that do not want to inherit the burden. Honestly, if we had known what we were getting into, we would have never taken the timeshare.

Thank you for bringing attention to the difficulties owners at Carriage Hills are having due to the lack of an exit strategy since Wyndham refuses to bring their Ovation program to Canada.

Kind regards,

Gina D

#63 Tony P

Hi, Irene

My wife, Louise, and I are owners at Carriage Hills, having purchased a 2 bedroom unit back in 2002.

At the time of purchase, we were told that we could sell, or sell back our ownership since it was deeded property.

We are now retired and on fixed income. Maintenance fees are far too high for our income. One potential Kijiji purchaser laughed and said that the maintenance fees were double what he would pay to buy the timeshare.  For about seven years we attempted to sell for $1, via Kijiji and the Carriage Hill website. We have been pestered by robocalls from Timeshare resale companies. Like many others at Carriage Hills, we want out.

#64 Candis

Good day Irene,

I purchased an every other year red unit in 2001.  I realized pretty quickly that this decision was a mistake. I’ve tried selling numerous times over the years without success. I’ve rarely used it. 

I’m incensed over the maintenance fees and the inability to offload.  When I first bought, the fees were around $500. They have skyrocketed to over $1300. I wouldn’t be so fussed about the ownership if the fees hadn’t escalated. The idea that I have purchased something that will outlive me and seemingly has no end is outrageous.  I’m divorced. Even bad relationships can end. However, Carriage Hills is forever and beyond. I had no idea that I was locking myself in.  I was clearly told I could sell, which obviously isn’t true.  I was told I was locking in the cost of future vacations … which also is not true.  

I called Wyndham in November 2018 and was plainly told we don’t qualify for their Ovation program.  If I recall correctly, they told me that our board decided against this program. The whole thing is unpleasant and stressful. 

I hope one day we will find a solution to this appalling situation. 



#65 Stacy B

Hi Irene,

I have owned a floating red week with Carriage Hills since 2003. I have enjoyed my ownership and I still use it. My maintenance fees have doubled since I bought it. I feel it is time there is an exit strategy for those in a different situation.

Some owners were fooled into “upgrading” to points. They tried to upgrade us. To be honest, I almost fell for it because the idea of four-day trips sounded great, but my husband was outraged. He believed it was a big scam as the value of points is not set and can eventually be worth nothing. This is what is happening to point owners. I am glad we didn’t switch.

There are some owners that can’t afford the maintenance fees. They can’t sell their units and they can’t even give them away. They are stuck. Some of them just don’t pay and then our maintenance fees are used to pursue legal action. How is that a good use of our money? 

There are many “businesses” offering exit solutions (for upfront money), and then these poor owners get ripped off. Why can’t Wyndham offer these poor people an exit strategy? I am sure they would be happy to pay fees for an exit. The fees could go into a fund for the timeshare and then the units can be rented or resold.

I fail to see how forcing these owners to pay, or spending money on suing them, is a sound financial business decision. This is costing these owners money they can’t afford and it is costing other owners money in higher maintenance fees because of those that are delinquent. 

We need some innovative thinking. If a committee was assigned to come up a solution, I’m sure one could be found that would benefit everyone. The deeded ownership model is outdated. It’s time for Wyndham to evolve. 

#66 Jim

My big fear is lack of an exit strategy. At this time we can handle the cost, but with the number of delinquencies we are worried about costs becoming unmanageable. Also, at some point we will ourselves not be able to pay on a senior’s income.  Our kids want no part of it.

#67 Marion K

Good Morning

We purchased an every other year red week18 years ago. There is no mortgage. It’s a wonderful resort and we enjoy visiting in the fall, but we have a grave concern about the lack of exit, and how this will affect our heirs – namely our children. It appears our children have two choices:

1.      Accept the ownership and take on something they have no desire to own or can afford, and then pass the financial burden on to their children…ad infinitum. Our children never agreed to be part of this. Are our children to be punished?

2.      Or they can refuse to accept this and then our estate will be responsible for maintenance fees until our estate is bled dry? I am uncertain if this means the estate could not be dispersed at all?

This actually frightens me of late…I can’t sleep for worrying. There is a need for a proper exit – whether by sale, a reasonable fee, according to need, etc. Reading the stories shows a desperate need by so many. We just cannot leave this unwanted financial burden for our children and their children. 

Thank you for listening


Marion’s husband David:

Our Sales Agent Cory Stegemann is now owner /CEO of Cornerstone Vacation Ownership!!

We are 84 and 77 years old respectively. This year we felt it was time to exit as we are incurring more health issues etc. We wanted to ensure all was in good order before we could no longer cope. We have learned that selling (even for Free) is nigh impossible.

We learned those in financial crisis due to old age, illness, unable to pay maintenance are being taken to courts even upon death – of heirs forced to pay the maintenance when they can’t afford to. The heirs are being taken to court – horror stories!!  It seems that Wyndham/ARDA/ OVATION do not appear to live up to their words/promise.

It fills us with a feeling of hopelessness and despair. We had hoped to have exited our timeshare by the time my wife, Marion, turned 80, in 2020 or before.

Please note: We appreciate all that  the Carriage Hills /Ridge Facebook has done to keep owners  fully informed of everything (especially Cheryl in particular.. she has been so kind in helping us understand)


David and Marion K

#68 Gabe

My wife and have been owners at both Carriage Hills and Carriage Ridge for quite a few years. At first, we found it to be a good way to travel. We often traveled to various SVC (Shell Vacation Club) resorts across North America or traded for other destinations using RCI or II.

Unfortunately, my wife was recently diagnosed with ALS. She is immobile and we are no longer able to travel. We will no longer be able to use our timeshares, but there seems to be no way out.

We have looked to Wyndham to find a way out, but there is no exit strategy. What is worse is that the maintenance fees have to be paid in perpetuity and our children can be stuck with paying the fees after we pass.

We purchased our timeshares in good faith based on sales presentations which made claims about the benefits of being owners but said absolutely nothing about the downside. At the time, we were convinced that this was a great opportunity for us to vacation. It was for a while, but times have changed. The maintenance fees have escalated enormously over the years and we now pay about $5000 in maintenance fees every year. Timeshares are no longer an economical way for people to travel.

There are two types of owners at CR/CH: those who want to exit and those who will want to exit at some point. This is a non-sustainable situation. More and more owners will default on their maintenance fees forcing the already unacceptable maintenance fees ever higher until the whole thing comes crashing down. This is a no-win situation for Wyndham. They need to find an exit strategy that is a win-win for everyone, and the board needs to empower the Wyndham management team to come up with this strategy.

#69 Heather C

Hi Irene,

We purchased an every year, floating red week in 1998 after foolishly falling victim to high pressure tactics while on a getaway promo. We had two young boys, and were working a lot of hours, plus running a farm. We had only taken two vacations since our honeymoon in 1987 so we thought ‘investing’ in a local deeded property with ski and golf, plus exchange options, would be a good incentive to take vacations more often.  

We were told that Carriage Resorts were not like other timeshares that everyone is afraid of. These were deeded properties with real value that could be resold on the open market if we no longer wanted it, or, the resort would also have a program to take it back.

We fell for their lines. A champagne cork popped (like many others in the room that day), we signed and our lives apparently changed forever, unbeknownst to us at the time.

At the time, maintenance fees were reasonable as were the exchange fees. We enjoyed many wonderful exchanges to Hawaii, Arizona, Mexico, and other locales in Switzerland, France and others. We enjoyed family vacations over the years as our boys grew. We are skiers/boarders and so are they. It was fantastic, plus we were told we would get 50% discount on all lift tickets and ski memberships at Horseshoe, along with discounts at the restaurants, etc. That ended. The discounts under our original ‘gold membership’ seem to have disappeared.  Now we just get the same VIP card/discounts that any Joe Blow off the street gets.

We were called by the developer in 2004 to attend an update where they pitched switching to Shell Vacation Club points, offering more flexibility. We switched. We were still pretty happy.  Maintenance fees were rising, but still manageable.

Around 2012 or 2013 maybe, it seemed like fees were getting more costly, plus our family was grown. Our travel preferences were beginning to change as we wanted to go to destinations not offered through the exchange company. Rarely have exchanges been available, not like in the original days. I never forfeit points, but they were certainly getting expensive and not a good value for other uses like gift cards or other services.

I noticed around 2016 or so, on occasional weekend stays, we no longer got sales calls. Initially, I thought ‘thank God!’ but then last fall, when I wanted to organize things to sell out two deeds, the REAL story started to unfold. I learned our deeds were not eligible for Wyndham’s Ovations program. Our deeds were worthless ‘assets’, and there was a perpetuity clause buried into both agreements we had signed! I felt ill and still do.

Our family experienced a serious health crisis as we approached the first phase of retirement our transition.

I’m terrified of the drain these timeshares will make. This has been a devastating realization.  We own a large family farm that has been in the family for generations. I shudder to think that the farm could be at risk.

We understand that our sons could get strapped with this mess. They had nothing to do with these contracts. They were children!!  I’m mortified! I’m likely going to start doing more digging with accountants and lawyers ($$$) to get better informed on how we can realign our estate and assets to try and protect them from these spineless vultures and also try to ensure our sons and their families will not get strapped with these ridiculous contract obligations that go beyond the grave!!

#70 Clarissa C

In an industry where you would hope senior executives would be transparent and seek to promote confidence in their users for a healthy and long pipeline of success, we have experienced nothing but false hope. Vacations have been nice, but not luxury. Fees are excessive, not reasonable, and vacations are not simplified. We distrust our Board of Directors. Accountability at the senior level is just not there.

We were led to believe that we had a deeded share of property – we were led to believe that we could sell back – we purchased a resale from Carriage Ridge, and we were led to believe maintenance fees would be reasonable. Wyndham is a fraud. We want out.

#71 Darleen and John C

As a very young couple in our 20’s, my husband and I purchased two timeshare properties. We spent over 50,000! That was 14 years ago when we had great jobs, no children, and no mortgage to worry about. We had no idea it was a lifetime commitment. Today it has become a burden. We now have two children, a mortgage, and only one person working. We struggle every year to make our payments, we definitely need a way out, and we definitely need Help!!

Thank you

Darlene and John

#72 Scott H

Hello Irene,

I’d like to introduce myself to you as a recent board member, a past president of the Carriage Hill’s Owner Association from 2013 thru to 2018. I still have hundreds of emails from owners during my time on the board.


#73 Melissa L

Hello Irene!!

Here is our story in a nutshell:

We purchased at Carriage Hills in April 1998 just two months before our wedding. We are an every-other-year owner. We enjoyed the property with three kids for 21 years, sometimes at the resort and sometimes trading with RCI to travel North America.  We went in eyes wide open. 

Originally, there were no rental units available to the public.  The resort was ONLY for owners. Given the exclusivity, we expected the units to maintain their value so we would be able to sell them in the future.  Like a car, we never thought we’d sell for a profit, but we thought we’d at least be able to sell it when the time came to move on.  We cannot even give our ownership away! Our biggest problem is that Wyndham has changed the use of the property and thus negatively affected its values AND eliminated the resale market. 

