Browse Tag

Ovation

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”

https://www.myclubwyndham.com/mycw/owner-101/wyndham-cares.page?gclid=EAIaIQobChMIidm886Kt5AIVyP_jBx22WQlLEAAYASABEgLDyvD_BwE&gclsrc=aw.ds

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

https://insidetimeshare.com/fridays-letter-from-america-65/

David’s Medical and Financial Hardship Dismissed

https://insidetimeshare.com/fridays-letter-from-america-64/

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

https://insidetimeshare.com/the-tuesday-slot-45/

Carriage Owners 1 – 30

https://insidetimeshare.com/the-tuesday-slot-44/

Elizabeth’s Analysis

https://insidetimeshare.com/the-tuesday-slot-46/

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. 

Thanks

Candis

#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

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)

Sincerely

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.

Regards

#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

Irene,

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 sellmytimesharenow.com 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.

Liz

#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.

Sincerely,

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.

Sincerely 

#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.

Sincerely,

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.

https://www.facebook.com/timeshareadvocategroup/

https://tug2.com/Home.aspx

https://www.barnesandnoble.com/w/everything-about-timeshares-wayne-c-robinson/1129749757?ean=2940161600962

Free at Last Facebook Straight-A Guide

https://www.facebook.com/groups/623703881470577/?ref=share

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

https://www.udprep.info/june

Bluegreen Facebook

https://www.facebook.com/groups/180578055325962/

Wyndham Facebook

https://www.facebook.com/groups/376743609795740/

Wyndham Carriage Resorts Facebook

https://m.facebook.com/groups/152117225452689

Sapphire Starpoint New: https://www.facebook.com/login/?next=https%3A%2F%2Fwww.facebook.com%2Fgroups%2F292083584642570%2F%3Fref%3Dshare

Diamond Resort Facebook

https://www.facebook.com/groups/DiamondResortsOwnersAdvocacy/

Gold Key Facebook

https://www.facebook.com/groups/1639958046252175/

Inside Timeshare Facebook

https://www.facebook.com/groups/2213231165610648/

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.

https://www.myclubwyndham.com/mycw/happening/news/ovation-by-wyndham.page?

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 sellmytimeshare.com. 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.
https://corporate.wyndhamhotels.com/news-releases/wyndham-hotels-resorts-reports-fourth-quarter-and-full-year-2018-results/

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.

https://www.facebook.com/timeshareadvocategroup/

https://tug2.com/Home.aspx

https://www.barnesandnoble.com/w/everything-about-timeshares-wayne-c-robinson/1129749757?ean=2940161600962

Free at Last Facebook Straight-A Guide

https://www.facebook.com/groups/623703881470577/?ref=share

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

https://www.udprep.info/june

Bluegreen Facebook

https://www.facebook.com/groups/180578055325962/

Wyndham Facebook

https://www.facebook.com/groups/376743609795740/

Wyndham Carriage Resorts Facebook

https://m.facebook.com/groups/152117225452689

Sapphire Starpoint New: https://www.facebook.com/login/?next=https%3A%2F%2Fwww.facebook.com%2Fgroups%2F292083584642570%2F%3Fref%3Dshare

Diamond Resort Facebook

https://www.facebook.com/groups/DiamondResortsOwnersAdvocacy/

Gold Key Facebook

https://www.facebook.com/groups/1639958046252175/

Inside Timeshare Facebook

https://www.facebook.com/groups/2213231165610648/

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.

https://clainternational.ae/2019/09/02/elderly-couple-trapped-in-timeshare-at-carriage-hills-resort/

The Tuesday Slot with Irene

Welcome to the first article of the New Year, as the holidays are just coming to a close there is not a lot of news to bring. This will no doubt change over the next few weeks, when we begin to receive emails and questions on the myriad of companies that will be starting their New Year campaigns.

As usual we warn all our readers to be careful before engaging with any company that contacts you, especially with news that your timeshare resort is being taken to court (with the director pleading guilty) and you can also be part of this for a small fee.

Some basic points on the subject of claims, unless you purchased your timeshare in Spain after January 1999, you will not have a claim in the Spanish courts. If you have been offered a no win no fee claim, beware that it does not entail a large fee to relinquish your timeshare or even the purchase of another product, such as “Lifestyle Credits”. These no win no fee claims are usually the enticer, the promise of large sums to be returned, then it turns out it is a frivolous claim under Section 75 of the Credit consumer Act 1974.

