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<b>Timeshare Consumer Advisor</b> - Advising Timeshare Owners On Their Options
Timeshare

How much does a time share actually cost?

 

Today we are all aware of how over rated timeshares are. So many promises are made at the point of purchase.  Ffew (very few) of those promises are met. Irrespective of this, it does not mean you can’t have a good time owning a timeshare. Sadly, only a poor number of timeshare owners enjoy their timeshare.

One of the most asked questions about timeshares is: How much a timeshare actually costs?

In 1990 a great timeshare costwas approximately $10,000 – $16,000, with an average annual maintenance fee of $250 – $500. The buyer things that bulk of the cost of a time timeshare comes at the initial stage of purchase. The accumulated cost (annual cost of maintenance- which is prone it increase) turns out to be more expensive than the initial cost.  Today, the average maintenance fee amount is $850 -$1000.   The average increase in maintenance fees is 10% to 12% per year.    When purchasing a timeshare, your contract specifies the duration of your ownership. In most cases, it is in perpetuity.  That means that your estate is responsible, even after your death.      Taking all that into account, the average timeshare owner could be paying over $100,000 in maintenance fees for the duration of their life.

In recent times, the cost of a timeshare ranges from $20,000 to as much as $100,000.  Ut akk depends on the type of contract. As buyers, we are often shown the largest unit, with the best view, with the most luxurious amenities.   It gets the buyer thinking that all the units are the same.   This is not the case.   These showroom units are often the most expensive.  When a buyer cannot afford the most expensive, a lesser unit for a lower price is offered.  Of course, the buyer never gets to see what is actually on the deed and contract.    Instead of the $100,000 unit, the buyer gets a deal at $20,000.   What the buyer does on know is that the lower priced unit is much smaller, has modest furnishings, sometimes is located at a different resort completely, and does not have the view.   The buyer is left disappointed.  

 For more comfortable units the initial cost should be in the range of 320,000 and above. The annual maintenance fee which the follows, has an average of $700 – $800 for one bedroom and $850 – $1000 for a two bedroom unit. The larger unit, the more expensive it will be. You must remember that prices are also affected by week of purchase, location of resort, quality of resort and size of resort.  Simply put, the more comfortable and beautiful the resort, the more expensive it is.

One of the side attractions of a timeshare is the promise of being able to transfer from one location to another, so you can tour round the world with the pay of one timeshare. All this heart melting goodies come at a price. It is said that the average cost for vacation exchange is $100 – $250.  Other resorts have other plans and mode of approach when it comes to timeshare exchange.

When you are done with timeshare and all the troubles attached to the timeshare, most people opt for sale of their timeshare unit. The reality of it is timeshares cannot be sold as easy as they are bought. The owner would most likely pay the closing costs, and usually needs to prepay some maintenance fees.  These incentives can cost thousands of dollars to the seller, with nothing in return.   It is important to note, that very few timeshares sell on the secondary market.    .

 Resale of timeshare can be a bit difficult. The unit acquired is usually sold at a loss. A terrible loss. R

If you are looking to get out of your timeshare, a team of professionals who understand the legal process are available to help you. TS Elimination can help you with your timeshare.   (www.tselimination.com) (888-559-5660)

 

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Uncategorised

How to exit your timeshare obligation

 

The greatest misconception most timeshare owners have is that their timeshare contract is a lifetime one. This is not true. Timeshare developers do not really want people to know how to exit their timeshare because their business model depends on keeping owners and their families in the system. Here are a few tips to getting rid of your timeshare.

  1. Renting out the timeshare

This does not exactly get you out of the contract but at least it help in sharing the financial burden. Renting is a good idea but it has its own setbacks. Most resorts have renting restrictions.  Many Resorts are actively renting out available inventory.  This means, you are competing with the resort to find interested renters.    Many times the resort where your timeshare is located would have many empty timeshares available for rent; this depresses the rental rate, since the resort is more interested in filling the units than getting premium rental amounts. 