Wyndham offers a “give back” program called Ovations for their US owners “Ready to Move On” but Canadian owners are excluded from the Ovation program. Why? We don’t know. Add to that: the seemingly shady business practices… Wyndham employees are on the Carriage Hill Board of Directors. Not cool.

In the 80’s, the big scary stories about timeshares were when they went out of business and left all the owners with nothing.  Now 21 years later, that is what we wish for.

Thank you for helping us to shed light on this issue

Melissa & Jeff L

#74 David S

I’ve had this timeshare for approximately 10 years. I can no longer afford to pay the maintenance fees. It has become a real burden and increasingly stressful. I’m trying to find the money to pay for something we consider has no value. We never used it a lot. We paid $11,000 for it. I would like out of this timeshare for what I paid.

#75 Henry L

Hi Irene,

I have called Ovations to try to exit my timeshares. I was told that the properties I own are not eligible for this program. I even offered to give it back to them just to get out but they will do nothing for me.

#76 Maria

Hello Irene,

We have been owners at Carriage Hills Timeshare Resort in Oro-Medonte, Ontario since 1997. We have been extremely disappointed with the increases in maintenance fees, particularly over the past few years. Here are the numbers over the year, and the percentage increases.

Year Fees % increase

—- —– ———

2018 $1351 4%

2017 $1299 7%

2016 $1214 4.63%

2015 $1160 10.10%

2014 $1054 4.70%

2013 $1006 3.97%

2012 $968   3.85%

2011 $932   2.59%

2010 $909   7.71%

2009 $844   7.93%

2008 $782 10.45%

2007 $708  

1997 $526

Like others Carriage Hill owners, we are very concerned and worried about how there is no market to sell our timeshare. We will be burdening the rising costs of this property. We are close to retirement. The maintenance fees are going to be a huge portion of our retirement income.

When we originally bought back in 1997 we were sold on the fact that it would be a deeded ownership, but now it just means that we will be passing on the burden to our adult children when we pass on.

There is no longer a market for our timeshares and no sales office anymore. People off the street are able to rent our units at a rate that is cheaper than our maintenance fees, thanks to Wyndham taking over 10% of our units, renting out units at discount rate, yet we aren’t allowed to market and promote our own private rental to the public.

I could go on, but much of this will have already been mentioned to you by many others.

Thank you for taking time to read and I hope there is a way for us to improve our ownership/sales at Carriage Hills Resort.

#77 Julianne M

Hi Irene,

My husband and I purchased 10,500 Shell Vacation Club points in 2005, as a result of many false and misleading statements. We were led to believe that owning these points would lead to a less expensive way of vacationing and money well spent on a good financial investment.

However, in time it became clear that we could often book a vacation for the same properties through the internet for less money than we were paying in maintenance fees, let alone our initial investment of over $30,000. We have tried to make the best of our purchase over the years by exchanging our points or using them at Shell or Shell affiliated properties.

None of our children are interested in owning something that costs more than they could vacation booking online. My husband and I are 66 and 67 years old. We know the time will come when we can no longer afford these fees. 

If what was told to us during the sale presentation was true, we would have no problem selling a “great investment.”  How sad that there seems to be no repercussion for those who mislead and the people who suffer are the ones who believed them.

My husband and I would strongly advocate for the Wyndham executives to take action to rectify the lack of an exit strategy both for the loyal owners and for the reputation of the vacation club/timeshare division of the company. 

#78 Anne D

We have owned at Carriage Ridge and Carriage Hills for 20 years. Although we still enjoy our time and don’t wish an exit, we can see that sometime in the near future we would. Our children are spread across Canada and have no interest in carrying on with our ownerships. It is not right or fair that those who no longer can afford or wish to own the timeshare cannot get out of their ownership.

It is also unfair that Wyndham is able to take our maintenance fees (which have been increasing too quickly) to make many improvements so that they benefit by renting out units. Why are they not selling the benefits of ownership by keeping a healthy and happy turnover of owners who want to be at CH and CR?

We are upset that there are renters when we were sold on the idea that CH and CR were places for owners. Also upset when we hear that other owners cannot get availability when there are listings on rental sites for the same time periods.

Why is there so much secrecy about owners’ lists? Why is there not honesty about plans for CH and CR? Why not make CH and CR great destinations and have happy owners? Why not tap into the pool of people living in the Greater Toronto Area for prospects for owners, once Wyndham cleans up their act and acts with honesty and integrity!!!?

Anne D

#79 Kathie R

We still occasionally use our timeshare but as we are now in our 70’s. It’s becoming a financial burden for us and one that our children cannot afford. We are ready to sell.

We had a horrible experience a couple of years ago after a presentation in Las Vegas about the “newest upgrades” and how to book your vacation etc. After sitting thru and saying “no” to the ever-increasing levels of tough closers, managers and all the strong-arm tactics, we finally got up and said we had had enough and were leaving. The woman who was our first level contact berated us for not knowing what we were doing and said – how dare we waste her valuable time! She continued to follow us out of the presentation room hurling insults at our back. It was unprofessional and frightening. We want out.

Ron and Katharyn R

#80 Lynda K

Dear Irene,

As an owner of a Red week two-bed unit at Carriage Hills since 2006, I would like to transfer my timeshare on. I am now a widow, retired on a limited pension, no children (my dear son passed away a few years ago) and my life has changed, evolved as life does.  I did enjoy my time but that cycle of life is over for me. I have been trying to pass on my unit for over a year now. It is a wonderful place and would be enjoyed by the next generation, but there is no easy venue to allow this. I am not a real estate person or a salesperson, but I would be willing to pay a price to give this to someone.

There is no doubt that a new individual would be more inclined to purchase a unit if they knew that there was a reasonable transfer process in place to expedite a sale/ transfer of their unit in the future when it no longer met their needs.

Nothing lasts forever as they say. 

Thank you, Lynda K

#81 Donna C

Hello Irene

I am writing to provide you with my experience and perspectives on fractional ownership at Carriage Hills. I’ve been a ‘weeks’ owner for over 20 years. I am dismayed and appalled at the current situation regarding the inability to exit from the ownership.

We purchased this timeshare in order to have the opportunity for affordable family vacations in places around the world, places that we could never afford to travel using hotel accommodations. That decision has turned into a nightmare, and we are filled with remorse at the prospect of forcing our children to assume the responsibility and escalating expenses.

The story about the ailing 80 year old owner – how she is being viciously and mercilessly harassed and hounded makes me sick to my stomach and fills me with terror and dread as this could easily become our fate, and the fate of hundreds of owners at Carriage Hills. Wyndham holds all the cards in this distressing situation, and their refusal to provide a ‘way out’ for owners is a blatant and egregious act of corporate greed and abuse of power.

It is a highly distressing situation and causes me many sleepless nights worrying about this ‘trap’ that we find ourselves in and that we are unable to escape. Your article will be immensely helpful in raising awareness of this serious issue which can lead to massive damage to the financial, emotional and physical well-being of countless families.

A key element is in regard to the high-pressure ‘sales pitch’ we were subjected to when we visited the Sales Office over 20 years ago. We were told that this timeshare was unique in that it was a real estate purchase, with a property deed that ‘could’ be passed down to others in our will, IF WE CHOSE TO. And we were told that, as a property asset, it could be sold in the future.

There was never any indication that this deeded real estate transaction could not be sold, or that our children would automatically inherit the liability for this so-called asset. Not only was this sales pitch unscrupulous, it was false advertising and completely fraudulent. It would be extremely enlightening if a former salesperson would agree to speak with you confidentially and anonymously to reveal the false messages that were communicated to buyers during these high-pressure sales pitches.

Donna C.

#82 Lisa and Wayne A

Thank you for taking the time to hear our concerns.

My husband and I are annual Red week owners for well over 20 years.

Failing health (now on CPP Disability) limits our ability to travel AND pay the huge maintenance fees.  These fees are almost triple what we started paying.

So many options that we were guaranteed when we purchased are closed. There is no buyback. There is no sales office. Wyndham rents the units cheaper than our fees.

We stayed at the resort two years ago – left early because the room was filthy, the furniture broken, TV signal issues and the pool was scummy. We called the front desk several times for help before we finally left after a couple of days. Owners are not supported – we simply are the bankroll for Wyndham to offer “our” rooms at discount prices.

When we tried calling to book our time (to rent it out privately) – it seems like the rules always change.  Sometimes we can split our 2 bedroom into separate units – or even separate 3 and 4 day stays. Other years when we call we are told different. The staff that handles these calls definitely does not have the best interest of the owners.   

We just want out.

Thank you

Lisa and W A

#83 Trish C

Good Morning Irene

Sadly, the timeshare model of ownership is no longer suitable for many, yet we are stuck paying increasing fees forever……and forever is a long time. 

We purchased our timeshare in 2011 for $300 from a widower. We bought because our home backed onto the property and we intended to use it as a gym/pool with the ability to trade it for vacations. Our maintenance fees in 2011 were $932 but have risen to $1350 in eight years, a whopping 45% increase! 

We have moved from the area and would like to exit the timeshare. The main reason is that we abhor the fact that we are suing owners for defaulted maintenance fees, especially the elderly. 

We do believe that the property has great worth, possibly as a condo development as it can easily be converted. We wonder if this isn’t the end game for Wyndham. A similar situation occurred just down the hill at Horseshoe Resort. Timeshares there were eventually taken over because of a maintenance fee squeeze and have now been converted to pricey condos. 

Again, thank you for taking an interest in many of our owners’ plight. Something that was sold as a dream vacation for many has turned into an ugly nightmare. 

Best regards,

Trish/Rob C

#84 Nicki C


First and foremost I want to thank you for taking an interest in what has become a bitter legacy. When my husband and I purchased our red week every other year over 20 years ago we weren’t thinking about how we could get out of it! We had a young family and dreamed of fabulous vacations in beautiful two bedroom condos. I want to say that we have had fantastic vacations. I still remember our first exchange to Powhatan Plantation in Williamsburg that began our 20 plus year love of timeshare vacations.

While we have made poor decisions over the years, we truly don’t count this as one of them. We are still healthy enough to travel and take advantage of all the great resorts available to us. What does concern us, as we age, is we don’t want the decision we made all those years ago to affect our children. That is why we believe it’s important to have an exit strategy. While it is not something we are looking for immediately, we support those desperate to find a way out.

Thank you again, 

Nicki and Bernie C 

#85 Elizabeth B

Hi Irene,

I live in Leaside, Toronto Canada. This started for me just a few months ago. My dad ‘gifted’ me a timeshare about seven years ago [on the agreement $1 for natural love and affection]. We signed a three-page deed, no other agreement details.

When I asked my dad what happens when I want to get rid of it, he said simply, “Sell it.” Unbeknownst to my husband and me, the $10K value on the agreement was not an assessed value, but what my father purchased it for. And we were unaware that he had tried to sell it but could not find ‘any takers’ his words [for even $1]. And we were unaware that maintenance fees had skyrocketed [from a historical 3% annual increase to 10% that year and are now at a 7% annual average].

He explained that he was 80 years old and had lost much of his retirement investments in 2007 explaining that my husband and I were in a much better position to deal with this. He could not deal with the stress of collections. Our relationship has been very negatively impacted by this – as I try and understand his desperate need.

When I simply wanted to give the timeshare away I learned that you can’t even pay someone to take them and that as it’s deeded it follows your estate. When you die it would go to your kids. You can never exit.

