[2008] Sandcastle Shift to "Festiva" Points [merged]

Classylassy523 said:

There are Sandcastle owners, who if they felt it necessary, could have posted their own thoughts and opinions, and not have their words filtered through you.

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The original reports were copied and pasted, not "filtered" through me, but with the names edited out they are now "filtered"!

For a "filtered" report of the Sandcastle meeting, contact Classylassy523.

For a "filtered" report of the Southcape meeting, contact Sou13.

Be HEARD now - stop takeovers- MA Timeshare Legislation

MA House Bill 4496

MA legislators are making corrections in MGL 183B - specifically addressing defaults on maintenance and assessment fees, making the process easier to foreclose on those delinquent accounts.


While this bill is beneficial in making it easier for those in financial straits to forfeit their unit for resale, it also gives developers the opportunity to buy and or sell large blocks of units by auction in a resulting takeover from the existing Owner's Association.

At Sandcastle in Provincetown, the current management has stated at the annual meeting that our units recouped via this new procedure or small claims court, will be offered 'in bulk' at auction - so members of the existing owners association will NOT be able to buy additional units unless purchased in '100 unit' blocks - therefore essentially allowing for developers like Festiva in our case, to overtake the units and gain majority control.

Also, a bulk sale or auction sale will not necessarily bring the owners association realistic sums of money for prime weeks. Fifty or 100 units sold at in bulk $1000 a piece, prevents most individuals from purchase and allows prime weeks to be sold at significant bargain prices, hurting owners associations financially.

Every MA timeshare owner needs to write to their representative requesting that House Bill 4496 be changed to allow your resort OWNERS ASSOCIATION to have the final say on how reclaimed units are sold and or handled. If you don’t live in MA but own a timeshare in MA, write to the representative in the district where your timeshare is located as you are a taxpayer there.

If you live in MA and own timeshare property in MA, write to both your local representative and the rep in your timeshare district.


http://www.mass.gov/legis/bills/house/186/ht04pdf/ht04496.pdf

ChrisH:
If an entity is forced to buy a block of weeks(not cherry pick) and pay MFs and SAs, what is wrong with that? Why would they pay &1000.00 for weeks that can be picked up on Ebay for &1.00 or less and have to pay fees after owning those units?

e.bram said:

ChrisH:
If an entity is forced to buy a block of weeks(not cherry pick) and pay MFs and SAs, what is wrong with that? Why would they pay &1000.00 for weeks that can be picked up on Ebay for &1.00 or less and have to pay fees after owning those units?

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I am not opposed to this bill - I strongly support parts of it such as offering a "cleaner way out" for delinquent owners who just are too financially strapped or elderly or on fixed incomes, to continue making annual payments or special assessments.

I just think it needs some rewording to protect the OA of resorts that are not in such financial straits as to require an auction of 'blocks' of units. I would prefer it to say that the OA, in posession of a majority, be allowed to make the decision on the sale of units, how it will occur, by whom etc. Allow the OA to make the decision on whom will be in charge of these sales, fees involved etc etc. rather than let 'management' or the 'developer' have carte blanche.

Corrected budget? Meeting minutes?

Have Sandcastle owners been mailed a corrected budget and meeting minutes?

This is about Blue Ridge Village!

This is the place to discuss what's going on at Blue Ridge Village since Festiva took over the management!

tombo said:

If you call the resort or the HOA president they can tell you which buildings are scheduled to be renovated by what dates. They are doing one bldg, then another, then another, until all are finished, and they have a schedule and timeframe that each bldg should be fnished by. If you contact the resort or Board president you should know whether your building/unit will be renovated by the time you arrive next year. I love this resort and area, I just dislike Festiva.

If you have never been to Blue Ridge Village or have any questions about the area PM me and I will e-mail you a list I have compiled of things to do in the area. I love this area in the summer and winter, but summer here is my favorite. When it is a miserable 96 degrees here at home, the highs will typically be in the 70's in this area. It is a heat wave when it gets into the low 80's. You hike, picnic, swim, golf, do whatever outdoor activity you enjoy and you are comfortable, not passing out from the heat.If I was wealthy I would buy a summer home in the North Carolina high country and spend my summers here, with breaks spent vacationing at the beach, however after a week or 2 at the beach I would be returning to the cool,comfortable High Country climate to spend the majority of my summer.

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This is the forum to discuss SANDCASTLE - PTOWN

Sou13 said:

This is the place to discuss what's going on at Blue Ridge Village since Festiva took over the management!

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This is the forum to discuss SANDCASTLE - PTOWN

not Blue Ridge Village

ChrisH

Festiva has not taken over the management of Sandcastle

Sou13 said:

This is the place to discuss what's going on at Blue Ridge Village since Festiva took over the management!

