Feeling the weight of those annual Marriott Vacation Club maintenance fees and the ever-present question of whether you're getting enough value from your timeshare? You're not alone! Many owners find themselves in a similar boat, contemplating how to exit their Marriott Vacation Club commitment. The good news is, it is possible to get out, but it requires a strategic approach. Let's dive into a comprehensive, step-by-step guide to help you navigate this often-complex process.
How to Get Out of Marriott Vacation Club: A Comprehensive Guide
Getting out of a Marriott Vacation Club timeshare can feel like a daunting task, but with the right information and a methodical approach, you can achieve your goal. This guide will walk you through various options, from the quickest exits to more long-term strategies.
Step 1: Understand What You're Really Up Against – The "Cooling-Off" Period and Beyond
Before you do anything else, let's address the most critical and time-sensitive window you might have: the rescission period.
The Rescission (Cooling-Off) Period
Did you just sign your contract? This is your absolute best and easiest chance to get out. Most states have a legally mandated "rescission period" (also known as a "cooling-off period") during which you can cancel your timeshare contract without penalty.
How long is it? This period varies by state, typically ranging from 3 to 15 days from the date you signed the contract or received all statutory disclosure documents. For example, in Florida, it's 10 days, while in Nevada, it's 5. You need to find out the exact rescission period for your specific contract's location.
Act FAST: Time is of the essence here. If you're within this window, do not delay.
Formal Written Notice is Key: To rescind, you must send a formal written cancellation letter to Marriott Vacation Club. This letter should clearly state your intent to cancel, include your contract number, purchase date, and any other relevant identifying information.
Send via Certified Mail with Return Receipt: This is crucial for proof. Sending it via certified mail with a return receipt provides irrefutable evidence that you sent the letter and that Marriott received it within the rescission period. Keep copies of everything for your records.
If you've missed this window, don't despair! The process becomes more involved, but there are still viable paths to explore.
Step 2: Gather All Your Documents and Understand Your Ownership
Before you can formulate an exit strategy, you need to thoroughly understand what you own and what your contract entails.
Review Your Marriott Vacation Club Contract
Pull out every single document you received when you purchased your Marriott Vacation Club interest. This includes:
The Deed: If you have a deeded interest, this document is vital.
Purchase Contract Agreement: This outlines all the terms and conditions of your ownership.
Last Maintenance Fee Bill: Note down your annual maintenance fees and any outstanding balances.
Last Tax Bill: Understand the tax implications.
Any Other Assessments: Are there any special assessments you're liable for?
Membership Guide/Rules and Regulations: These often contain valuable information about program specifics, transfer policies, and potential exit routes.
Determine What You Own
Marriott Vacation Club offers various types of ownership. Knowing exactly what you have will influence your exit options.
Points-based Ownership (Marriott Vacation Club Destinations): You own an annual allotment of Club Points, which you use to book vacations.
Deeded Weeks: You own a specific week at a particular resort, often with a "floating" or "fixed" week designation.
Annual or Every-Other-Year Usage: Does your ownership grant you usage every year or every other year?
Current Standing: Are your maintenance fees paid up? Do you have any outstanding loan balances? Being in good standing often makes the exit process smoother.
Step 3: Explore Marriott's Internal Programs
Sometimes, the most direct path is to work with the developer itself. Marriott Vacation Club may have programs designed to help owners exit, especially if they are in good standing.
Contact Marriott Vacation Club Directly
Look for a "Deed-Back" or "Surrender" Program: Some timeshare companies, including Marriott, occasionally offer deed-back programs, often referred to as "Legacy Programs" or "Exit Options." These programs allow you to give your deed back to the developer, relinquishing your ownership and associated obligations.
Be Prepared: These programs often come with conditions. You might need to be fully paid off on your timeshare loan and current on all maintenance fees. They may also have a waiting list or require you to demonstrate financial hardship.
No Payout: Understand that in most deed-back scenarios, you will not be paid for your timeshare. The goal is to be released from your ongoing financial obligations.
Contact the "Owner Services" or "Exit Department": When calling, explicitly ask to speak with someone regarding "owner exit options" or "contract termination."