I called Wyndham and escalated my call to Ovations Supervisor Erica. She advised that their Ovation program could not be offered to Carriage Hills owners. She advised of an Exit company [so many are crooked] that is approved by them named Fidelity. I had already tried them and was told by Fidelity’s Jacob Jones that he doesn’t remember ever selling Carriage Hills, as it’s old and no one wants it.

He suggested I list on eBay with a $400 gift card [Sell my Timeshare Now wanted USD$4500 to list, so I just paid someone CAD$1000 in Staynor ON and have since found out through our Facebook page I’ve basically been scammed]. SO, Erica recommended I gift it to family. REALLY? Like what happened to me? More like a Ponzi scheme. Gift it to someone who trusts you?

I have listed my timeshare on Kijiji and will pay someone $2200 PLUS pay the $1500 legal transfer fees. No serious interest. Every once in a while a new owner pops up on our Facebook page. The seller uses a Carriage Hills approved lawyer and I’m uncertain that they are able to adequately represent both buyer and seller, particularly to highlight Carriage Hills has $11MM in uncollected maintenance fees and, nor we believe, an adequate reserve fund. 

Hundreds of Carriage Hills properties are listed for the most part $1 [over 319 on and about same on Secondary Ownership, the one I listed with – who took $1000 up front]. There are certainly many who suggest misleading sales practice, told they could give the deed back at any time, which is not true. Sell it yourself [no market] or it goes with your estate.

More background…..Wyndham Vacations purchased Shell Vacations Club [and Carriage Hills] in 2012, located in Barrie, Horseshoe Valley, and 172 Units. 51 weeks, 8772 intervals [~9200 owners].

2016 Wyndham ‘took’ ownership of 772 units in arrears [8.8%]

2017 Wyndham had ownership of 831 units [9.5%] + 109 units, although owners have been told there is no way out. It appears Wyndham is backdooring some. I’ve been told you hire a lawyer, they don’t want the noise. So some suffer, some win.

2018 Accountant Reviewed financials should be out shortly with another update.

Even after Wyndham has ‘taken’ about 10% of intervals there are currently another 10% in arrears [maintenance fee’s not paid]. And it’s increasing at a rate of 30% YoY. And $11MM [yes million] dollars has been accrued in unpaid debt. Although the accounting records show that ~3.5MM is recoverable, that doesn’t make any sense, as a 3rd party collection agency, who is paid 25 cents for every dollar collected, is expected to recover ~$600K in 2019

There are no future financial projections. A budget is shared, but the actuals are not on the owners’ webpage. The Carriage Hills Board is not transparent. And the Board President, in an email to me, stated that the number of votes to support an exit would not be possible, as only about 10-15% of owners show up to the annual meeting, a bizarre statement…with telephone, email, etc., why would we believe, if the model is collapsing, that getting 66% of owners to support a sale would not be achievable?

My husband’s golf course [York Down’s] recently sold. The owners had to vote. They made $125K per person. My parents RV fractional ownership sold 20 years ago and owners made $15K per person. On the webpage, someone posted an MCAP assessment for part of Carriage Ridge for $30MM [possibly $90MM?].

Some have questioned the integrity of the Board Chair. For example, $2MM was spent on Wyndham standard door locks. It is unknown if there was a request for proposals. Wyndham earns $1MM a year to maintain the property [they are not the majority owner, yet it appears by defacto they are the preferred firm]. Wyndham can advertise their units for fees that are lower than the maintenance fees while owners are not allowed to do the same. In essence, this de-values the ownership because it’s cheaper to grab a unit from Expedia.

Maintenance fees are currently $1350 up from $1006 in 2013, 5 years prior. People on fixed incomes have no way to walk away without collections and legal action.

As you are aware, condominium boards carry a very strong fiduciary mandate to represent their owners’ best interests, and that means all the owners. And there is a question if Carriage Hills Board is acting on behalf of Wyndham, who own 10%, or the majority of owners [I understand the board president was given his timeshare by Wyndham + points].

Board minutes show people asking for an exit strategy years ago. Only recently a team was ‘allowed’ by the board to take a member survey and have adding a sales office discussed.

A board member recently reported in minutes, stating ‘Wyndham marketed but no one is biting to buy in Canada.’ If there was a sales opportunity Wyndham would be on it…it’s the bad debt being high, Ontario taxes are not favourable or the products integrity.

If the Board stated and believes the above, then how does a sales office help? Why is the inevitable collapse of this model [look at the mounting arrears] not being initiated with a sale?

Also over the last several years, owners have asked to get a quote on the property. The Board refused. Owners have asked to allow for a phone line so owners can call into the Barrie Board meetings. This was refused.

Owners have asked for a mailing list or any mailing to communicate with owners to advise that there is no exit and vote on options [change term or sell Carriage Hills]. This was refused. Sixty-six per cent of owners must agree to change the deeded agreement from lifetime to 5 or 10 year durations, for example, or to sell the property. Still, the Board has not acted.

Before I close there are some other disturbing things. The owners are at odds with those who don’t pay. The elderly on fixed incomes are unable to escape the fees. They go in arrears. And Carriage Hills Board decided to hire a collection agency and lawyer. So, although we mostly agree there needs to be an exit strategy, the owners are going after those that are not able to pay.

There are stories here as well. Sad stories you will see. What these owners don’t understand is that they are paying for nothing. There is no future annuity stream in this model. No new blood -just the slow stop payment of those left to pay. And they don’t even know how to manage collections or understand that after three years of not paying in BC, you can’t continue to go after the person, or that two years in Ontario after the last payment, if legal action wasn’t already taken, there is no future legal recourse [hence the need for a 5 year financial outlook].

Wyndham has lost class action suits in the US but nothing in Canada has started. The scam Exit Strategies [desperate people are paying 1000’s – you can google a Hamilton Spectator Joe and Rita F].

Let me know how I or my Carriage Hills contacts can assist.


#86 Dee C

Good morning…

I have been a timeshare owner at Carriage Hills since 1997 in good standing. I have enjoyed it, but now circumstances have changed. We are in our 70’s and need an exit.

When Wyndham took over we saw Ovations. We called immediately. We were told Carriage Hills was not in and we were told only a select few places are in it…not all Wyndham!

We contacted our government consumer protection with another owner and were told that they are not going to amend timeshares at this time. Selling on our own is next to impossible. Hopefully, with this exposure an exit will be forthcoming.

Thank you for your time.

#87 Barbara H

Dear Irene,

If a timeshare salesperson’s lips are moving, they’re lying. I think we were all told so many lies it makes you wonder how these people sleep at night. My husband and I purchased many years ago and have enjoyed some great vacations.

At the time of purchase, we were told that selling would be no problem, the investment would hold its value and many other falsehoods. 

Everyone needs to be able to see an end to this.  Wyndham should at least take back these units so people have a way out and not sue them into bankruptcy.

I was at Carriage Hills two weeks ago. The place was full and everyone loved it. There is a market for these resorts.

Thank you, Irene.

B. H.

#88 Binh C

Dear Irene,

In 1999, when I was just one year out of university, 24 years old, my boyfriend and I were given the hard sales pitch. We purchased a week. As young people just starting out in life, we feel like we were taken advantage of. At the time, we barely had jobs! This seemed to NOT be a concern for the sales staff (we remember her name was Tracy). She was on a mission to make sales. For 20 years we paid our fees which have DOUBLED – despite the promise of staying stable and not growing with inflation.

The other notable problem with our ownership is that it has lost its trade value with RCI. The first 10 years we were able to exchange week to week – direct value. Now, the points that we receive for our Carriage Hills deposit gets us NOWHERE. We are unable to use RCI. We have had to use our home resort.

We have done our best to pay for our mistake and use the resort, but we are very concerned that the cost of maintenance is going up and there is no market to resell. Moreover, we own the deed in perpetuity (unlike many timeshares that expire in 99 years). Passing this problem onto my children is not ideal and certainly NOT what my 24-year-old self had thought of when I was scammed into purchasing. With no new owners and the burden of maintenance fees on the shoulders of paying owners, I just don’t think the current model is sustainable.

There needs to be an exit developed for owners wishing to leave. We would like to sell/exit from Carriage Hills.


Binh C & Ramon C

#89 Michele H

Hello Irene

We have been owners at Carriage Hills since 1996. We love it and have our family reunion there each year. We have travelled well by RCI trading. We have wonderful memories and appreciate having had the opportunity to travel around the world at amazing RCI resorts.

But, as we are entering our senior years, going to a very minimal income, having more medical issues starting to arise, we are very concerned at the amount the maintenance fees are and increasing. We are still happy with our timeshare as we can still use it, but it is scary to think what will happen in the future if we cannot pay maintenance fees or sell. We have worked hard to have great credit, but not being able to pay maintenance fees can ruin a person and their credit.

Something needs to be done to give people an exit when they need it. Thank you for doing what you can to bring this to full attention.


#90 Dan and Ellen M

Good. Morning Irene,

We are another retired couple who were duped into purchasing a two bedroom timeshare for one week at CH in 2001. We used our timeshare for a number of years, but then when our grandkids got older we no longer wanted the timeshare. We learned the hard way that there is no exit strategy other than finding your own buyer and going through all of the legal ramifications.

For the last five years or so we have taken a fairly big hit with maintenance fees, now around $1350. We advertised on Kijiji with limited results to the point where we gave one week away for $300 as no other takers. We could go on and on with our story, but the reality is, we want out.


Dan & Ellen M

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

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Thank you, Irene, for your hard work in compiling these complaints for publication, all we can do is hope that Wyndham takes notice and resolves the serious issues which these elderly owners are having to deal with. Inside Timeshare will continue to be their voice.

That is all for this week, join us again next week for more on the murky world of Timeshare. Have a great weekend I certainly will!.

The Tuesday Slot

Welcome to another Tuesday Slot, today we welcome another contributor, Elizabeth, to the ongoing saga which Inside Timeshare calls “Nightmare on Timeshare Street” revolving around the Wyndham Carriage Hills and Carriage Ridge Resorts in Canada. Inside Timeshare has been receiving many complaints on this subject and it does appear to be one of the worst cases we have encountered over the years. It is not only from the US and Canada that Inside Timeshare is receiving complaints but we have now started to receive them from Australia, this is certainly becoming a global problem.

An Analysis of Wyndham’s Canadian Carriage Resorts

In 2017 the Board reported they had 600 intervals in arrears. In 2018 there were 800 in arrears and in 2019, year-to-date 1,740, more than double. The Board further advised that it was higher in 2018, but due to an error, was incorrectly reported.  

A Wake-up Call for Carriage buyers – The Contract is Eternal   

By Elizabeth, a Carriage Owner

September 3, 2019

Our Carriage Hills Resort ‘wake-up’ started just a few months ago…

Wyndham’s Carriage Resorts owners are being held as timeshare hostages in an ironclad contract. Buyers unwittingly have ended up owning a timeshare that is not a marketable product. Policies that are so restrictive require swift and prudent actions, which may very well be a vote and sale. Buyers were routinely told they were purchasing deeded real estate, hence there would be no problem selling the timeshare – and for a profit!  