  1. Donate it

The responsibilities attached to a timeshare can be overwhelming. Many owners think they can donate the ownership.  Unfortunately, charities will not accept them.  The problem is that your timeshare has an annual maintenance fee.  The charities do not want to pay the fees.    You may be able to donate your paid for week to a charity for their use.  Of course, this does not help you get rid of the ownership and future fees.  Donating a timeshare is not an effective strategy

  1. Pay someone to get you out of the timeshare.

This is called a transfer. A timeshare owner simply pays someone to take over their timeshare and its responsibility. The individual would then continue the payment of the annual maintenance fee while the original owner of the timeshare is relieved of the burden. It’s a very simple approach to it.   It is important that you work with a company that has experience.   Speak to the experts at TS Elimination for help.   (888-559-5660  or   www.tselimination.com)   They have a great track record.

  1. Return it to the resort

Most resorts will not take back the timeshare.   Their business model is to sell out timeshare resorts, then collect the maintenance fees in perpetuity.    The more resorts they sell out, the more maintenance fees they can collect.  It is not in the resorts best interest to take back the ownership.  The resorts do not want to pay the fees.     Regardless what you were told when you bought the timeshare, the resort in most cases are not interested in taking back the timeshare.

  1. Sell it

Most owners wish they could sell the timeshare. When you purchased your timeshare you may have been told that someday you can easily sell your timeshare.    The honest truth is it is not easy to sell a timeshare.   There are few buyers on the secondary market.   Most people do not know where to start.   Some check with family and friends.   When those close do not want to pay for the timeshare, owners will try a listing company.   Beware, the listing companies are not very successful.  At most, 3% of timeshares listed ever sell.  A quicker way out is by using a transfer company.

If you need professional help in terminating your timeshare contract, you can contact TS Elimination, LLC.    (888-559-5660  or   www.tselimination.com)  

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Timeshare

How timeshare point system works.

 

Over the years timeshare management has taken different turns. It is a little more complicated than it is meant to be. When you wish to purchase a timeshare, proper research must be done so you have a clear understanding of the commitment you are making.

Timeshare sales persons might not explain fully to you how the point system works. Or maybe you just don’t understand how it works.  This article would shed a little more light on how resorts and vacation club use the point system for their timeshares.

The point system can get really confusing. This is because it does not have a particular way in which it runs. Different resorts and vacation clubs have different ways of running their point systems. Vacation clubs have points values which they use as currencies.  Different vacation clubs have different point values and how they are used.

A point system or club system consist of a number of timeshare resorts and hotels that have grouped together to provide a range of accommodation in different location around the world. Every resort that joins the point system has it weeks valued and expressed in common currency (point system).  These timeshare points are purchased. They can also be sold. Points are obtained according to holiday needs and value of unit desired. A points system is more flexible. Each share owner has a certain number of points that can be used for different types of accommodations at different times of the year. If you want a large suite at peak tourist season, it might cost you more points than a small hotel room during the slow season. This allows owners to alter their vacation plans from year to year, although early booking is still a good idea.

 A misconception people have about points is that you don’t have a deeded property. This is not true. You can have what is called an undivided interest which means you share the overall property with everyone else who owns a property at the resort you are a part of. If you own a particular unit, you share ownership with everyone who has every other week in that year for that unit only. So, an undivided interest is the same as a deeded timeshare except on a broader scale.

Say a one bedroom takes 100,000 each week (12,000 each weeknight and 20,000 each weekend night). A two bedroom takes 140,000 for the week (18,000 each weeknight and 25,000 for each weekend night). You have a choice of how many points you wish to purchase. But they will only go so far in this type of system. If you own 280,000 points, you can get two whole weeks in a two bedroom each year. Or you can get a one bedroom for a week, plus two 5 day excursions taking only weekdays in a one bedroom, plus have 60,000 points still left over for a weekend and another night. If you go during less than peak times, your points go even further because the same units go for far less points per night..

Points systems do have some potential disadvantages. If you wish to reserve a high demand period ( e.g. Christmas, President’s week), you need to call on the earliest possible date. You need to confirm at some resort from which you own points 13 months in advance. All others must wait until the 10 month opening reservation date, and by then the week you want may be unavailable.

The points must be paid for and used in the year received, or otherwise deposited with one of the exchange companies, thus incurring additional fees and rules governing usage.

