Have you found yourself in a situation where your Marriott timeshare, once a dream of endless vacations, has become a financial burden or simply doesn't fit your lifestyle anymore? You're not alone. Many timeshare owners reach a point where they consider how to divest themselves of this commitment. The good news is, while it can be a complex process, there are indeed ways to get rid of your Marriott timeshare. This comprehensive guide will walk you through the various options, offering a clear, step-by-step approach to help you navigate this often challenging journey.
Understanding the Marriott Timeshare Landscape
Before diving into the "how-to," it's crucial to understand what you own. Marriott Vacation Club offers different types of ownership, primarily:
Legacy Weeks: This is the traditional timeshare model where you own a specific week at a specific resort unit.
Marriott Vacation Club Destinations Points: This is a more flexible points-based system where you receive an annual allotment of points that can be redeemed for stays at various Marriott Vacation Club resorts, cruises, or other travel experiences.
Knowing your specific ownership type will be paramount in determining the most effective exit strategy.
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| How Do I Get Rid Of My Marriott Timeshare |
Step 1: Assess Your Situation and Gather Documentation
Before you do anything, take a deep breath. Getting rid of a timeshare requires a clear head and an organized approach.
1.1: Locate Your Marriott Timeshare Contract and Deeds
This is your Bible for the entire process. Dig out every piece of paperwork related to your timeshare:
Original Purchase Agreement: This document outlines the terms of your purchase, including the price, unit week (if applicable), and any specific clauses related to cancellation or resale.
Deed (for deeded ownership): If you have a deeded timeshare, this legally transfers ownership to you.
Loan Documents: If you financed your timeshare, gather all loan agreements and payment schedules.
Maintenance Fee Statements: These will show your current financial obligations and payment history.
Correspondence with Marriott Vacation Club: Any letters, emails, or notes from phone calls with Marriott representatives.
The more information you have, the better equipped you'll be.
1.2: Determine Your Financial Standing
Are you current on your maintenance fees and loan payments? Or are you behind? Your financial standing significantly impacts your options.
Paid Off: If your timeshare is fully paid off and you have no outstanding loan, you have more flexibility.
Outstanding Loan: If you still owe money on your timeshare loan, this complicates matters, as you'll need to address this debt.
Delinquent on Fees: Being behind on maintenance fees can make it harder to sell or get the resort to accept a "deed-back."
Step 2: Explore Direct Options with Marriott Vacation Club
Tip: Watch for summary phrases — they give the gist.
Believe it or not, sometimes the most direct route is the best. Marriott Vacation Club has programs designed to help owners who wish to exit their timeshare.
2.1: The "Rescission Period" (For Recent Purchases Only)
This is your golden ticket if you just bought the timeshare! Most states have a "rescission period" or "cooling-off period" during which you can legally cancel your timeshare contract without penalty.
How long is it? This period typically ranges from 3 to 15 days, depending on the state where you purchased the timeshare.
Action Required: If you are within this window, you must send a formal, written cancellation letter to Marriott Vacation Club via certified mail with a return receipt requested. Ensure the letter clearly states your intent to cancel and includes your contract details. Time is of the essence here.
2.2: Marriott's "Responsible Exit" Program
Marriott Vacation Club (and its affiliated brands like Sheraton Vacation Club and Westin Vacation Club) has a "Responsible Exit" program designed to assist owners. This is often the first and best place to start if the rescission period has passed.
Contact Them Directly: Reach out to Marriott Vacation Club's Exit Services Team. You can usually find their contact information on your statements or on their official website (look for "Responsible Exit" or "Owner Services").
Be Prepared to Explain Your Situation: While they may not advertise a formal "deed-back" program widely, many major developers do have internal processes for accepting timeshares back, especially if you're current on your fees and the timeshare is paid off. Explain your reasons for wanting to exit (e.g., financial hardship, inability to travel, health issues).
Inquire About "Deed-in-Lieu of Foreclosure" or "Deed-Back" Options: This is where you essentially give the timeshare back to Marriott. They may or may not agree, and conditions often apply (e.g., being current on all fees and loans). This is generally preferable to foreclosure.