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Maybe you were confused when you posted this on a Sandcastle thread. The Southcape Resort has been taken over by Festiva, not the The Sandcastle Resort. Unless, of course, you know something that the Sandcastle owners don't know.

Sou13 said:

Have Sandcastle owners been mailed a corrected budget and meeting minutes?

Click to expand...

So now that I got your attention, what about this one?

Add YOUR Comments to Boston HERALD article on Timeshares

There is an article in the Boston Herald about Timeshare Sales practices in general, describing the reporters trip to Oak n' Spruce in the Berkshires for a promotional visit.

At the end of the article is an area to 'post comments'. This might be an excellent place to voice our concerns about what is happening at Sandcastle, about House Bill 4496 and /or about Festiva at our resort.

Please take the time to read the article, and if you are willing, post a comment, or even send your comments to the editor as well. See this link for the story:


http://bostonherald.com/news/regional/view.bg?articleid=1262741&format=comments&page=3&listingType=Loc&sort=newest&cnum=1

This communication is my opinion and solely my opinion.
It should not be distributed posted, emailed or otherwise published, in whole or in part, in any form, on any email list, or any forum of any type without my express written permission.

Chris

Sandcastle Resort Website

Evidently they are working on the Sandcastle website now. There are a few new pics of the decks/outside.

The 'Owners' page has a short blurb about the snackbar and activities as well as the work in progress. It states that this is a 'test' page.

http://sandcastlecapecod.com/

Chris

WBZ-TV to Report on SANDCASTLE- P'Town

Yesterday afternoon, I spoke to Jon Wells of WBZ-TV Channel 4 Boston who interviewed Cliff Hagberg and some Sandcastle unit owners within the last 2 weeks.

Jon said the short segment about Sandcastle will be aired on the 11 o'clock news next Monday night. ( It will probably be repeated on the morning news Tuesday)

For those of you who are out of state, you will most likely be able to watch the segment by going to http://wbztv.com/local on Tuesday and locating the story in the local news section.

Usually at the end of each story section you may also post comments! So here is a chance for more owners to air their views in the media.

ChrisH

WBZ-TV BOSTON - REPORT on SANDCASTLE

Here is the link for the news report from last night (Mon., July 26, 2010).

http://wbztv.com/local/time.share.investigation.2.1826266.html

Copied from the above report:
"Festiva Resorts gave us a statement saying complaints at the Sandcastle are largely related to the actions of Cliff Hagberg and Outfield Marketing, not Festiva. The company did say, however, that it will return property deeds to any Sandcastle owners who feel they were pressured to join Festiva."


There is also an RSS feed that you would have to sign up for to view the video content.


At the end of the report there is a section for comments on this news report. You must register and provide an email address to use this function although your email won't be visible to the public and you can have a username, so that your name does not appear if you don't want it visible.

Owners at Sandcastle/Royal Coachman should take this opportunity to express their opinions on this public format.

See the 'register here' link under Add Comment at the end of the report on the WBZ website and shown below.


To post comments, you must log in by clicking here. here. Need a log in? Register here
Your Name
Your E-Mail * Will not be displayed with comment
Suggest Link * e.g. (http://www.mywebsite.com) (if you want to include a link to another source)


The opinions in this post, are mine and mine alone, and should not be distributed via mail, email, internet posting or in any other format without my written permission.

Chris

Does anyone know why the reporter chose to leave the sale of the Southcape weeks to Festiva out of the report? I saw the report on the 11 p.m. WVZ-TV4 news and am wondering whether any Sandcastle owners are going to take Festiva up on the offer to get their weeks back. Do you suppose that Festiva's main interest was in Southcape and agreed to let Outfield Marketing sell conversions at Sandcastle in order to get the Southcape "Developer's Rights"? Is it possible that Festiva has no intention of incorporating Sandcastle into the "Festiva Family of Resorts"?

Sandcastle PTown Owners - Find us here

Hi

Sandcastle Resort in PTown has it's own email group. If you are either:

Sandcastle/Royal Coachman weeks owner
OR
Sandcastle owner who joined FAC and are NOT happy with Festiva

check in with us at: scresponds@yahoo.com

We can help you file complaints with the MA Attorney General etc.

ChrisH

Sandcastle converting to Festiva

We have owned 3 units at the Sandcastle Resort in Provincetown, Ma for over 20 years. 2 of the units were on the 2nd floor. My husband was in a motorcycle accident that left him a paraplegic so the 2nd floor would no longer work for us. We joined Festiva and the "point system" and couldn't be happier. We have 9700 points and can pick and choose what room works best for us. We have learned how to get the most out of the point system and have actually turned 3 weeks into 5. We are very happy with this change. I can understand how it might not work for most people, but our situation is unique and because of the point system we are still able to vacation at Sandcastle only we now have more weeks to enjoy.
The new management has done some much needed repairs and the place is looking very nice. You can see some of the repairs on the web site. I do however wish they would keep the web site better updated.

dian = shill??????????????