There are many Points-based systems including Marriott, Starwood, RCI, Hilton, Disney, Interval International, Diamond, Wyndham, Worldmark, Royal Holiday Club, etc… Each has their own distinct rules, fees, options, etc…The learning curve can be steep! Sometimes the Customer Service representatives of the program don’t even know the rules, and can give you contradictory or misleading or just plain false information. And if/when you finally learn, some companies can and do change the rules.

Points based systems may not allow you to rent out the weeks or nights you have reserved. You may obtain “guest certificates” (usually for a fee of $49. to $59.) but in many cases their rules forbid you to do so for profit. People who have posted rental ads on web sites have been “caught” and have had the week cancelled. This can result in a lawsuit from the renter who does not get to use the week agreed upon.

If you need help leaving the complex world of timeshare, contact the experts at TS Elimiantion, LLC at 888-559-5660 (www.tselimination.com)

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Timeshare

What happens if I stop paying for my timeshare?

 

If you own a timeshare and you are really frustrated about it, I am pretty sure that the thought of not paying for your timeshare must have crossed your mind. As good as this might sound, it is not the best or cheapest way to get rid of your timeshare. (see below for options) 


Deciding to stop your timeshare payment can result to a court case. Imagine how messy that would be.

When you stop paying for your timeshare you would get collection letters to remind you about your payment. After the 4th letter the case becomes way more complex than you would be comfortable with. It is important to remember, most timeshares are in perpetuity.   This means that just because you stop paying, your obligations to pay do not stop.    When your account is delinquent you cannot sell, rent, donate, gift or get rid of the timeshare in anyway. You would be stuck with the timeshare and all its responsibilities until you clear and settle the financial delinquency with your timeshare management company.

What exactly happens when you stop paying for your timeshare? 

Different things can actually occur.

If you reach some sort of legal agreement with the resort, the timeshare developer may opt to auction your timeshare.  The problem with this is that there are no buyers to bid in the auction.   Timeshares are being auctioned on ebay for $1 and less, with the seller paying transfer costs and future maintenance fees.  It is for this reason, that most resorts do not even bother with this option.   They just continue collection efforts.  

If the timeshare development is a ‘high end’ resort (only 5 resorts fit into this category.  Most timeshares are not ‘high end’) then the resort management may be successful auctioning off the deficient unit.   The previous owner would then be responsible for the deficiency.   You would pay what is left of the debt on the timeshare. This however does not happen without the involvement of lawyers. Those lawyers all charge fees, which gets added into the deficiency judgement.    This option is not as easy as it seems on the surface.  Often, you are left owing more than the original debt. 

The ugliest path this decision can take is when the court gets involved; depending on where your resort is located the management may pursue action of foreclosure. This can be expensive as you would end up paying the funds you owe, attorney fees, court costs, document filing costs and every other cost that may be attached to it.

We would advise that you get rid of the timeshare in a less stressful and less expensive way. Getting involved with the court can get really ugly and even affect future financial decisions. There are so many ways to get rid of your timeshare without getting in trouble with the law.

There are many companies that have easier, and more cost effective solutions.   TS Elimination (www.tselimination.com)  helps timeshare owners get out of their timeshare.   Contact TS Elimination, llc (888-559-5660) for help if you need to get out of your timeshare.

 

 

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Timeshare

What they don’t tell you about timeshare

While you are busy soaking up what the timeshare salesperson is saying to you, you should consider all of this as well. I am very sure most of these things skipped his mind while he was talking to you. We have taken our time to ensure that this information gets to you before you buy that timeshare.  We don’t want you to make a mistake for your family.

  1. Timeshares are not actual investments

I know this is such a bummer because the salesperson must have made statements such as “lifetime investment”. An investment is supposed to appreciate in value and most importantly bring in income. A timeshare does not do that, in fact it does the exact opposite of that. It gradually becomes one of the worse liabilities one can own.