Over the next few weeks we should be receiving the news from the Crown Court in Birmingham on the sentences for Dominic O’Reilly and Stephanie O’Reilly of EZE Group. If you remember they pleaded guilty to charges of Aggressive Sales Practices and Coercion, contrary to The Consumer Protection from Unfair Trading Regulations 2008.

Another group of companies are also subject to investigation from Trading Standards and could also be facing criminal charges, these are the companies of Mark Rowe, which include ABC Lawyers. At the beginning of December it was announced that several enterprises had been raided, with employees being questioned and documents seized for further investigation.

We will be keeping an eye out for any news on these and will bring you the news as it comes in.

Now for the first article from Irene Parker for 2018.

Timeshare Advocacy Group™

Plans for the New Year

By Irene Parker

January 2, 2017

  • Boost our media outreach group
  • Boost our legislative outreach
  • Boost our active duty and retired military outreach group

Inside Timeshare published many Nightmares on Timeshare Street articles in 2017. All were written or submitted by highly educated professional people. In 2018, will timeshare developers continue to hide behind the oral representation clause, or will they instead consider their customers might be telling the truth?

Timeshare Advocacy Group™ ended 2017 with a total of 260 timeshare complaints of which 245 alleged they were sold by deceit and bait and switch. The other 15 could not afford the timeshare. Members contacted us through Inside Timeshare or one of the U.S. self-help, member supported Facebooks posted at the end of this article. Many complain they had responded to unsolicited marketing calls asking if they wanted out of their timeshare only to learn the money they paid was lost.

Timeshare developers are beginning to listen. Wyndham now offers a surrender program called Ovation and Diamond Resorts announced just last week a surrender program called Transitions. Inside Timeshare has already received several questions from readers about Diamond’s Transitions program. We will be reporting on our readers’ transitions experience in 2018.

Legacy resorts are those that are sold out, free standing, deeded weeks. Liberté Management Group of the Pinellas Islands, Inc. announced TARS, a “limited deed, limited fun” exit plan will be operated as a subsidiary of Liberté and will be jointly headquartered in Treasure Island, Florida. We will continue to follow TARS in 2018.

TIMESHARE ADVISORY AND RESOLUTION SERVICES LLC EXPANDS SERVICES FOR LEGACY RESORTS AND OWNERS

Unfortunately, the majority of our readers are saddled with high interest rate loans, thus not eligible for a voluntary surrender program. It’s important to remember transferring to a lower interest rate loan through a third party lender is not advised, according to timeshare attorney Mike Finn of the Finn Law Group. When transferring to a third party lender, the money in questions is no longer between you and the timeshare company. According to Mike,

Another tremendous and informative article! I think the one major, major admonition I have for anyone, client or not, who has purchased a timeshare with developer financing and may want to reconsider the merits of the purchase (and, of course, assuming the rescission period has passed), do not, I repeat, do not under any circumstances, attempt to re-finance the purchase via a home equity line or a transfer to a lower interest credit card, or, for that matter any other methodology that has as its objective, re-paying the developer with other third party money.

http://insidetimeshare.com/the-tuesday-slot-2/

Also, anyone buying a timeshare should look to see if their contract contains an arbitration clause. We advise timeshare members exercise their right to opt out of arbitration within the allotted time available to opt out.

To start 2018 off on a positive note, this is an article Inside Timeshare published back in July about a company we firmly endorse, ruled by a bunch of little critters.

http://insidetimeshare.com/lesson-timeshare-companies/

What does Disney Vacation Club do other developers don’t that almost eliminates complaints? The reasons are detailed in the article, but in my opinion, it is mainly because Mickey allows and supports a secondary market.

Think about it. What if the primary residential housing market decided you could not sell your personal residence. Inside Timeshare has received complaints involving amounts up to, and on occasion exceeding, $500,000. This is easily the cost of a home. Timeshare companies tell us to think of our vacation points as a second home and they always greet us when we arrive, “Welcome Home!” Not being allowed to sell your home would devastate the housing market, and in our opinion, is destroying timeshare today. Out of 260 reader responses, not one knew when they purchased their timeshare, the limited or sometimes lack of a secondary market.