Unique situation

dian said:

We have owned 3 units at the Sandcastle Resort in Provincetown, Ma for over 20 years. 2 of the units were on the 2nd floor. My husband was in a motorcycle accident that left him a paraplegic so the 2nd floor would no longer work for us. We joined Festiva and the "point system" and couldn't be happier. We have 9700 points and can pick and choose what room works best for us. We have learned how to get the most out of the point system and have actually turned 3 weeks into 5. We are very happy with this change. I can understand how it might not work for most people, but our situation is unique and because of the point system we are still able to vacation at Sandcastle only we now have more weeks to enjoy.
The new management has done some much needed repairs and the place is looking very nice. You can see some of the repairs on the web site. I do however wish they would keep the web site better updated.

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You have a unique situation. Glad you can still use the resort.
ChrisH

Festiva Announces Special Assessment

Dear Sir or Madam:

2010 has been a great year for the Festiva Adventure Club. The changes made to the club for 2010 have been a success both for the club's financial health as well as improved member usage and satisfaction. There has been a significant decrease in member delinquencies as compared with 2009 as well as a significant increase in rental revenues related to the rental of nreserved inventory that would otherwise go unused. Currently the positive signs and future indications are looking immeasurably better than this same time in 2009.

We are excited to say that Festiva Hospitality Group will add more than 3,000 new members to the Adventure Club through its sales efforts by the end of 2010, bringing the total membership to more than 20,000 members. This net increase in members helps to ensure a healthy and vibrant club.

As we discussed last year, the Festiva Adventure Club has also seen the effects of the economic recession as have many other industries, businesses and individuals. In 2009 there was an increase in delinquencies and defaults from 8% to 14%. As a result the Festiva Adventure Club faced some very large deficits heading into 2010 totaling nearly $900,000. In order to face those deficits head on and to ensure that the Festiva Adventure Club continued to fulfill its mission of providing superior products and services to its members, the maintenance fee structure was adjusted in 2010 to include nearly 15% expected bad debt and defaults by its members. Fortunately we can say with certainty at this point that delinquencies and defaults will not exceed 15% for 2010. We anticipate that your increase from 2010 to 2011 will be nominal. However, 2011 will also be the year in which the Festiva Adventure Club must assess its first (and it is hopefully its last) Special Assessment.

The Festiva Adventure Club owns real estate at the resort locations that your membership entitles you to be able to use. Just as the Festiva Adventure Club has seen a rise in delinquencies and defaults as a result of the dire economic conditions, so too have nearly all of the resort locations. In order to make up for those delinquencies and defaults and to also ensure that timely renovations and improvements may continue to happen, many of the Boards of Directors at the resorts have made the difficult decision to special assess the owners of the resorts to raise the required capital funds.

As a result of, the Festiva Adventure Club has been invoiced approximately $7.8 million by the various resorts. While this news may seem unpleasant, you as a Festiva Adventure Club member are receiving a substantial savings in comparison with an individual resort owner. While the average resort owner will see an average special assessment of more than $700, you as an Adventure Club member will only see a special assessment of $400 that will be payable in two annual installments of $200. This $200 special assessment will ensure that the resort locations where you spend your vacation time will be able to meet and exceed your expectations of quality for years and years to come despite these troubled economic times.

Festiva Hospitality Group passes this news along with sincere empathy as it has certainly felt the pain firsthand. As we mentioned last year, Festiva Hospitality Group (while under no obligation to do so) has subsidized the Adventure Club's bad debt in an amount approaching $1 million during 2009. We mention the above contribution as we predict that the news of this special assessment could be met by accusations and rumors spread among members through various internet outlets or at the resorts since there was such a large increase in maintenance fees in 2010.

This special assessment will cover many things at many resorts. There will be exterior renovations to beautify certain resorts, complete renovations of the resort accommodations themselves at most resorts, and energy efficient replacements of outdated windows, roofs, cooling systems, hot water heaters, etc. While the timing may be inconvenient, we see this special assessment as an opportunity to take your vacation experience to the next level very quickly and in most cases permanently.