The elderly and their heirs are being pursued for delinquent maintenance fees. A policy so unfair and restrictive; it cannot be in Wyndham’s best interest. In America, Wyndham, in good faith, offers their voluntary surrender program Ovation to American timeshare holders who wish to exit for a variety of reasons.

Ovation by Wyndham

We understand that your situation may have changed since you purchased your timeshare with us and now you’re unable to use it the way you planned.

Whether it’s a change in marital status, family needs or vacation preferences, these events impact how and when you choose to travel.

I recently asked the Carriage Board President about exiting our timeshare. In response, he stated that the number of votes to support an exit would not be possible, as only about 10-15% of owners show up to the Annual General Meeting. However, no multi-channel contact strategy has ever been attempted to encourage a vote.

There has been success selling other luxury properties. My husband’s golf course recently sold. The owners voted and made $125K per person. My parents RV fractional ownership sold 20 years ago. Each owner made $15K. On the Carriage webpage, an owner posted an MCAP assessment for part of Carriage Ridge for $30MM, for just one of three parcels of land.

My father ‘gifted’ my husband and me our Carriage Hill timeshare about seven years ago. We signed a three-page deed. At the time, I asked my father what happens when I want to get rid of the timeshare. His response was simply, “Sell it.” Unbeknownst to us, the $10K “value” on the deed was not an assessed value. Rather, it was what my father had paid for it in 2001. The timeshare is worth less than nothing. It is a liability due to ever-increasing maintenance fees.

We ‘woke-up’ a few months ago when we attempted to exit. We learned we can’t even pay someone to take our Carriage Hills timeshare and it follows your estate. This means that when you die your children remain responsible for the ongoing maintenance fees. This is contrary to American timeshares. Heirs in American rarely must assume a timeshare when parents pass. You can never exit Wyndham’s Carriage Resorts!? The contract is eternal?

When I asked my father if he knew the contract had no exit clause, he explained that he was 80 years old, had lost most of his retirement money in 2007, and could not deal with the stress of collections. He felt my husband and I were in a much better position to deal with this. He went on to tell me that he had tried to sell, but was not able to find ‘any takers’ [in his words] and that maintenance fees had skyrocketed [from a historical 3% annual increase to 10%]. So he “gifted”….

The relationship with my dad has been very negatively impacted by this situation – as I try and understand his actions.

I investigated exit options, only to discover exiting is nearly impossible. I called Wyndham about Ovation. Supervisor Erica advised that Wyndham’s Ovation program is not offered to Carriage Resorts owners. She said to call a timeshare exit company called Fidelity, approved by Wyndham. Erica also recommended I gift the timeshare to family. “REALLY, and have a family member experience this? Gift what seems like a Ponzi scheme to someone who trusts you?” I replied.

Fidelity’s Jacob advised that he could not remember ever selling a Carriage Hills unit, as “it’s old and no one wants it”. He suggested I list it on EBay with a $400 gift card. I looked at They wanted $4,500 USD to list with no guarantee of a sale. Recently, I paid Secondary Ownership $1,000 CAD in Ontario, but despite researching as best I could, have since found out through our Carriage Resorts owners’ Facebook page, This will not be effective. In June I listed the timeshare on Kijiji offering to pay any buyer $2200 PLUS pay the $1500 legal transfer fees. There has been no serious interest.

There are hundreds of Carriage Hills properties listed for sale (over 319 are listed with a resale company and about the same on Secondary Ownership). Owners end up throwing good money after bad, paying exorbitant listing fees to sell a product widely reported to have no secondary market. Who would want it if you can’t get out? Furthermore, Carriage Hills has $11MM in uncollected maintenance fees.

Recently a new owner joined our Carriage Hills Facebook page. The seller covered all legal fees and, as recommended by the Carriage Hills Owners Association, used a Carriage Hills preferred lawyer. I’m uncertain that they are able to adequately represent both buyer and seller. 

Carriage Resorts and Wyndham’s Financial Challenges:

In my investigation of the available financial information I discovered the following:

  • Wyndham Vacations purchased Shell Vacations Club [including Carriage Hills] in 2012. The property is located in Barrie’s Horse Shoe Valley and has 172 Units, 51 weeks, 8772 intervals [~9200 owners].
  • In 2016 Wyndham acquired ownership of 772 units in arrears [8.8%].
  • In 2017 Wyndham had title ownership of 831 units [9.5%].
  •  Even after Wyndham had acquired about 10% of intervals, it was reported in Board Q&A in 2018 that another 10% were in arrears [maintenance fee’s not paid].
  • Maintenance fees are currently $1350 up from $1006 in 2013, a 34% increase from 5 years prior. Owners on fixed incomes have no ability to surrender their units without the threat of collections and legal action.
  • There are $11 million dollars accrued in unpaid debt on the 2017 Financial Statements.
  •  In 2017 the Board reported they had 600 intervals in arrears. In 2018 there were 800 in arrears and in 2019, year-to-date 1,740, more than double. The Board further advised that it was higher in 2018, but due to an error, was incorrectly reported.
  • A 3rd party collection agency is paid 25 cents for every dollar collected.
  • Budget items that are increasing at the fastest pace include legal fees [+200% between 2018/19], Bad Debt expense [+14.7%] and collection fees [+7.5%].
  • The Carriage Hills model has shifted from a fractional ownership management firm to a collections management model to remain solvent.

Interestingly in the 2018/19 Budget, there are no 5 and 10-year financial projections to provide owners an outlook on maintenance fees and the impact of increasing arrears. A budget is shared with owners [with a Wyndham disclaimer at the bottom], but not the actual spend.

Large investments decisions are made, including Wyndham as the management company, without transparency on the request for proposal process, list of bidders and the results.

In 2018 records show that $2MM was spent on upgrading units to Wyndham standard door locks. Given the close relationship Wyndham has with Carriage Hills, arm’s length auditing and oversight should be required over the procurement process to ensure that financial decisions made are sound, free of conflict of interest, and not biased towards Wyndham’s preferred contractors.

Rental Rates:

Wyndham can advertise their units for rental rates that are lower than the maintenance fees, while owners are not allowed to do the same. In essence, they have de-valued ownership because it is often cheaper to rent a unit from Expedia.

Board of Directors:

Condominium boards carry a very strong fiduciary mandate to represent their owners’ best interests. That means all owners. Given the 10% ownership of Wyndham, their 4x’s voting power, plus their Property Management fees and strong direction on budget/maintenance spend, it is unclear if this is possible with this Board. Clearly, Wyndham has a stronghold and benefits from continuing to force owners to remain on the title for their units.

Board minutes show owners requesting for an exit strategy years ago. Only recently a Transition Committee was approved by the board, including two board members. While the meetings were supposed to be minuted, nothing has been posted and to date, no known actions have been taken.

The Board has approved a 3-year trial of an on-site sales office. However, a Wyndham employee [VP Operations] recently stated in minutes, Wyndham marketed, but no one is biting to buy in Canada.’ If there was a sales opportunity Wyndham would be on it…it’s the bad debt being high, Ontario taxes are not favourable and the products integrity.  Based on this, how does a sales office help?

Owners have asked to allow for a phone line so they can call into the Barrie Board meetings. This was refused. In the February 4th, 2019 board minutes under 2019 Venue & Video broadcast Wyndham’s Administrative Assistant advised why video broadcast is not available and states that owners MUST attend board meetings in person for verification. Carriage Hills elected board member [Director] simply complies without any alternatives being vetted, stating his fiduciary duties to owners at the outset of the meeting recommends and approves commencement of collections against estates.

A recent owner poll showed that most preferred to hold Board meetings on a weekend. Not only is the next Board meeting scheduled on Monday, October 21st but on Canada’s Federal election night, making attendance even less likely. Efforts to seek owner participation are minimal. It appears the Board has lost touch with their owners.

The hard truth is that there are no new owners buying at a rate to sustain the model and generate future income. If the sales model is broken then the model itself is broken – as the financial reports show. And those owners who are in a favourable financial position will pay more and more as those on a fixed income or changed financial realities continue to default. This is at a time when Canada’s unemployment rate is at all-time lows – it is only going to get worse. Those who need to exit their timeshare agreement have few options:

  • Sell to a buyer who may not understand the inherent liability of the Carriage Hills model. While not illegal or fraudulent, certainly rife with moral issues given perpetual liability. 
  • Stop payments and go into arrears for a $1350 maintenance fee, then endure collections calls, Carriage Hills lawyers, and a long term negative impact or your credit rating.
  • Gifting the deed to family and friends simply passes on the inherent liability and debt.
  • Surrendering is not an option and is shamefully not supported by the Carriage Hills board.

Thank you to Elizabeth and others for bringing to light a situation few will find responsible on the part of Carriage Resorts and Wyndham.

PARSIPPANY, N.J., February 13, 2019Wyndham Hotels & Resorts (NYSE: WH) today announced results for the three months and year ended December 31, 2018. Highlights include:

  • Revenues increased 69% compared with fourth-quarter 2017, to $527 million.
  • Net income was $43 million for the quarter; adjusted net income was $57 million, a 50% increase over the prior-year quarter.

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

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Thank you Elizabeth for your report and thank you to Irene Parker for the editing, as many of you will have heard Hurricane Dorian is set to hit the Florida coast, Irene and Don have evacuated and Inside Timeshare along with all our readers will be thinking about you. We hope that all affected by this are kept safe and well.

Yesterday, CLA International published an article on this subject with a link to Niagara this Week by Paul Forsyth. It covers the story of Mr & Mrs Game, Carriage Hills owners in their 80’s who are now trapped into their membership with no way out. You can find the story and link to the original article on the link below.

Friday’s Letter from America

Welcome to this weeks edition of our Letter from America, today Inside Timeshare highlights another Wyndham Carriage HillsNightmare on Timeshare Street” story. Carriage Owner Jeannie is not the only senior suffering severe hardship, held hostage in an eternal timeshare contract. Wyndham’s Carriage Resorts even holds heirs that did not sign the contract liable for their parent’s timeshare. Timeshare owners worldwide were told timeshares are easy to sell since they are deeded real estate. Given this false promise, holding seniors hostage is not only unfair and deceptive, it is also cruel. Wyndham can certainly afford to treat these owners fairly. Stock investors surely cannot feel good about tactics employed to please Wall Street. Canada is not only America’s neighbour, but Canada is also part of North America.  

PARSIPPANY, N.J., February 13, 2019Wyndham Hotels & Resorts (NYSE: WH) today announced results for the three months and year ended December 31, 2018. Highlights include:

  • Revenues increased 69% compared with fourth-quarter 2017, to $527 million.
  • Net income was $43 million for the quarter; adjusted net income was $57 million, a 50% increase over the prior-year quarter.

The Tragedy of Wyndham’s Carriage Hills and Carriage Ridge Resort


By Jeannie, a Carriage Owner

Ending comments by Irene: My two favorite timeshares!

August 30, 2019

Dear Irene,

Please forward my letter to CVOA, the Canadian timeshare advocates, and to Mr. Jason Gamel, Senior Vice President of Legal at Wyndham, due to our medical hardship. The harm that Wyndham and Carriage Resorts are causing families is unforgivable, especially for those of us experiencing medical hardships. To think we are treated as such, just because we happened to purchase a Wyndham timeshare in Canada, is appalling. 