We have forged remarkable relationships with many of our readers, some who have moved on, having signed a non-disclosure agreement agreeing not to say anything negative about their resort, or were subjected to an arbitration ruling that was private and binding. In this way Inside Timeshare provides a voice for the voiceless when victims of white collar crime, financial institution fraud, are effectively silenced and isolated.

It’s easy to get discouraged, but Inside Timeshare and advocacy groups have made remarkable progress. So we soldier on into the New Year.

Contact Inside Timeshare or one of these U.S. member supported self-help groups if you have a timeshare concern. We’re here to listen and act, going a step beyond helpful posts.   

https://www.facebook.com/timeshareadvocategroup/

https://www.facebook.com/groups/DiamondResortsOwnersAdvocacy/

https://tug2.com/Home.aspx

https://www.facebook.com/groups/180578055325962/

https://www.facebook.com/groups/465692163568779/

https://www.facebook.com/groups/1639958046252175/

If you have any questions or comments on any article published, contact Inside Timeshare, if we don’t know the answer we will find out for you. If you require any information about any company that you may be thinking of doing business with, but need to find out about them first, get in touch and we will point you in the right direction.

 

Wyndham´s “Ovation” Surrender Program: Latest News

On 2 November 2016, Inside Timeshare published the article News From America: “Wyndham Launches New Surrender Program”, by Irene Parker. (See the original article via the link at the end). It focused on the new initiative by Wyndham Hotels and Resorts, which is one of the largest timeshare concerns in the USA.

The new initiative is called “Ovation”, it is designed to give timeshare owners a secure and legal way out of their timeshares, without fees, hidden costs or the need to make additional purchases in order to participate. Irene even managed to get a response from their media contact Lori Ford, in her statement she said “Our goal is to help owners transition to the next phase of their life and reach as many owners as possible, before they are contacted by fraudulent companies,” it certainly looked promising for owners.

wyndham logo

Inside Timeshare was contacted by a reader Steve Lloyd, he had several enquiries about various timeshares he owns and how to get out of them. He explained what he owned and asked what were his options to either claim back, sell or just relinquish. Well we all know that the resale market is virtually non-existent, so that left the claims or relinquishment option the only course.

It turned out there was no possibility of claiming, so we looked at the only course for him to take, relinquishment. It was explained to Steve that two possibilities existed, hire a reputable law firm to do it for him or contact his resorts. Inside Timeshare advised to contact the resorts first and see what they had to say.

Then came the news about the Wyndham programme, we contacted Steve with this news and he duly got in touch with Wyndham. That was on the same day as we published.

Yesterday 16 January 2017, Steve sent an email with some great news, he received an answer from Wyndham. His timeshare has now been surrendered through the Ovation Program. This is his email:

“The attached was received this morning and signals the successful completion of our exit from WorldMark via their Ovation programme.  A very successful and satisfactory process, I feel.  All through the process, WM/Wyndham staff have been friendly, courteous and helpful, and the final letter shows a nice human touch that doesn’t cost them anything.  Please use the contents of the letter for the good of all as you see fit”.

Worldmark Exit Contract closure letter Jan 2017redacted

As you can see, he is very pleased with the result, praising the way he was treated and how courteous they were, this is truly a good sign for the timeshare industry. He is still waiting for a response from Diamond Resorts (Europe).

Irene Parker received this brief statement from Lori Ford, the Wyndham media contact:

Thanks so much for the opportunity to provide a response. Please feel free to incorporate the following statement.

“According to Wyndham Vacation Ownership (WVO), “We are pleased to hear of Mr. Lloyd’s positive experience with the Ovation program. We remain committed to tailoring simple, safe and secure exit strategies for owners who have fulfilled their vacation goals.” With the introduction of Ovation by Wyndham in early 2015, WVO has received over 55,000 inquiries and helped more than 20,000 owners exit their ownership with peace of mind, and without any additional costs”.

“With its portfolio of customized exit options, Ovation by Wyndham acts as the first layer of defense against unscrupulous third-party exit and resale companies who may aim to mislead owners. The program is continually evolving to suit our owners’ needs, and we encourage owners to call Wyndham first if they are interested in exploring potential exit options”.

