Getting out of a timeshare is notoriously difficult by design. Options depend on timing: during the rescission (cooling-off) period, cancellation is simple and penalty-free.
10 steps across 2 sections
1. During the Rescission Period (Best Outcome)
- Act immediately — Most states provide a 3-15 day cooling-off period after purchase. Check your contract and state law for the exact deadline.
- Send a cancellation letter — Write a clear cancellation letter including your name, contract number, date of purchase, and a statement that you are exercising your right to rescind.
- Send by certified mail with return receipt — Mail to the address specified in the contract for cancellation notices. Keep a copy of everything.
- Confirm cancellation — Follow up to confirm the developer received your letter and is processing the cancellation.
2. After the Rescission Period
- Contact the resort directly — Ask about deed-back, surrender, or exit programs. Some major developers (Wyndham, Marriott, Hilton) have formal programs, especially if your timeshare is paid off and ...
- Review your contract for grounds to cancel — Look for misrepresentations during the sales presentation, unfulfilled promises, or contract violations. High-pressure sales tactics may constitute frau...
- Consult a timeshare attorney — An attorney specializing in timeshare law can review your contract for legal grounds to exit (fraud, misrepresentation, breach of contract). Many offer free consultat...
- Explore resale — List on legitimate resale sites (RedWeek, Timeshare Users Group). Be realistic — most timeshares resell for a fraction of the purchase price, and many have no resale value.
- Consider donation — Some charities accept timeshare donations (check if they are a legitimate 501(c)(3)). You may get a small tax deduction, but it eliminates ongoing fees.
- Negotiate with the developer — If you owe maintenance fees, some developers will negotiate a reduced buyout or deed-back to avoid foreclosure costs on their end.
Common Mistakes
- Missing the rescission period deadline
- Stopping maintenance fee payments without legal counsel (damages credit)
- Paying large upfront fees to timeshare exit companies without verified creden...
- Falling for timeshare resale scams (someone calls saying they have a buyer — ...
- Not reading the contract carefully for exit provisions
Pro Tips
- The FTC warns: research any exit company before paying — search their name pl...
- Never pay large upfront fees to exit companies (legitimate attorneys may char...
- ARDA (American Resort Development Association) has a responsible exit program...
- Check if your state attorney general has taken action against the timeshare d...
- Some credit card companies may support chargebacks if the sale involved fraud...