In addition to the various resorts initiating extensive and sustainable renovations and upgrades, Festiva Hospitality Group and its subsidiaries will be reinvesting in the resorts alongside the resort members and Festiva Adventure Club. At no charge to any member, Festiva Hospitality Group and its subsidiaries will be funding special amenity improvements to be shared by all members. One such project will be to fund the installation of Wi-Fi access at every Festiva managed resort. Not only will Festiva Hospitality Group pay for the installation of the Wi-Fi access, it will also deliver it to you the member at no charge. There will also be special projects such as construction of sporting facilities, common area improvements and more.

You will also see a new line item on your budget classified reserve expense totaling $50. This addition to your annual maintenance fee should ensure that the need to have a special assessment in the future will be very unlikely. Regardless of whether or not the resorts pass along assessments in the future, the establishment of this reserve fund will ensure there is always an "emergency fund" in place for the Festiva Adventure Club to meet those obligations without having to special assess you the member again.

As a gesture of appreciation for your continued support, you will also receive a gift from Festiva Hospitality Group in the form of a gift card for a Relaxing Retreat vacation valued at $500 as a thank you. This gift card can be used to reserve a Relaxing Retreat 7 night vacation at one of our resorts in 2011. You can use it yourself, give it as a gift to friends or family or donate it to charity.

We thank you sincerely for helping the Festiva Adventure Club continue to move forward and promise you we will do our absolute best to provide to you the highest quality resort and vacation experiences in the coming months and years!

Sincerely,
Festiva Adventure Club

WARNING: DM Marketing is now selling Festiva in MA (Southcape)

DM Marketing
14100 US HWY 19 N #136
Clearwater, FL 33764

Use this link to see the whole promotion page
http://www.dmmarketing.net/maletter.html

Festiva Resorts Welcome Center
950 Falmouth Rd
Mashpee, MA 02649
2 forms of identification are required at check in: a drivers license and a major credit card (note: debit cards not accepted)
You will receive the following complimentary gifts following your presentation:
$50 Mashpee Commons Gift Card
3 Day/ 2 Night Hotel Stay in choice of over 34 destinations
$25 Dining Dough
If you have any questions please call 866-409-2395.

Check craigslist for Festiva sales JOBS! $8/hr or $175 commission!

From capecod craigslist:


Resort Marketing Rep/OPC no exp necessary (Mashpee, Ma)

Festiva Adventure Club is seeking Off "Premisses" Contacts to operate "out" Tourist Information Centers and Marketing Functions.

Must NOT be shy and maintain a pleasant and approachable personality.

$8 Min or Commission.

Full Time Part Time Evenings Nights Weekend Shifts are all available

No "experince" necessary* Training provided

We are an equal Opportunity Employer

Forward resume to this job list posting or call carlos 774-521-3741

Location: Mashpee, Ma
Compensation: $175 per tour "o" $8 hr

Evidently spelling ability is not required

Get in on this discussion!

ChrisH said:

MA House Bill 4496

MA legislators are making corrections in MGL 183B - specifically addressing defaults on maintenance and assessment fees, making the process easier to foreclose on those delinquent accounts.


While this bill is beneficial in making it easier for those in financial straits to forfeit their unit for resale, it also gives developers the opportunity to buy and or sell large blocks of units by auction in a resulting takeover from the existing Owner's Association.

At Sandcastle in Provincetown, the current management has stated at the annual meeting that our units recouped via this new procedure or small claims court, will be offered 'in bulk' at auction - so members of the existing owners association will NOT be able to buy additional units unless purchased in '100 unit' blocks - therefore essentially allowing for developers like Festiva in our case, to overtake the units and gain majority control.

Also, a bulk sale or auction sale will not necessarily bring the owners association realistic sums of money for prime weeks. Fifty or 100 units sold at in bulk $1000 a piece, prevents most individuals from purchase and allows prime weeks to be sold at significant bargain prices, hurting owners associations financially.

Every MA timeshare owner needs to write to their representative requesting that House Bill 4496 be changed to allow your resort OWNERS ASSOCIATION to have the final say on how reclaimed units are sold and or handled. If you don’t live in MA but own a timeshare in MA, write to the representative in the district where your timeshare is located as you are a taxpayer there.

If you live in MA and own timeshare property in MA, write to both your local representative and the rep in your timeshare district.


http://www.mass.gov/legis/bills/house/186/ht04pdf/ht04496.pdf

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There is a discussion of the passage of this bill at http://www.tugbbs.com/forums/showthread.php?p=1002376#post1002376

Sandcastle owners need to chime in on this discussion!

Auction

Just curious as to how many people you think would attend an autction specifically for timeshare and actualy bid on a timeshare? I'm sure you can buy them from places like ebay for less money. Most H.O.A.'s will give their weeks away just to have another dues paying owner. Forget about the deliquency issue, if an H.O.A. could hire an aution company and sell their weeks for $1 most would do it.