I want to share how desperate my husband and I have been to get rid of our Carriage Ridge timeshare. Purchasing Carriage Ridge led to many unwise decisions that took place before and after my stroke in our attempt to get out from underneath this impossible financial burden. We bought at Carriage Ridge in October of 2003 for $13,326. We should have cancelled the contract the day after we signed, but we were dealing with my husband’s heart condition. My husband was admitted to the hospital with Cardiomyopathy Stage 4, just after we agreed to purchase.

On December 26, 2004, we used Carriage facilities to celebrate our 25th wedding anniversary. We attended a meeting where we were introduced to Shell Vacation Club. We paid $13,620 to convert to points.

By 2014, I was desperate to exit the timeshare. In January of 2014, I paid a timeshare exit company $1,198 in the U.S. to help us. I cannot be specific with the name, as eventually, they refunded my money after I complained to the U.S. Better Business Bureau.

On October 15, 2016, I suffered a Thalamic Stroke. I am in constant pain on my right side and my blood pressure has been as high as 195/100. My memory has been greatly affected, from spelling, completing tasks, anxiety, depression, etc. I had to leave work in July 2017. Now the only income I have is CPP Disability and my husband is on CPP and OAS.

In October 2017 I went to a Sheraton Flex Vacation presentation. I was assured that I would be better off getting rid of Carriage Ridge by buying into Flex Timeshare. They told me about Wyndham’s Ovation program and gave me papers explaining how to apply. I gave Flex Vacation a deposit of $1,147.50 U.S.

As soon as we arrived home, we had no peace about this purchase. My husband was experiencing pain which required a hernia operation. We wrote immediately to both our sales reps and to the head office asking to terminate the sale. I was a few days late. They refused. The sales team didn’t explain all the fees, and they were not educated about Wyndham’s Ovation program not being available to Canadians.

I wrote to the Better Business Bureau about Flex Vacation, to no avail. Sheraton Flex Vacation then offered a way out, so six months later I completed the paperwork. I had a lawyer in Canada witness our signature, but Sheraton said I needed to go to the U.S. Consulate or to a U.S. lawyer to have them witness my signature. How ridiculous. I had been out enough money. I continued to receive monthly invoices, threatening letters and phone calls. That stopped after they foreclosed. It took from November 2017 to March 2019 to end that nightmare. They were liars or uninformed about Ovations.

Okay, so still desperate to be rid of my Carriage Ridge timeshare, I went to Mexico in February 2018 and ended up buying into a Vacation Plan that would require only paying maintenance fees when we used their facilities. I’m not at liberty to say which company, as they returned half our money, after I complained on Facebook and other places. Part of the issue was that they had put me in touch with TRM, assuring me of the sale of Carriage Ridge. I even received the paperwork. I contacted Carriage Ridge for my deeds and explained what was happening, only to be informed the sale wouldn’t be granted by our Board of Directors/Wyndham Club, as it was a company buying, not a person. How discouraging. 


I contacted the Wyndham staff at Carriage Ridge, as well as our Board of Directors saying we are not able to continue paying the increased fees. I was told I will be sued if I stop paying. I received a letter from Derek Beaudoin, Canadian ICR Ltd, a collection agency. Finally, I paid $1,325.11 and was hit with an additional fee. I asked if this could be waived. This was the reply I received from Derek.

Mrs. B,

The resort has received your e-mail (below) and forwarded it to us to respond.  The Home Owners Association will not be waiving any of the remaining balance, $341.26.

Please be aware your arrears continue to accrue interest at $0.28/day.

I wrote again, explaining my health and financial situation. Below is the email I received from Nanci Shepard, Chairman of our Board of Directors on February 22, 2019. The least Nanci could have done was not say they were very sorry for my health. If they were sorry they would not continue this financial elder abuse, especially since buyers were told they were buying deeded real estate, so no problem selling. 

Hi Jeannie,

After a lengthy discussion with my fellow board members, we have unanimously decided to NOT waive your late fees. We are very sorry for your health and personal issues but as you state you have been an owner for 15 years so you are well aware that we put these policies in place for a reason.

We are responsible to make sure the resort runs to above industry standard and we count on every owner to pay their maintenance fees in a timely manner in order for us to do just that.

There will be no further discussions on this matter and we will wait until Derek advises us you are paid and back in good standing.


I wrote and told them they were heartless. I have to take my blood pressure daily. My family physician asked why it fluctuates so much, as high as 160/80 recently. I told him it was because of the financial burden and nightmare this timeshare has become. He has warned me the next stroke might be fatal. This timeshare is like having a noose around my neck. No one in my family wants it. My adopted son suffers from mental illness and lives on ODSP so he can never afford this.

Wyndham and our Board of Directors have really messed us up.

We believed false promises. Ongoing yearly increases for Maintenance Fees, Member Fees, Exchange fees, on top of our original investment, have really added up throughout the years. We were never told how much we would be out of pocket. We were told we owned Gold weeks, and if I return to weeks, it would be Red (whatever that means). I haven’t been able to book around our December 28 wedding anniversary the last couple of years through Shell Vacation Club. For the first time ever, I didn’t pay our Shell Vacation Club fees, so had to pay late fees. Membership fees don’t cover much.  

There have been so many changes that our heads are spinning. To sum this up, there is no longer a sales office, our maintenance fees more than doubled in 15 years, late fees 30% in my case, suing delinquent owners, there is no Ovation program, non-owners pay less to rent units, rules change without our knowledge, we pay the Wyndham staff, they make it hard to sell, our kids are being forced to inherit a timeshare, and leadership changed. NOOSE AROUND MY NECK.

Wyndham should offer all of us that need out release if we have no mortgage. We want out. I don’t want my executor having to deal with this when I pass away.


Jeannie B

Comments by Irene

Thank you to Jeannie for her story. Jeannie is one of 127 Carriage Hills and Carriage Ridge owners to reach out to Inside Timeshare, expressing alarm over unreasonable and irresponsible corporate behaviour. It is our hope Wyndham and Carriage will work with these owners to salvage a resort that by all accounts could be a nice place. 

My husband and I just returned from a timeshare we purchased in 1983. Maui Hill at Maui Lea has a resale department. Hoping to get a better price, I listed it with Tom Tubbs at Island Consulting Realty, a member of the Licensed Timeshare Resale Broker Association. LTRBA members charge nothing upfront to sell timeshares that are blessed with a glimmer of a resale market. Our daughter expressed alarm, explaining that having moved so often, Maui Hill offered the only stability in her life. She graciously gave us this past week in appreciation.

We also purchased at a timeshare at Osage Beach in the Missouri Ozarks in 1984. I called Port Elsewhere and talked to the manager I had gotten to know over the years about taking the timeshare back. We are getting up in age as well. She responded, “Yeah, we had a board meeting. We decided we can’t hold hostage, loyal owners who have faithfully paid maintenance fees for decades. I’ll send you something to sign.” It was one page. We are out after warehousing decades of wonderful Ozark memories. To avoid a special assessment one year, owners donated vacuum cleaners.

Port Elsewhere

The Wyndham Carriage debacle should not be unsolvable.  

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

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Thank Jeannie for your contibution and also thanks to Irene for your ending comments. These stories are becoming all to commonplace, not just for Wyndham but many other timeshare companies. The perpetual contracts being referred to are illegal in Spain, contracts must be no longer than 50 years in duration and even if the members pass away their children are not obliged to take them over. Spain recognised that it would be inherently unfair to burden the children with a contract which they had no part in signing.

If you have a story of your own and would like to share this with others, then Inside Timeshare would like to hear from you. Use our contact page and get in touch.

Have a great weekend and join us again next week.

The Tuesday Slot

Welcome to another edition of The Tuesday Slot, this week Irene Parker continues her series of articles on complaints received by 126 Wyndham Carriage Hills and Carriage Ridge Resorts owners. Today Irene highlights complaints 31 through to 60, all these complaints are some of the very worst “Nightmare on Timeshare Street” stories that Inside Timeshare has ever received.

Following on from yesterdays article on the new website Anfi-Illegal-Contracts, it has now come to our attention that emails are now being received by Anfi owners. These are unsolicited emails and are in breach of the current Data Protection Regulations. Inside Timeshare would like to ask any Anfi owner who has received one of these emails to contact us and give us whatever information you have. This way we can publish further warnings.

Now to go on with our “Nightmare on Timeshare Street” stories.

126 Wyndham Carriage Hills and Carriage Ridge Resorts Owners Report Unfair and Deceptive Business Practices

The only responsible exit is to die childless? 

“The knowledge that these timeshares are to be burdens to our children after death is just beyond words. What a hellish thing to get stuck with after you have said your goodbyes to your parents. The children of today are not like ‘’us’’’…… busy lives with not the greatest of jobs if you can’t afford a house or even save for a house.” Rit

“Without question, the stress of the timeshares has been a catalyst for her (grandmother’s) emotional and mental state. In regular conversations with family, she shares her worry about being able to afford the fees, and in more recent months, what will happen to them when she and Gary have passed on.” Stephanie

“I have been responsible with my timeshare and feel now Wyndham should be responsible on their end. The resort is beautiful, but if Wyndham cannot figure a way to take back intervals people do not want or cannot afford, and resell them, then they need to take the option of selling the whole resort.  Quit putting guns to people’s head who can no longer afford their Wyndham Timeshare.” Rebecca

“My grandmother, 75, has her story in this 31-60. Today she attempted suicide for the second time this month. She is once again in hospital. This weighs so heavy on my heart.” 

By Irene Parker and Carriage Owners 31 thru 60 of 126 (continued)

August 27, 2019

False and deceptive advertising: There is no secondary market for Carriage Resorts timeshares, due to what owners feel is an onerous and predatory business practice. In the U.S. and Canada, timeshare buyers were routinely told timeshares are easy to sell, as they were buying deeded real estate. Who would buy a timeshare that pursues even heirs for delinquent maintenance fees, despite heirs not having signed the contract?

Our first article that prompted 126 emailed responses described Legacy timeshare owners not allowed a responsible exit. Six out of eight Legacy Resort owners reported that they had no responsible timeshare exit. One of the eight owners was Simon, who purchased a Wyndham Carriage Resort.

ARDA’s Coalition for Responsible Exit

Article 2: I reached out to a Canadian friend who, by coincidence, owned at Carriage. I was informed that Carriage Hills and Carriage Ridge owners are taken to court for past due maintenance fees. The elderly, often suffering medical hardship, are sued, and if deceased, their heirs are responsible for maintenance fees.

Article 3: Carriage Hill owner David reports a violation of trust; in that, he was assured his timeshare would be foreclosed. David followed all instructions and received notification he had been foreclosed. Fourteen months later, David has learned he is being pursued for $10,000 in past due maintenance fees.

Article drafts were sent to Wyndham media, and Mr. Jason Gamel, Sr. VP Legal at Wyndham, and president of ARDA. Mr. Gamel testified at a Florida legislative workshop on March 12, 2019, that exit companies are not needed because Wyndham has a hardship department. A draft was also sent to Canadian Vacation Owners Association (CVOA). CVOA did respond and have said they will look into this.