  1. Risks of default payment

Did the sales person mention to you that you cannot afford to miss your payment?   Most timeshares require large upfront down payments, with ongoing mortgage payments.    Some think that if you default on the mortgage, that the resort will take back the timeshare.    Unfortunately, timeshares do not have value like regular real estate.    The resorts do not want to take back the liability.    There are all sorts of reasons for this, but what is important is that you cannot just dump a timeshare by stopping paying.  Stopping payment triggers a list of collection activities that are never ending.    For most, their credit is important, and when you stop paying on the liability, your credit can be trashed.   It pretty much affects you as an individual and your future plans. Why take such risks over a property you cannot even claim to be yours?

  1. You share the loss too

If you get your timeshare based on a deeded contract what your sales person would not tell you is when natural disasters occur, you alongside the 51 other owners of the unit and 1000’s of others in the development  would share in the loss. This simply means if the company has to rebuild the property you would have to pay more money to build it.  This is called a Special Assessment.  And remember this is not really your property. You don’t own the whole building, just a week of time in one unit…but you still share in the loss.     Historically, these special assessments can be $1000 to $5000 per occurrence.  

  1. Almost impossible to trade

One thing that attracts a lot of people to timeshare is the idea of trading a place with another. Well that is because that is what you were told. What they fail to tell you is the fact that this trade is near impossible. You would apply for the trade and pay extra money for the trade which at the end of the day (most of the time) does not happen. Remember, there are limited A+ and five star resorts, in A+ and five star locations.    Remember, everyone wants to go to the best places during peak season.    Not everyone can go at the same time.    Also, if your resort rents units, it is possible they have already rented out the premium units at the premium times.    You are then stuck with the same vacation location which you are already bored of. What’s the point then?

  1. Travel costs are not included

Yes. I’m so sure you did not think about this. Or you were probably told you can use your timeshare point to sort out travel expenses. News flash, even those points cost money. That timeshare in Mexico or Europe looked so good and seemed like the best deal but I’m pretty sure you did not think of the cost to transport the whole family there. Timeshare sells the idea of a place to you no matter what part of the world it is located but they do not tell you that you have to transport yourself there. The ridiculous maintenance fee does not cover your transport cost. Why pay so much for a timeshare then?

one thing we know is that these salespersons never tell you that getting out of a time share can prove to be near impossible. it is one of the most frustrating liability you can own. the maintenance fee never drops but rather keeps going up and you would always want out. 
we have also helped you search our liable firms and timeshare elimination firms that can help you. check out tselimination.com and tsgetout.com for a easy and convenient way out.

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Timeshare

Timeshare vs. hotel

The best feeling you can have is the feel of home in different parts of the world. Just knowing you can travel to another country or continent and still have all the luxury you want and  maybe even more than you visualized getting, becoming part of a community, being identified and accepted as a part of another culture even if you really are not can be really exciting. It seems to be the best vacation plan one can make. How do you make these plans and conveniently execute them?

The biggest vacation question in our time is the question of timeshare vs. hotel. The idea of timeshare can be really tempting, knowing you can switch your timeshare for another location is the deal of the century. It seems to be giving you the opportunity to travel the world and explore. But is it as easy as these timeshare firms make it seem?
Vacation ownership is intriguing. Anyone who is spoken to about it would love to hop on it immediately, but we all know it’s not as rosy as it sounds. People who own timeshares want to get out of it and would gladly pick a hotel over a timeshare any day.

What does timeshare offer for vacation?

The average vacation owner would offer a unit at a resort or an attractive location for what seems to be a reasonable price. These apartments come with a room, a sitting room, dining area, kitchen, bathroom and toilet. If you wish for more rooms it can be arranged. Also the level of luxury you wish to enjoy can be provided for you. To most families on a budget this is a very attractive offer. Knowing they can cook most of their meals in the resort and save the extra money to do other activities is appealing. But do we really want to cook our meals during a vacation? You must also put into consideration the fact that for every timeshare exchange there is an additional fee attached to it apart from the original maintenance fee being paid. A situation where a family cannot afford the additional cost means that they would be stuck with the same vacation location for years. Is this really worth it?  Or, if the exchange is not available  then you can be stuck with limited options.

 

What do hotels have to offer?