Best,

Lori

Irene also provided the following from a past press release:

Wyndham Vacation Ownership Wins ACE Innovator Award for Ovation by Wyndham

According to Wyndham’s Press Release

Program First of its Kind in the Industry to Provide Exit Path for Timeshare Owners

ORLANDO, Fla. (May 9, 2016)Wyndham Vacation Ownership (WVO), the world’s largest vacation ownership company and a member of the Wyndham Worldwide family of companies (NYSE: WYN), won the ACE Innovator Award, along with 12 other prestigious industry awards, at the annual American Resort Development Association (ARDA) Awards Gala at the Diplomat Resort & Spa in Hollywood, Florida on Wednesday, May 4, 2016.

The ACE Innovator Award recognizes the company’s development of a groundbreaking product, service or concept. In 2015, WVO became the first developer in timeshare history to launch a comprehensive, proactive, and uniquely positive approach to help longtime owners seeking to exit their timeshare. Ovation by Wyndham offers simple, safe and secure options for owners in situations where lifestyle or vacation preferences have changed. There are no fees, hidden costs or additional purchases required to participate in the program.

Irene´s comment:

“While we applaud Wyndham for leading the industry in an owner friendly timeshare exit program, we hope efforts emerge to boost the price of a timeshare’s secondary market value. In the US, an owner is fortunate if they are able to recoup 10% to 15% their initial investment. The problem can be devastating if an owner buys a timeshare and suffers a life crisis shortly after purchase. A few timeshare companies have virtually no secondary market”.

As you can see there is still a long way to go, one of the main points that keeps coming up in these articles from America is the lack of a secondary market. The same can be said in Europe, throughout all sales presentations consumers are told that they can always sell their timeshare if no longer required.  Or they are told the developer / resort will buy it back, as we know that is not the case.

Inside Timeshare leaves it to you the reader to make up your own minds, your comments on this subject are welcome.

If you require any information regarding this or any other article, or just need advice on any company you may be thinking of dealing with, contact Inside Timeshare. We will do our best to help you.

Link to original Wyndham article:
http://insidetimeshare.com/news-america-wyndham-launches-new-surrender-program/

 

Owners Data: A Battle for Control.

Inside Timeshare is publishing the following article from one of our readers. Edward has been following Inside Timeshare for some time and regularly contributes information he has found while researching his own timeshare problems. This piece was prompted by previous articles on Wyndham and also the article submitted by Greg Crist of the NTOA, in the latter article Greg spoke of the Senator who stopped a bill which would have prevented HOA members from having access to the members database, this was for contact purposes about the issues which would affect the owners. The industry was against this, after all they do not want owners to band together and becoming stronger through knowledge. (see pdf at the end).

guest-contributor

Here is Edward´s post:

My resorts Committee, has been trying to get the members database from Wimpen for nearly 2 years to no avail. Even the Spanish Data Protection Agency’s own 2009 consultation into the Data relationship between Administrator, Community of Owners and third parties concluded that the administrator was merely a user and custodian of the members database on behalf of the Community of Owners who it says are the true owner and data controller.

Wyndham

However, our efforts pale in comparison to Worldmark Resorts owners in the USA. As you probably know, Worldmark are part of Wyndham as are RCI.

Some years ago, Worldmark owners began a lengthy battle to gain access to the members database (register). Worldmark Resorts repeatedly refused to comply with successive California court orders to hand over the database to the members community. It went right up to the California Supreme Court who also ordered them to handover the database. Apparently, Wyndham are now sponsoring a bill in the California State Government that would in essence overturn the Court’s ruling.

Many years ago, Worldmark owners set up a very informative website and forum which is very scathing of Worldmark and Wyndham and details their battles which are still on-going

http://www.wmowners.com/forum/index.php?sid=f157827b2e092f5f1970da40bc056582.

Wyndham, I have read, consolidate all their groups’ members details into one database.

In 2008 and 2009, Wyndham’s database was hacked resulting in thousands of personal details being stolen, (which probably explains why, in 2010, I started to receive numerous suspicious telephone calls about my timeshare, which is information only Wimpen and RCI were party to and which both denied being the source of, but said it was a scam). The USA Federal Trade Commission investigated and found that Wyndham had very little in the way of security to their systems, their database wasn’t even encrypted.

http://scarincihollenbeck.com/law-firm-insights/litigation/cyber-security/wyndhams-data-breach-settlement-shakes-up-privacy-law/

I have also read that Wyndham have consolidated their timeshare owners points system with the RCI points system which some owners have claimed has diluted the value of their timeshare ownership.

Wyndham may have launched Ovation, their surrender programme, but as many Worldmark owners say ‘ Wyndham only do anything that benefits Wyndham’.