(CVOA) Mission Statement

  1. To promote high standards of ethical conduct and professionalism throughout the industry. 
  2. To assist in resolving consumer complaints that involve CVOA Members. 
  3. To consult with all levels of the Canadian Government to ensure fair and equitable operational, taxation and industry advancement policies that govern both our Members and consumers. 
  4. To work on behalf of CVOA Members to promote a better understanding of Vacation Ownership by the public, the media and governments; 
  5. To encourage the beneficial expansion of the Vacation Ownership industry.

Carriage Resorts Complaints #31 thru 60

#31 Mary

Hello Irene,

Thank you for taking an interest in the owners of the Carriage Hills and Carriage Ridge timeshares.  My husband and I bought Carriage Hills about 20 years ago when we had two young children and could use our timeshare or easily exchange with RCI.

The resort was taken over by Wyndham. We were encouraged to switch to points, but our exchange company changed, making it almost impossible to exchange. When we attended a session at Carriage Hills to ‘help’ us use our points more effectively, we were basically told that we should pay $16,000 to upgrade to a higher level of service. That was a no go for us!

We realize that we cannot sell our units or even give them away. We did not want our children to be burdened after our death. Apparently, the timeshare becomes part of our estate and our heirs cannot decline to take the timeshare!

We were promised upon purchase that this investment would increase in value.

About a year and a half ago, we were contacted by a Canadian exit company. We attended an information session (I’m not using their name…but their office is in Collingwood). They agreed to take over our two timeshares within one year, for a considerable sum upfront, for their online holiday rental company (Travel Club). There was a money-back guarantee. While we were concerned about the upfront fees, we agreed to use their services. Even before the year was up, they said they could not get us out of our timeshare. They passed us on to an American company who wanted more money. We were told to write letters to Wyndham.

We did not use the American company and told the Canadian company we wanted our money back, as they had not fulfilled their part of the contract. They ignored us. A lawyer is involved. So, we are back to paying fees, trying to find ways to use our points.

Thank you for taking an interest in this situation.

#32 Rebecca R

Dear Ms. Parker, 

I own at both Carriage Hill and Carriage Ridge Resort. I originally purchased Carriage Hill in 2010. In 2012 the sales staff offered a program to switch to points, which I paid for. If I try to sell the timeshare, which is virtually impossible, the points switch back to a deeded week. I was unaware of that. Rising maintenance fees and other fees make selling almost impossible. Maintenance fees in 2010 went up from $844 per year to $1,352, per interval. There is also a club fee of around $400 per year.   

I have contacted Wyndham regarding their exit strategy. I do not wish to own this forever and do not want to will it or gift it to a family member. Owners at Carriage Resorts do not qualify for Wyndham’s Ovation program. This is a shame. 

I have enjoyed Carriage Resorts and exchanging for other resorts, but exchange fees also keep going up. I have stayed at some nice resorts in the US, but think some of these exchanges could have been rented cheaper than what I am paying in yearly fees. 

I have three children. They would never be able to afford these fees.  I am starting to find it a burden myself.

When you have children with schizophrenia and learning disabilities, things get very expensive and I worry that this timeshare will be forced on them and forced on me, as years go on.  This will truly be unfair and unrealistic for them and for me. I will fight tooth and nail before I allow this to happen to my children.

I have been responsible with my timeshare and feel now Wyndham should be responsible on their end.

The resort is beautiful, but if Wyndham cannot figure a way to take back intervals people do not want or cannot afford, and resell them, then they need to take the option of selling the whole resort. Quit putting guns to people’s head who can no longer afford the timeshare. 

There are many options that could be looked at:

  • Let people out after 15, 20 or 30 years, even if there is some kind of reasonable fee to do this. Don’t hold them forever!  That is not doable. 
  • Seriously reach out to people that own, and I mean make a huge effort, to get a vote from people to sell the whole resort if that is what it takes.
  • The area where the resort is located is becoming popular.  It’s a nice area. I repeat, do something to resell the units of people who want out or sell the resort. Good gracious, get creative!

Doing nothing or suing people is not sustainable and gives Wyndham and the resort a bad name. It puts extreme stress on people who cannot afford it. At some point, I would like to exit and not burden my family. Wyndham needs to take some necessary steps.

I would also like to see some legislation put in place that better protects the consumer. This is so, so important for the timeshare industry.


#33 Linda B

Hello Irene,

We too have been trying to exit our timeshare. I have been taken in twice by companies claiming to be able to re-sell our timeshare. Wyndham says we need to find our own buyer. We have used and enjoyed it regularly, but age has caught up with us. We can no longer spend as we used to. Our children are adamant about not inheriting this burden, yet there is no way out. People who might be interested in purchasing bow out when they hear the fees. It is discouraging to hear that others can get rooms cheaper using Expedia than what members pay.

We worry about delinquency rates climbing. This is not sustainable. We need help to convince our Board, SVC, and Wyndham that members need to be able to surrender deeds back when the time comes. 

Thank you.

Linda B

#34 Suzanne T


We have owned our CH timeshare for many years and have looked into getting out. When we investigated, we saw that many people were giving away their timeshares for $1 or had them listed on various sites for months. Very few were able to sell even for $1. Our maintenance fees are over $1000 yearly. It is getting harder to pay these fees now that we are retired. RCI exchange fees keep going up as well.

We contacted our attorney here in Michigan. He informed us that not only would it be a problem for us if we stopped paying our maintenance fees, but that our children will inherit this headache once we die!! This is insane! Please help us share this information with the public to help convince Wyndham to give us a “true” exit strategy!


Fred and Suzanne T

#35 Adele C

Hello Ms. Parker,

We were given this timeshare in 2014. We only paid lawyer’s fees. As we have small children, we thought it was a great idea. After two visits, we decided that Carriage Hills was not ideal for us. With much difficulty, we managed to exchange our week via RCI. Owning weeks, not points, made exchanging our timeshare nearly impossible.

This year we attempted to sublet our week but were unable to find an interested party for March break OR for the first week of July (which coincided with a nearby Rolling Stones concert). We ended up grudgingly using the week ourselves. We found the staff unfriendly and the resort in dire need of upkeep.

We sat through a timeshare presentation but were not interested in spending thousands of dollars to switch to points, which they touted as superior in flexibility and convenience. The annual maintenance fee is an obligation we no longer wish to continue. When we spoke to the Carriage Hills staff about giving our share back, they informed us that there was no mechanism to release us from this obligation. Considering there are dozens of listings on the owner’s association web site, people trying to give away their timeshares, I don’t see a feasible exit. We don’t want this to affect our credit rating. As a young family, this could have a major impact.

#36 Ehab J

Dear Irene,

I have been an owner at Carriage Hills since 2002. I am shocked at what I am witnessing:

1.  There is no exit plan. We thought this was an asset. How can this be legal? Why, as owners, can we not change this?  What owner in their right mind would not want an exit plan? It doesn’t make any sense.

2.  Communication from Wyndham is abysmal, to say the least. I have contacted Wyndham numerous times over the last few years asking them why I don’t get any email updates. Their response is always the same: I am on a “do not contact” list. How could I possibly be on a “do not contact” list when I never requested to be on one? And why can’t they just remove me off the do not contact list? Once again, it makes no sense.

3.  Maintenance fees keep going up to a ridiculous amount. How much further will they go up? My timeshare has become of less value (it’s beyond worthless). The public can rent for less than what I pay in maintenance fees. This is simply theft in my opinion.

Given the above, this timeshare is not sustainable. So my question is:  What happens now?

How can the biggest timeshare company in the world allow this? How can they treat owners like us with such disrespect, lack of communication and transparency, holding us hostage?

Shame on them

#37 Cindy B

Hello Irene, 

Thank you for taking the time to listen to our sad dilemmas. My late husband and I bought at Carriage Hills over 20 years ago. We enjoyed the resort for many years until our maintenance fees increased at an alarming rate. My late husband took care of the timeshare. Now I am left to pick up the pieces. I am finding out that our vacation spot is worth absolutely nothing. As a widow, this was a devastating blow.  Wyndham closed its sales office. Carriage Hills resort owners are trying to give away their timeshares, some with huge incentives.

Wyndham offered an exit program for some, but it seems Wyndham has left us out in the cold. After reading how they are sending collections after seniors, it is so sad. Something has to be done. We are an ageing population and will find ourselves in the same situation. 

Thank you and appreciate anything that can be done to raise awareness.

#38 Pat S

Hello Irene.

My husband and I bought a red week Carriage Hills timeshare in 1999.

We were told at the time we were buying a piece of real estate which would increase in value.

We soon found out when we tried to sell it that this was untrue. It has no resale value.

Last year my husband passed away and I contacted Wyndham to find out if they would please take back the timeshare as I no longer have the income to keep paying maintenance fees. I was told they are not taking any deeds back and my only way out was to sell the timeshare. I told them we tried several times to sell but we’re unable to do so.

I was told there was nothing Wyndham could do.

Thank you for taking an interest in our problem.

Patricia S

#39 Chuck L

Hi Irene 

My wife and I own 1 week of timeshare at the Hills and 3 weeks at the Ridge. When we purchased at Carriage Hills in 2007, annual maintenance fee was $668. Last year (2018) the annual maintenance fee was $1351. That means the annual fee has more than doubled in 11 years. The 3 weeks at the Ridge were purchased in 2008. Annual maintenance fee at the time was $759 and in 2018 was $1325, slightly less than double in the 10 year period. 

When we purchased, we were led to believe that we could enjoy the benefits of the ownership and should we choose to do differently years later, we would be able to sell the timeshare.

The ability to sell appears to be nil, and worse, many owners are now trapped into paying increasing annual maintenance fees as their ability to pay those fees become more difficult as they age. Wyndham represents that they have a way out for owners through their Ovation program, but Carriage Hills and Ridge owners are unable to access this program.

In my case, my wife was diagnosed with early-onset Alzheimer’s in 2013, and she now requires 24-hour care. I am her caregiver.

The ability to sell our ownership, or even give it away appears to be non-existent.  I believe that Wyndham has created a situation that traps owners for their own benefit. There is no reasonable way out, so I have no choice but to continue to pay the ever-increasing annual maintenance fees.

I hope this helps you understand the difficult situation I find myself in, as well as many other Hills and Ridge owners.

Thanks for taking the time to look into our predicament. 

Charles (Chuck) L

#40 Kate

Hi, Irene,

I’m an owner of the above-mentioned resort since 2000, 

I’m interested to find a way to sell the timeshare. 



#41 Ali N


We would like to add our voices loud and clear to the exit movement … I sincerely believe the sales tactics were not fair for they were loaded with empty promises. Try booking an overseas vacation, it never materializes.  It’s always been cheaper and convenient with other providers. My whole family of 5 is currently touring the UK. Try booking a 2-night stay in Paris France….. It’s outrageously difficult and damn expensive. We want out! We own 2 “deeds”

#42 Marg M

Hi Irene 

Brandi Hope at Wyndham Carriage Hills and Carriage Resorts is our Administrative Assistant.  We were instructed to send our first document for transfer approval to her. I can honestly say she is wonderful and got back to me in a timely manner.

Original report:

Good morning Irene

My husband David and I have been owners at Carriage Hills since approximately 1998. We were promised that we could sell it without a problem and that it would go up in value (we realize things can go down but not to $0!).