Keep Communications Professional and Factual: When speaking with Marriott representatives, remain calm, polite, and factual. Clearly state your desire to exit and why. Avoid emotional arguments.
Get Everything in Writing: Always insist on getting any agreements, offers, or denials in writing. Follow up phone conversations with an email summarizing what was discussed.
Step 4: Consider Selling Your Marriott Timeshare on the Resale Market
Selling your timeshare is a common route, but it's important to have realistic expectations. Timeshares often depreciate significantly in value on the resale market.
The Reality of Timeshare Resale
Low Resale Value: Unlike traditional real estate, timeshares rarely appreciate and often sell for a fraction of their original purchase price, sometimes even for $1. This is largely due to the high-pressure sales tactics and inflated initial prices.
Be Wary of Upfront Fee Scams: Never pay an upfront fee to a company promising to sell your timeshare quickly for a high price. This is a common scam. Legitimate real estate brokers specializing in timeshares will typically work on commission upon sale.
Where to List Your Timeshare for Resale
Reputable Online Marketplaces:
RedWeek.com: This is one of the largest and most reputable online marketplaces for timeshare resales and rentals. They offer direct advertising and a full-service resales program that can connect you with licensed brokers.
TUG (Timeshare Users Group): A highly respected independent resource and forum for timeshare owners. Their classifieds section is a great place to list your timeshare and connect with potential buyers. They also offer invaluable advice and community support.
Licensed Timeshare Real Estate Brokers:
Look for brokers who specialize in timeshare resales and are members of organizations like the Licensed Timeshare Resale Brokers Association (LTRBA). They can help you with pricing, marketing, and navigating the legalities of the transfer.
Marriott's Own Resale Program (if available): Marriott sometimes has a waitlist for certain properties or points packages they are willing to take back or facilitate resales for. It's worth inquiring directly with them.
Key Considerations for Selling
Pricing: Research comparable listings on RedWeek or TUG to set a realistic price. Be prepared to accept a significant loss.
Right of First Refusal (ROFR): Marriott often retains a "Right of First Refusal." This means if you find a buyer, Marriott has the option to buy back the timeshare at the same terms offered by your buyer before the sale can be finalized. This can sometimes lead to them taking it back, or it can delay the process.
Closing Costs and Fees: Factor in closing costs, transfer fees, and potential broker commissions.
Step 5: Explore Other Exit Avenues
If direct negotiation or selling doesn't work, there are other paths to consider.
Gifting or Donating Your Timeshare
To a Friend or Family Member: If you have someone who genuinely wants the timeshare and understands the ongoing financial obligations (maintenance fees, etc.), you can gift it to them. Ensure they are fully aware of what they are taking on.
To a Charity: Some charities may accept timeshare donations, but this is rare and usually only for high-value, fully paid-off timeshares with low maintenance fees. Research thoroughly and ensure the charity is legitimate and truly accepts timeshares. Do not expect a significant tax write-off.
Timeshare Exit/Cancellation Companies
Proceed with Extreme Caution: This is a highly controversial industry rife with scams. While some legitimate legal firms specialize in timeshare exits, many companies operate with predatory practices, charging exorbitant upfront fees and delivering little to no results.
Red Flags to Watch For:
Guaranteed Exit: No legitimate company can guarantee an exit.
Upfront Fees: Be extremely wary of companies demanding large upfront payments before any work is done.
Instructions to Stop Paying: Never follow advice to stop paying your maintenance fees or mortgage without consulting an independent attorney first, as this can severely damage your credit.
Aggressive Sales Tactics: Similar to timeshare sales, these companies can use high-pressure tactics.
Reputable Legal Counsel: If you consider this route, seek out a licensed attorney specializing in timeshare law. They can evaluate your contract, advise on legal strategies (such as challenging the contract based on misrepresentation), and represent you.
Look for attorneys with a strong track record and good standing with the bar association.
Check reviews on independent sites like the Better Business Bureau (BBB), but be aware that even these can be manipulated.