Personally, I would certainly be very wary of anything Wyndham do, in fact I am wary of anything timeshare related nowadays.

Diamond Resorts International

Another resort that has battled to get their members register is Poipu Point in Hawaii,

http://www.poipuowners.org/Home_Page.php.

The court papers makes very interesting reading

http://www.poipuowners.org/uploads/Lawsuit.pdf

as it sets out on pages 11 & 12, through CBS television’sUndercover Boss”, how DRI came about and their plans involving the acquisition/merger with Sunterra.

Thank you Edward, this will certainly get the debate going again.

discus

Data protection is a very serious matter, but when access to these members lists is required for a legitimate purpose, such as contacting fellow members about changes which will affect their ownership, surely bodies such as HOA and owners committees have a right to use them.

We know that there are some very unscrupulous people out there, from bogus resale, transfer and claims companies, but it must be remembered that the biggest source of data for these companies tends to be from disgruntled or ex-employees. It is not difficult to see the ease with which a disgruntled employee can obtain the data, it is then a valuable commodity and can earn them a small fortune.

This has been going on for many years, how many companies have been set up by ex-timeshare people, where did they obtain their data?

A recent manifestation of this problem has occurred concerning DRI members, they have been receiving text messages and calls from a new “claims” company. It is believed that they are ex-Diamond employees, even Diamond believe this to be true, they issued a warning letter recently to their members, Inside Timeshare checked on this and published the following article back in September.

http://insidetimeshare.com/diamond-owners-receive-text-messages/

Below is an extract from the Diamond letter:

“A number of ex-Diamond employees are claiming to have left the employment of Diamond when “it came to their attention that Diamond had mis-sold fractional points”, asserting that they can’t work for an unethical company. They are now offering a reclaim service, suggesting that they will secure a refund of the purchase price paid for points in Diamond Resorts European Collection Limited (DRECL) and the Diamond Resorts Fractional Owners Club”.

So is denying owners access a legitimate data protection concern from the industry, Greg Crist of NTOA said the following in the Redweek article. (Link follows the quote).

“When people need answers to questions about what’s happening at their resort, they deserve to get them,” said Greg Crist, CEO of the National Timeshare Owners Association, based in Florida. “I am sensitive to the fact that there are bad operators out there seeking to take advantage of consumers by obtaining board data records, but there are legitimate reasons why members should be able to circumvent their boards and communicate independently.”

http://www.redweek.com/resources/ask-redweek/timeshares-refuse-to-share-owner-lists

Inside Timeshare also published the following from Greg Crist on this subject in October:

http://insidetimeshare.com/wp-content/uploads/2016/10/More-from-Greg-Crist-at-the-NTOA.pdf

http://thetimesharecrusader.blogspot.co.uk/2016_10_01_archive.html

This is obviously an ongoing debate, which will see a polarising of views, that of the industry versus that of the owners. Owners want a say in how their clubs are run and work, the industry it seems want to control, there must be a way for them to work together and turn what has become a tarnished product into something better. Once again only time will tell.

Inside Timeshare would like to thank Edward, Greg and Irene for their contributions, Irene has been a great source for many links in this and previous articles, look out for more from across “The Great Lake”. 

News From America: Wyndham Launches New Surrender Program.

Carrying on with our theme of news from across the “Great Lake”, Irene Parker has again sent her article which will be of interest to timeshare owners in Europe, especially those who own in the USA.

This article focuses on a new initiative by one of the largest timeshare concerns in the USA, Wyndham, which is based in Parsippanny New Jersey. It seems the company is going to be leading the way in providing a more accessible relinquishment program for owners. This could also pave the way for the demise of those unscrupulous companies that offer relinquishment or “guaranteed deed-back” and resale scams, which many owners in Europe are familiar with. These scams cost timeshare owners all over the world thousands of dollars, pounds and euros in upfront fees, these fees are being charged to beleaguered timeshare owners who are unable to keep up with the rapidly rising maintenance fees and assessments.

Unfortunately a relinquishment or “voluntary surrender” program does not help those owners who have outstanding loans or finance agreements, usually having succumbed to high interest payments on these loans, typically 14% to 18%. Inside Timeshare has published articles on these loans and the predatory practices of UK bank lending.