We were told by our salesperson that they would be building a gondola from Carriage Hills to get to Horseshoe, but this never materialized. There is no exit option via the Ovation programme that Wyndham touts.

When we try to contact our committee or Wyndham about exiting, the responses are always negative. They suggest we get in touch with an exit company. They want an extortionate amount of money upfront.

From stories we have heard they are pretty much a scam.  As we get older we can no longer afford escalating maintenance fees. Our children do not want to inherit this burden. We desperately need an exit. 

As people default on maintenance fees, they are taken to claims court and apparently money is recouped, BUT part of our maintenance fees is supposedly paying towards the defaulters’ maintenance fees. I have asked if this is true. If so, then why are we still paying towards that and why have we not been reimbursed or our maintenance fees reduced as fees are recouped?

We actually have a person interested in taking over our week, after advertising for years. We are going to pay the $1500 lawyer’s fee and give the buyer a gift card. After I contacted the lawyer, I find I don’t even have the correct paperwork to do this. Until I do, they won’t even take on the sale. I have contacted Brandi at the resort to get the needed paperwork. She said she would have part of it forwarded to the lawyer, but the original contract has to come from corporate in Florida. I am currently trying to find a number to contact. This is proving very difficult as no one seems to be able to help. 

Sorry for the long-winded. I understand you have been looking into the timeshare industry. We thank you for that; finally, someone is trying to help us. 

Margaret and David M

#43 Lynn H

Hi Irene,

We own at Carriage Ridge resorts. We are desperate for an exit strategy. We try to use our time every year but it is not easy. We no longer ski as we are getting older and our kids are not interested in using the resort.

We are one of the lucky ones, I say loosely, as we were able to find a buyer for a couple of weeks we owned. By saying buyer I mean “We gave them our paid-up 2019 weeks and also paid the lawyer fees,” so to transfer over these weeks cost us $4,150.22.

Our buyer wanted to buy our points.

Since Wyndham reverts points back to weeks when you sell, our buyer decided they wouldn’t take one of our weeks.

Now we have a white week left.  We will never be able to find a buyer. It’s only good for booking during 10 off-season weeks of the year. The only way we will be able to get out is through an exit program.

Personally, I think that there may be some buyers out there, but Wyndham’s policies make it difficult. Renters (through Expedia) get a much better deal. We need an Ovations program.

Thank you for your interest!

Lynn and Brian H

#44 Stephanie C


Thank you for taking up this cause. I write to you on behalf of my grandparents. I have been working with my grandmother to handle this timeshare for the last few years. 

Sandra and Gary have been owners at Carriage Hills & Carriage Ridge since the 90’s, and are of the Elite designation. The initial purchase was made with the intent to travel, as YRDSB teachers with summers off. The location of CH and CR was convenient, bringing friends, children, grandchildren and great-grandchildren. Value was found in the timeshare, based on the information provided by the sales representatives.

Initially, annual fees were approximately $ 650 per unit, but 2019 fees were approximately $1500 per unit. Despite this substantial increase, there has been little to no change or improvement to CH and CR. This fee is not affordable.

In 2014 the determination was made that Gary would require more comprehensive care, and was relocated to a 24-hour care unit in a nursing home. He is wheelchair-bound and requires assistance with bathing, eating, washroom & mobility concerns. At the onset, his health deteriorated quickly and continues on that path. He communicates verbally, but he is unable to make decisions or advocate for himself.

Gary was the breadwinner, being a pensioned teacher, he supported the household. When he was moved to 24-hour care, his insurance only covered a portion. Sandra resides in their home with an adult son, who is not employed. There is nothing frivolous about her life, and her joy comes in the form of making beautiful, handmade quilts.

Sandra has long struggled with depression. In the last 4 years, there has been deterioration in her health. She sees Gary once a week. On June 30 2019, they reached 53 years married. Imagine being married for 53 years, and then having so much stress that you can’t make it out to visit.

Without question, the stress of the timeshares has been a catalyst for her emotional and mental state. In regular conversations with family, she shares her worry about being able to afford the fees, and in more recent months what will happen them when she and Gary have passed on.

They are not able to use the timeshares. Gary has no ability to travel and Sandra cannot travel alone, or long distances. She is able to get up once and a while to CH to use the pool with a friend. Shell Vacation has an online portal, but at 75 years old Sandra is not internet savvy and relies on the help of family to do simple things with the timeshare.

There is no way out of the timeshare, the fee to sell to another is substantial, the lawyer’s fees even higher. Couple this timeshare with the cuts to health and social programs that Ontario is seeing. It is really a crisis.

 Sandra’s wish is to be able to sell back or return the timeshares to Wyndham… even to transfer to a relative is a 1500$ fee and 1500$ x 5 is exorbitant. Her wish is to stop worrying about choosing these fees over her needs. She found hope in the exit program Wyndham offers, only to learn that they are not extended to CH and CR owners.

As of today, Saturday, Aug 17, my grandmother is arriving shortly at my home as she cannot be left alone. She spent the last 8 days in the hospital due to a change in medication and a depression spell. An exit strategy would be life-changing for her. 

#45 Rita D

I owned at Carriage. Hills and Carriage Ridge for 20 years, but have not stayed at the

Resort much. I used it for exchange. The time has come to EXIT. 

Many owners wish for a smooth exit. Maintenance and exchange fees are high. Being on pension and not getting any younger. Soon there will be no travelling.  In fact, it has already begun with my husband needing surgery soon.

The knowledge that these timeshares are to be burdens to our children after death is just

beyond words. What a hellish thing to get stuck with after you have said your goodbyes to your parents. The children of today are not like ‘’us’’’…… busy lives with not the greatest of jobs if you can’t afford a house or even save for a house.

Our generation has this BURDEN because of pushy misleading salespeople.

I don’t want the next generation to suffer and HATE their parents for their unfortunate mistake.

We, owners, are praying for an EXIT solution. We are very frustrated that there is NO answer or help.

Thank you for your interest in reading the Emails.

Rita D

#46 David M

Hi Irene

Our nightmare was and continues to be just that. We purchased one week in the early 2000s and we were told like others that resale would be no problem.  We were forced to buy a second unit because they said things were changing, and if we didn’t have two weeks, we wouldn’t be able to exchange into other resorts – lies, lies and more lies.

Five/six years ago our daughter came into financial ruin after a divorce. She had two young children. We had no choice but to support her. This went on for years and nearly ruined us.

I actually spoke to the President of our HOA at the time to find out the consequences of not paying maintenance fees. I was told calls from Shell Collections would occur, then files sent to outside collections, then foreclosure after no payment and after about eight months. We also called SVC. They said the same process would be followed.

After a great deal of thought and worry, we had no choice but to become delinquent ruining our credit rating. All the processes told to us by the Carriage Hills Association President and managers from Shell were followed. We received numerous calls. Everyone understood our financial issues. I returned every call I received. 

After seven months we received letters from the outside collection company saying that because of no payment arrangements, the files would be closed and sent to foreclosure. I have those letters in my notes and file. 

We never heard anything for 14 months – no calls, no letters. Then, all of a sudden, after 14 months, we received a notice threatening court and that we owed 10,000.00 in fees and penalties. 

We were devastated, to say the least. I called SVC managers and everyone I could. I was told that never, never, never, and absolutely no hard collections, no court, no garnish of wages, just foreclosure. This is what I had been told, but no. Carriage Hills changed their bylaws after we believed our accounts had been closed. Our credit rating was ruined and we had lived believing it was over for almost two years. We couldn’t afford maintenance fees, let alone courts costs, so we had no choice but to try to come up with the money. We called Ovation and were told Carriage Hills and Ridge did not qualify for voluntary surrender, but they could not say why. 

I have sent two emails with copies of all my conversations with everyone I spoke to – Wyndham President, Carriage Hills president, stressing fairness principles being broken. No one cared. The Wyndham President never even acknowledged my emails.

The perpetuities issue, given there is no secondary market, is ruining ageing owners who were told resale would not be an issue. Does Wyndham and Carriage Hills truly believe ruining everyone’s retirement years with worry creating nightmares for executors trying to close the estates of Shell Owners, is the way to treat people!  In addition to all this heartache, my wife, 74 years old, fell two years ago and broke her pelvis. She is learning to walk again. She uses a cane, can’t walk any distance, can’t carry anything while she walks, and certainly can’t travel any distance without great agony. 

All Wyndham and Carriage have to do are take back the ones who need out, resell, and make a bunch of new cash, but no, messing with old people’s lives seems to be their goal.

Again, I have notes from every person I spoke to since we decided to not to pay fees, as well as letters from collections saying files would be closed.

I have so much more to include but I have been trying to keep it short.

David M


#47 Marg K

We have been owners at Carriage Hills Timeshare since our purchase in 1999.  I don’t believe I need to recount the process used to reel us in as it is no different than everyone else.  Free weekend but spent in the grip of charming, fast-talking and manipulative salesmen. They talked nonstop during the signing process, skimming over the contract in summary fashion, asking for initials at critical statements, and was done over a fancy breakfast with no opportunity to take it away to review, as we had to check out by 10:00.  Never did they state this ownership was a life sentence for us and our children and grandchildren.

We were told of the advantage of deeded ownership is the ability to sell, and like real estate, would only increase in value.

In the fall of 2017, we were desperate to unload this timeshare. We fell prey to the second layer of deceit and spent at least $8,000 in a tiered resale scheme with Genesky, Cyria who supposedly worked with Timeshare Exit in the US to sell back our unit. They said they had great success in doing this for Carriage Hills units, as they were hot on the market, given the strength of the US dollar. We got a few emails, excuses of people who had left, and a new caseworker assigned to one that claimed a key person to our case had died. 

We are seniors on fixed incomes who have also found ourselves sadly in a late-life divorce.

Our children are not in a position to assume this ownership and unless one of them signs off to take it, the last surviving spouse’s estate can’t be settled and costs will continue to accrue. 

Wyndham is not running this resort as a timeshare, but bleeding us to pay for their investment and vacation club.  They have bullied us in board elections and even if we got more members voting, they would exercise their ability to have more voting power. We will never win.

They have shut us out of a voice on site to advertise units. And why, unless for self-serving reasons? They do this while plastering their posters everywhere. Wyndham knows that as individuals, we can’t fight them and win, nor do we have the financial resources.  If they have been so callous in dealing with senior hardship cases, you are already aware we have no hope. 

I don’t know what you can do to help us, but it does appear other provinces and counties have recognized this is a serious issue – taking advantage of seniors and vulnerable others of all ages, with no exit plan to ever escape and yes, we feel in prison.

Feel free to contact me if you want and thanks for highlighting our resort and sad situation.


#48 Heather T

Good morning, 

We purchased back in 2000. It was a foolish decision. Our plans were to exchange and use it for our honeymoon, somewhere tropical.  We quickly found out that it wasn’t quite as valuable as was indicated and booked something else through a travel agent. Well, you can’t go back in time. Today we are more financially stable and we do enjoy our time at Carriage Hills and exchanges through RCI.  

Our concern is when we get older or pass on, this will need to go to someone and we have no choice. Yes, we are using it trying to make the best of it, but we don’t want to put that on someone else, especially not our kids.

I see stories of people who need out and feel so bad for them, but also realize we will be there sooner than we think. We need a viable exit plan or even a rental system so people can make their fees back so won’t need to default. 