Strategic Default (Last Resort - High Risk)
Not Recommended without Legal Advice: This involves intentionally stopping your payments (mortgage, maintenance fees). This should only be considered as a last resort and after consulting with an independent attorney.
Severe Credit Impact: Stopping payments will severely damage your credit score and can lead to foreclosure, collections, and legal action from Marriott Vacation Club.
Potential for Lawsuits: Marriott Vacation Club may pursue legal action to recover unpaid dues.
Understand the Ramifications: This is a risky strategy with long-lasting negative consequences.
Step 6: Document Everything and Be Persistent
Regardless of the path you choose, meticulous record-keeping is vital.
Keep Copies of All Correspondence: Every letter, email, certified mail receipt, and note from phone calls.
Log All Interactions: Date, time, who you spoke with, and what was discussed.
Be Persistent but Polite: Getting out of a timeshare can take time and effort. Don't give up, but maintain a respectful demeanor in your communications.
Frequently Asked Questions (FAQs)
Here are 10 related FAQ questions, all starting with "How to," with quick answers:
How to: How to tell if my Marriott Vacation Club contract is eligible for rescission?
Quick Answer: Review your original purchase contract and look for a "notice of cancellation" or "right to rescind" clause. The specific timeframe (e.g., 3, 5, 7, 10 days) and instructions for formal notification will be clearly stated. Act immediately if you're within this window.
How to: How to contact Marriott Vacation Club's exit department?
Quick Answer: Call Marriott Vacation Club Owner Services (the number is usually on your billing statements or their official website). When you connect, specifically ask to speak with the "Owner Assistance" or "Legacy/Exit Program" department.
How to: How to avoid timeshare exit scams?
Quick Answer: Never pay large upfront fees to a company promising a guaranteed exit. Be skeptical of unsolicited calls or emails. Research companies thoroughly on independent sites, look for licensed attorneys, and always get everything in writing.
How to: How to determine the resale value of my Marriott timeshare?
Quick Answer: Check reputable online marketplaces like RedWeek.com and TUG (Timeshare Users Group) for similar Marriott Vacation Club properties or points packages that have recently sold. Be prepared for the value to be significantly lower than your purchase price.
How to: How to legally transfer my Marriott timeshare to another person?
Quick Answer: You'll typically need a new deed (if deeded ownership), a sales agreement (even if for $0), and you must follow Marriott Vacation Club's specific transfer procedures, which often involve a transfer fee and their Right of First Refusal process. It's advisable to use a licensed timeshare resale broker or attorney for a smooth transfer.
How to: How to deal with Marriott's Right of First Refusal (ROFR) when selling?
Quick Answer: If you find a buyer, Marriott has the right to step in and buy the timeshare themselves under the same terms. You (or your broker) will submit the proposed sale contract to Marriott, and they will exercise their ROFR or waive it, allowing your sale to proceed.
How to: How to stop paying Marriott Vacation Club maintenance fees without ruining my credit?
Quick Answer: This is extremely difficult, as stopping payments will almost certainly impact your credit. The safest way is to formally exit your contract through a deed-back, resale, or legal termination before ceasing payments. Consult with an independent attorney before considering stopping payments.
How to: How to rent out my Marriott timeshare to offset costs?
Quick Answer: You can list your Marriott timeshare on platforms like RedWeek.com, VRBO, or Airbnb (check MVC's specific rental policies first). Be aware of any guest certificate fees or restrictions Marriott might impose on third-party rentals.
How to: How to find a legitimate timeshare attorney for Marriott Vacation Club exit?
Quick Answer: Look for attorneys specializing in consumer protection or real estate law with specific experience in timeshare contract termination. Check their bar association standing and client reviews on independent legal directories. Avoid those who solicit you directly or charge excessive upfront fees.
How to: How to prepare for a conversation with Marriott Vacation Club about exiting?
Quick Answer: Have all your contract details ready. Clearly state your objective (to exit ownership). Be polite but firm. Focus on facts and avoid emotional language. Ask about all available exit programs. Crucially, ask for everything in writing and do not agree to anything on the phone without reviewing it first.