If the Wyndham model proves to be successful, could it pave the way for other timeshare companies to copy, saving  the industry from the bad image of holding prisoner elderly owners and those who can no longer afford the maintenance fees. Only time will tell.

Wyndham Launches “Ovation” Timeshare Surrender Program

By Irene Parker, October 27, 2016

Wyndham Vacation Ownership has been among timeshare industry pioneers in providing owners with comprehensive information about reselling and helping them exit timeshare units they no longer want to use.

The company’s exit program differs from many competitors in its detail and helpfulness. Many timeshare companies do not offer well-articulated policies. A number of them make it difficult to resell timeshare properties. That is reflected in the high number of units that timeshare owners continue to relinquish because of age or an inability to carry maintenance fee costs.

Wyndham Worldwide has been operating for 50 years. The company’s well-established names include Club Wyndham, WorldMark and Shell Vacations. In addition to timeshares, Wyndham Worldwide Corporation offers lodging and vacation exchange and rentals through RCI.

The company’s timeshare exit program, Ovation, offers a number of options for relinquishing a Wyndham timeshare with no fees, hidden costs or additional purchases required to participate. That differs from a number of timeshare companies and also from transfer and cancellation companies.

“Our goal is to help owners transition to the next phase of their life and reach as many owners as possible, before they are contacted by fraudulent companies,” said media contact Lori Ford. “The program offers various options based on individual ownership, eligibility and circumstance and we continue to see a strong owner response, with over 47,000 owner inquiries since its introduction.”

The timeshare industry has improved its reputation, but is still struggling to overcome years of questionable practices by a number of major operators, and some companies continue to make it difficult for timeshare owners to relinquish their shares in properties. The industry also continues to include unsavory practices among operators and companies that provide supporting services. Among the major issues:

Transfer agents offering beleaguered timeshare owners “guaranteed deed-backs” at a cost averaging $3,500 to $7,000, fraudulent listing agents offering to list your timeshare for an upfront ad fee only to disappear, callers claiming to have someone interested in your timeshare, bogus timeshare “renters” claiming to represent the timeshare developer.

Wyndham Vacation Ownership even offers their members a “Scambusters Hotline” providing owners with informational scam reports and updates along with a hotline to call if an owner suspects suspicious activity or feels they are being targeted.

Wyndham’s first buyback program, known as “Pathways“, came under intense scrutiny in that it was accused of being a scheme designed to get owners to buy more points. The one-sided contract, signed only by the timeshare owner, promised an “opportunity” to sell a timeshare back to Wyndham, if the owner purchased an additional 20% of the points they already owned.

Clearly, the “cottage industry” of timeshare scams developed because or the lack of a secondary market. The industry in general has been reluctant to face the issue of unwanted timeshares. I asked Gregory Crist, President of the National Timeshare Owners Association (NTOA) why is there such a disparity of opinion when it comes to consumer reviews of timeshare companies and especially timeshare resale programs.

“Until the timeshare industry supports a robust secondary timeshare market, we will continue to see an increase in predatory timeshare exit companies clamoring to take thousands of dollars from timeshare owners to get them released from their timeshare obligations. Until now, it has been difficult to get anyone’s attention,” said Crist.

Voluntary surrender programs leave owners with nothing. While no one should expect a timeshare to be a lucrative investment, legitimate resale programs do allow an owner to recoup, at best, fifteen percent of an owner’s overall investment. At least a secondary market allows a nominal dollar amount back to the timeshare share owner in an age where affordable vacation options abound outside of timeshare.

https://www.clubwyndham.com/cw/discover/scambusters-wyndham.page

https://www.clubwyndham.com/cw/discover/ovationbywyndham.page

http://www.thestate.com/news/business/article13846319.html

http://www.ntoassoc.com/

Inside Timeshare would like to thank Irene Parker for her article, it is very enlightening and will show owners here in Europe that there are some companies out there who are at least making a sensible effort. Inside Timeshare has published articles on one company which is renowned for not letting people out of there contracts, or if it does charges a hefty price for doing so.

http://insidetimeshare.com/mcdonald-resorts-no-stranger-bad-press/

http://insidetimeshare.com/bbc-scotland-investigates-problems-timeshare-contracts/

If you have any questions about this or any other article,  contact Inside Timeshare and we will be pleased to help. If you require any information about any company you may be thinking of dealing with or just want to know how to find it, Contact us through the comments section, we will then contact you via personal email.