Negotiate (Respectfully): While it's not a guarantee, a polite and factual approach can sometimes yield results. They may offer a settlement or guide you through their specific exit process. Remember to keep all communications in writing.
Step 3: Explore Resale Options (Selling Your Timeshare)
Selling your timeshare on the resale market is a common approach, but it comes with its own set of challenges. Be realistic about the value. Most timeshares sell for significantly less than their original purchase price.
3.1: Attempting a "Do-It-Yourself" Sale
If you're comfortable with the process, you can try to sell your timeshare yourself.
Online Marketplaces: Websites like RedWeek.com and TUG2.com (Timeshare Users Group) are popular platforms for listing timeshares for sale.
Price it Realistically: Research comparable Marriott timeshares that have actually sold (not just listed) to set a competitive price. You might even consider listing it for a nominal fee (e.g., $1) if your primary goal is simply to get rid of the ongoing maintenance fees.
Prepare for Paperwork: If you find a buyer, you'll need to handle the sales contract, transfer of deed, escrow, and ensure all necessary documentation is submitted to Marriott Vacation Club for the title change. Be aware of Marriott's Right of First Refusal (ROFR), which means they may have the option to purchase the timeshare back before you can sell it to a third party.
3.2: Working with a Licensed Timeshare Resale Broker
For a more streamlined process, consider engaging a licensed timeshare resale broker.
Tip: Pause whenever something stands out.
Look for Reputable Brokers: Search for brokers who specialize in timeshare resales and are members of organizations like the Licensed Timeshare Resale Brokers Association (LTRBA).
Avoid Upfront Fees: A major red flag is any company that asks for large upfront listing fees. Legitimate brokers typically work on commission, meaning they get paid only when your timeshare sells.
Understand Their Services: A good broker will help you determine a fair market value, list your timeshare, handle negotiations, and guide you through the closing process.
Marriott's Internal Resale Program: Marriott may also have an internal resale program or a waitlist for certain properties. It's worth inquiring about this, though they prioritize selling new ownerships.
Step 4: Consider Timeshare Exit Companies or Legal Assistance
If direct negotiations with Marriott or resale attempts haven't worked, or if your situation is particularly complex (e.g., you believe you were a victim of misrepresentation or fraud), a timeshare exit company or attorney might be an option. Proceed with extreme caution in this area.
4.1: Engaging a Timeshare Exit Company
These companies claim to help owners cancel their timeshare contracts.
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Do Your Due Diligence: The timeshare exit industry has unfortunately been plagued by scams. Before engaging any company, thoroughly research their reputation.
Check BBB Accreditation and Reviews: Look at their ratings and read customer reviews on the Better Business Bureau (BBB) website and other reputable platforms like Trustpilot.
Avoid Upfront Fees: Again, never pay large upfront fees with a guarantee of cancellation. Reputable companies may charge fees, but they should be transparent and tied to results.
Understand Their Process: Ask detailed questions about their methods. Do they use legal means? Do they advise you to stop paying? (Be aware that stopping payments can negatively impact your credit.)
What they might do: Timeshare exit companies often try to leverage legal arguments (e.g., misrepresentation during the sale) or negotiate directly with the developer on your behalf.
4.2: Consulting a Timeshare Attorney
For complex cases, especially those involving fraud, misrepresentation, or significant debt, a specialized timeshare attorney can provide invaluable legal advice and representation.
Legal Expertise: An attorney has a fiduciary duty to act in your best interest and can assess the legality of your contract.
Litigation Option: If warranted, an attorney can pursue litigation against the timeshare developer.
Understanding Consequences: They can advise you on the legal and financial implications of various exit strategies, including the potential impact of stopping payments.
Finding a Reputable Attorney: Look for attorneys who specialize in timeshare law and have a proven track record. Many offer free initial consultations.
Step 5: Last Resort Options (with Potential Consequences)
These options should be considered only after exhausting all other avenues, as they carry significant risks.