Hotels have been underestimated since the outburst of vacation ownership. We must always remember that whatever your budget is, there is a hotel for you. Hotels do not have as much hidden charges as timeshares. You are free to travel to any part of the world without having to worry about the availability of a timeshare to exchange with. Hotels do not offer kitchen services because majorities do not intend to cook during their vacations. Another important thing to consider when picking between a timeshare and a hotel is their availability at the last minute. When you have an emergency situation or a last minute booking, hotels are always open and can easily be booked. You cannot book a timeshare at the minute. It is not a last minute thing (Although, many resorts are now renting their unused inventory.  You can find great deals at  PinnacleGetaways.com   Many people can find timeshares for less than their annual maintenance fees) 

Deciding between the vacation ownersip and a hotel is tricky. Everything that goes into a vacation ownership must be put into consideration. Timeshares are not as straight forward as hotels are. There are also not as many restrictions and rules in hotels as there are in timeshares.

All these must be put into consideration while picking between a timeshare and a hotel.

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Timeshare

DEEDED VS NON DEEDED TIMESHARES

 

Vacation ownership, or timeshare,  as it is popularly known is maketed as the opportunity to live in different parts of the world with the best tourist attractions and experiences. As many people who have purchased timeshares have discovered, what they were told at the time of purchase, has not necessarily come true.

 

Timeshare which started when families came together to share a vacation space to cut down costs.  The idea was to maximize the use of these properties during the holidays and build family traditions.  Over time, it has evolved to become one of the largest niche under the real estate business.

 

As simple and easy as timeshare seems it can be complicated. There are different types of timeshare, and different forms in which timeshare can be purchased.  The major forms of owning a timeshare is the deeded and non-deeded timeshare. The actual difference between these two is one gives full ownership of a timeshare while the other does not.

 

Deeded timeshare

This is also known as the traditional timeshare or the traditional form of timeshare. This is because when timeshare came into existence, properties were bought and owned as actual real estate’s properties. The idea of splitting the bill of the property and taking away the stress of managing vacation properties all came as modifications to timeshare as it evolved. Deeded ownership is legally owning the usage rights of a timeshare property. This means all the risks, costs and setbacks that come with owning an actual property become timeshare owners’ collective responsibility. The deeded form of owning a timeshare makes owners’ feel that they own something of value (not in reality). The deeded ownership simply means you can lease, share, sell, will and exchange your allotted time (Although, the resorts have been adding restrictions on what would be typical ownership rights, through their power as the management company). Owning a deeded property does not imply that you have the timeshare at your full disposal, it simply means you own the property in a real  property legal structure for the time period agreed upon (maybe a week, two weeks, a month, etc.) by the owner and the agency. This form of timeshare involves a lot more legal agreement and documentation than any other form of timeshare.

 

Non-deeded timeshare

It is commonly known as the right to use timeshare. This is not the total opposite of the deeded timeshare.   In this form of timeshare you own the timeshare for an agreed period (e.g. 20 years, 25 years, a decade, etc.). Here the contract is not a life time one, it is limited compared to the deeded contract. The contract also expires, or may be renewed (if allowed in the contract). In some cases, tt is less expensive than the deeded timeshare but at the same time the timeshare owner does not exactly have a say on his property (i.e. what he may and may not do with it).  The owner may not  lease or sell his timeshare, depending on the contract restricitons.

 

Ownership of this timeshare is more like a club membership where you own the timeshare for a specific period in the year. You have no legal document of actual ownership.  Non-Deeded timeshares are a timeshare company or deeded owner giving you the license to use their property for a period of time.

 

In the United States, most of the timeshare contracts are deeded.   The resort developers highest priority is to continue collecting maintenance fees in perpetuity.    This provides a legal requirement for the deed to flow with the estate at the time of the owner’s death.    One can see how this would be more beneficial to the resort.  They do not need to remarket the timeshare, nor be responsible for finding a new owner.   All they need to do is look to collect fees from the next generation.

 

Also in countries such as Mexico where owning actual real estate properties can be quite tedious and legally stressful, the idea of a right to use timeshare still gives one the feel of an owned property at the vacation space of their choice.

 

Before purchasing a timeshare, one must ensure total understanding of the various types of timeshare and the legal standing in the country or region of their choice.

 

 

 

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