That’s all, thanks for your time!

#49 A & Mellissa S

Hello Irene,

I am a fairly new owner. My husband and I purchased a resale week just last year. Now if I had known how owners were being treated by Wyndham, I would have never purchased. We live close to the resort and bought there so that we could use the facilities regularly for day use, as well as enjoying our allotted time.

We did not know how high the maintenance fees would be or that we could stay cheaper without being owners. We are a young family and look forward to using our time. But what happens when we can’t use this anymore? We can’t burden our kids with this. There needs to be a fair exit. I worry how we will pay maintenance fees if they continue to rise at such an alarming rate. 

I know other families who would love to purchase for the same reasons my husband and I have… but I won’t allow my friends or family to be suckered into this until there is a safe way to get out and some kinda cap on the rising cost.

Thank you for your time and hoping all will be heard. 

#50 Linda D

Hi Irene,

We wish to add our voices to the many other owners who are looking for an exit strategy. We have owned since 2002. We believed the sales pitch and purchased another biyearly week to convert to Shells Vacations in 2003.

The ramifications of “in perpetuity” were not explained.

We were told this timeshare was an investment and an asset that COULD be passed to our heirs, not forced upon them.

To be fair, we have actually used and continue to use the timeshare to exchange and obtain prepaid debit cards. We are, however, getting older and our travelling style has changed over the years. This timeshare really no longer works for us.

We have made the foolish mistake of paying Secondary Ownership upfront to “sell” our timeshare to no avail. They called the fee an advertising fee. This company also called to offer us an exit if we would pay thousands of more dollars for them to facilitate an exit which fortunately we did not fall for.

I have no idea if any other people have had any success with this strategy. We also attempted to use Wyndham Ovations program but were told our resort was ineligible because it was an affiliate. Our attempts to sell or give away have not been successful.

We do believe that one should live up to their financial commitments, but we also believe that people who can no longer travel for health reasons, age, and changed financial circumstances, should have a viable strategy.

There are way too many stories of owners being prosecuted over unpaid maintenance fees. In some cases, the lawsuit may be justified, however, in many, many cases people are elderly, in frail health and have limited financial resources. These people should have a case for an exit for compassionate reasons.

As seniors, we now live on a fixed income and the ever-increasing maintenance fees are becoming a burden. As we age we will not be able to travel as we currently do.  We do not wish to find ourselves in the position of being unable to use the timeshare but still having to pay the maintenance fees. More disturbing though, is that we can’t seem to even give these timeshares away.  Our children have no interest in them.

Suing heirs is a completely unacceptable practice since they had no say in the original purchase.

We would be happy to give our timeshare away or have the options such as a deed back program or the ability to let it go into foreclosure. We just want out!

George and Linda D

#51 Arlene S

I own an every other year white week at each of these resorts, purchased when it was still under Shell Vacations. We bought these properties because they were close to home and easily accessible to take the grandkids skiing.

Three years ago my husband died, and since I cannot drive, it became a problem to get to the resort. I was coerced into converting to points when I bought the Ridge week.

I decided to exchange to other Shell properties. To date I have made two trips to Kona with family, mostly just to use the points I paid for. I enjoyed both vacations but believe I could have found cheaper accommodations booking online.

When we made our original purchase, the maintenance fee was about $500 per year and easily affordable. It has now tripled. In addition, we also have to pay a membership fee to RCI even though it is doubtful we would ever exchange.

We bought from Shell Vacations Club, not Wyndham, and their properties are the ones I wish to visit. For now, I have no major complaints with our timeshare, but I foresee problems soon. I am approaching 80 and not as mobile as I once was. I was considering naming my daughter as a co-owner but am having second thoughts, considering the problems other owners are having disposing of their obligations. I calculate I have spent about $100,000 in capital costs and maintenance fees. Surely the property should have some value. I am sure if Wyndham decided to sell off these properties, located in a prime vacation area, and well maintained by the fees paid by the owners, they would make a huge profit.

Timeshare properties were once a good idea, but with all the options available now, such as Airbnb, Expedia, Trivago, to name a few, they are no longer a good investment. The sales pitch when we bought was since this was a deeded property, we could always sell. From the complaints, I realize that I would have to pay to have someone take it off my hands. I hope that with all the owners banding together and with some legal intervention, we can force Wyndham to honour our legal deeds and provide an exit strategy when I can no longer use this property.

#52 Cindy L

Hello Irene,

My husband and I have been owners at CH/CR for many years.  We have not used the CH/CR location in many years but have exchanged our timeshare thru RCI.  

We have many concerns with the CH/CR timeshare as we age and eventually will not be able to use it. We do not want to burden our children with maintenance fees on a timeshare they will not use. We are very concerned about the dollars in arrears due to timeshare owners not being able to pay the escalating maintenance fees for various reasons. Lastly, we are concerned about the lack of an exit strategy. These issues need to be addressed and solutions in place sooner rather than later. Owners are not getting younger and can’t seem to give away their timeshare, let alone sell.

Thank you for your time.

Cindy and Jeff L

#53 Pamela R

Hello Irene and thank you for taking the time to hear our stories.

My husband and I purchased every other year at carriage hills around 2000. A few years later we purchased Carriage Ridge every other year in order to enter the points system.

My husband has multiple sclerosis and has become wheelchair-bound. He doesn’t accompany me on my timeshare trips anymore, but my mom does. The future for me is that my mom is ageing and my husband can’t be left by himself, so I hire people to come in. It won’t be long before we will want to exit.

It worked for us for 19 years so why can’t it work for someone else? Maintenance fees and the ability to get good rental rates and the threat of forever with no exit – that’s why. Please help us to make Wyndham aware that their product must be appealing. Help us make them realize they need to revamp the product to bring in new owners through resale and added perks etc.

Thank you ahead of time for your interest and help.

Pamela R

#54 Desiree S

Hi Irene

Please add my name to the list of people looking for an exit. I bought many years ago when my children were young. I was divorced with 3 kids. I started with the bi-annual contract for a relatively small amount of points. Over the years I added more points and therefore more contracts. Maintenance fees have steadily increased. I don’t understand why my first contract, which doesn’t have as many points, has a Maintenance Fee as expensive as the others. With these price increases, it’s become exceedingly difficult to keep up payments. I have also heard about people being taken to court if they default on their maintenance fees. In fact, I think I know the paralegal who is handling this, just coincidentally. I’m trying to use my points as much as possible but I most definitely want to have an exit strategy.

Désirée S

#55 Adam P


My wife and I are in our early 40’s and have owned at Ridge since before Shell bought the resort. We’ve never been a part of Shell Vacation Club, and have always either used it or exchanged through RCI. We love going up, and do make great use of our ownership, but the ever-increasing maintenance fees, ageing ownership, and Wyndham’s apparent lack of desire to keep the resort functioning as a timeshare make it increasingly important that there be a viable exit, so that we can get owners in that actually can and want to use the resort.

Without a way for that to happen, what happened with the Lodges at Horseshoe Resort will happen with Ridge and Hills (rising maintenance causes defaults, which raises maintenance fees, repeat till resort dies. That’s an oversimplification, but not unique)

We don’t want out now, but we will eventually. I don’t want our daughter or our estate to have to deal with all this if something were to happen to us.

#56 Josh J

Hi Irene,

I bought two weeks at Carriage Hills 16 years ago and I wish to sell. The fact that there is no exit strategy is beyond comprehension. My financial situation has changed dramatically and I need an exit strategy. I would have never purchased this timeshare had I known this.   

Thanking you in advance, 

#57 Anne & John G

In March 1998 my husband John and I purchased a week timeshare at Carriage Hills.  In October 2010, in order to have our weeks changed to points, we also purchased an every odd year ownership with Shell Vacations Club. We took early retirement in 2008 and unfortunately, our pensions are now almost depleted.  We are going to have to sell our house, pay off the mortgage and use the balance to cover us for the rest of our lives.

Obviously, we are looking at ways to save money. When we bought, we were given the impression that we would be able to sell the timeshares and make a profit. Now we can’t give them away. It has been suggested to sell/give to a friend. I cannot in good conscience do that! Although we have enjoyed having the timeshares over the years it is essential to get an exit.

Ann & John G

#58 Charles H

Hi Irene,

You don’t know me nor I you. My story goes, I was only a very young man, 19 years old I believe, and I went away with my then-girlfriend. They convinced me to buy this luxurious vacation. Now I didn’t have a lot of money then so it was clear it would have been a struggle for me to pay, but here we are. Obviously, I was qualified and able to pay for my timeshare. Years went by and by now the ex and I have split. We try and split our weeks Monday to Thursday and Friday – Sunday, basically? But we’ve been trying to sell this timeshare for over 7 years to no prevail. We paid an online company to market and sell and still no buyers. I’m convinced I’ll be paying for this for the rest of my life

Please help. I owe nothing as I paid for my timeshare in full, why on earth can I not get OUT!!!!!

#59 Lois B

I am an owner for 19 years. I now live at the Resort area so use it all the time. The fees are too high and with our current set up, fees will only go higher as owners sell or try to sell. It is hard to sell to others, due to the locked-in financial setup. We will go the way of the timeshare at Horseshoe Resort…owners forced out or paying exorbitantly to stay (Now turned into condos selling for $450 000 to high $500 000 and almost all sold out). They have lots of value now and selling well, located three minutes from Carriage Hills.

We need an exit option and we need it ASAP. 

I never voted on taking people to court, but I also do not want to pay their fees from my pocket. We need a creative win-win situation. Our CARRIAGE Hills Resort is valuable and on prime land in a great recreational destination area. We are on a gem. 

Thank you for what you do. 

Lois B

#60 Karen D

Hi Irene,

Thanks for your interest in our stories!

We bought in the ’90s and have many fond memories with our two daughters of trips to Carriage Hills and Ridge and at traded locations. First grandchild coming soon and can’t wait to have a grandparent week there every year with grandchildren for probably 15 more years!

But then…..who knows what position this beautiful place will be in!

I’m not proud to be part of a group that is treating our older generation so poorly. And it needs to change quickly. Yet there really is no interest in change, just profit.

I feel sure Owner unification will help the owners and the corporation find common interests and agreeable solutions that all can live with. Technology can be used to get a lot of owners and their authorized representatives (beneficiaries) together-physically and remotely, and find solutions.

I really hope you are able to help in any way.


Bernard and Karen D

How can any company in good conscience operate in this fashion? Thank you to Carriage Owners who responded to Simon’s original complaint reported August 8 and August 16.

Who would ever buy a timeshare if they understood the perpetual contract had no secondary market, holding heirs who did not agree or sign a contract responsible? At least CVOA is listening, and according to their mission statement, will see the futility in this stay vacationed or else demand.

We seek to provide timeshare members with a way to proactively address membership concerns; to advocate for timeshare reform; to obtain greater disclosure from the company; to advocate for a viable secondary market, and to educate prospective buyers.

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Thank you Irene and thank you to all who have contacted Inside Timeshare with their “Nightmare on Timeshare Street” stories. We will continue to highlight these and hopefully the industry will eventually take notice and change the way they work, Inside Timeshare knows this is a long shot, but remember that coming together makes everyone stronger.