5.1: Deeding Back to the Resort (If Marriott Offers It)
As mentioned in Step 2, a "deed-back" or "deed-in-lieu of foreclosure" is when you voluntarily transfer the deed back to the timeshare company. Marriott may offer this, particularly if the timeshare is paid off and you are current on fees.
Benefits: It provides a clean break from your ownership and future obligations.
Conditions: Resorts are not obligated to accept deed-backs, especially if you owe money or are delinquent on fees. They may also charge a fee for the transfer.
Tip: Skim once, study twice.
5.2: Allowing Foreclosure (High Risk)
This is generally considered a last resort and can have severe consequences for your credit score.
How it works: You intentionally stop paying your timeshare mortgage or maintenance fees, leading the timeshare company to foreclose on the property.
Credit Impact: Foreclosure will negatively impact your credit score for several years, making it difficult to obtain loans, mortgages, or even rent apartments.
Potential for Deficiency Judgments: In some states, the timeshare company could pursue a "deficiency judgment" against you for the remaining balance of the loan after the foreclosure sale.
Collection Efforts: You may also face aggressive collection efforts from the timeshare company or their debt collectors.
It is highly recommended to consult with a legal professional before considering this option.
Frequently Asked Questions (FAQs)
How to I know if I'm still in my Marriott timeshare rescission period?
Check your original purchase contract. The rescission period, typically 3 to 15 days, is legally mandated and should be clearly stated within the contract documents you signed at the time of purchase.
How to contact Marriott's "Responsible Exit" program?
You can usually find contact information for Marriott Vacation Club's "Exit Services Team" or "Responsible Exit" program on your annual maintenance fee statements, their official Marriott Vacation Club website, or by calling their general owner services number.
How to sell my Marriott timeshare on the resale market effectively?
To sell effectively, research actual sold prices (not just listed prices) on reputable timeshare resale marketplaces like RedWeek.com or TUG2.com. Be prepared to price it significantly lower than what you paid, and consider engaging a licensed timeshare resale broker who works on commission.
How to avoid timeshare exit scams?
Tip: Read carefully — skimming skips meaning.
Be extremely wary of any timeshare exit company that demands large upfront fees with guaranteed cancellation, uses high-pressure sales tactics, or advises you to stop paying your timeshare obligations without clear legal counsel. Always check their BBB rating and reviews.
How to find a reputable timeshare attorney?
Look for attorneys who specialize specifically in timeshare law. Search for law firms with strong client reviews and a track record of success in timeshare cancellation cases. Many offer free initial consultations to discuss your options.
How to deal with Marriott's Right of First Refusal (ROFR) when selling?
If you find a buyer, Marriott Vacation Club typically has the "Right of First Refusal" to purchase the timeshare back at the same terms as your buyer's offer. This means they can step in and buy it themselves, or decline, allowing your sale to proceed. Your broker or a closing company will handle this process.
How to give my Marriott timeshare back to the resort?
This is often referred to as a "deed-back" or "deed-in-lieu of foreclosure." You'll need to contact Marriott Vacation Club directly and inquire if they have a program for accepting timeshares back, especially if yours is paid off and current on fees.
How to mitigate credit score damage if I stop paying my timeshare?
Stopping payments on a timeshare loan or maintenance fees can severely damage your credit. While some timeshare exit companies may advise this, it's a risky strategy. If you're considering it, consult with a timeshare attorney to understand the potential consequences and explore alternatives.
How to determine the value of my Marriott timeshare on the resale market?
The resale value of timeshares is often very low, typically a fraction of the original purchase price. Factors like resort popularity, unit size, fixed versus floating week, and annual versus biennial usage can influence the price. Check recent sold listings on dedicated timeshare resale websites to get a realistic estimate.
How to get out of a Marriott timeshare if I'm facing financial hardship?
Contact Marriott Vacation Club's "Responsible Exit" team directly and explain your financial situation. They may be more willing to work with you on a solution, such as a deed-back, if you can demonstrate genuine hardship and are proactively seeking a resolution.
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