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renting via Club Wyndham Extra Vacations

L

lizdraper

newbie
Joined
Sep 18, 2023
Messages
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Resorts Owned
Club Wyndham, Diamond, Shell Vacations, RCI, Worldmark
Hi all- am interested in peoples' experience and understanding of putting your reservation on the extra vacations market. Two questions. My understanding from one of the presentations is that we get our points back if they are able to rent it out. In looking at the rental agreement, I don't see that on there. Does anyone know if this is the case? I was on hold for about 20 min today waiting to talk with someone about this and finally gave up and emailed, but thought I'd ask here. Also, are their rules against putting this reservation on Airbnb or VRBO?
 
If your reservation is accepted by Extra Holidays and no part of it has rented you can cancel the reservation to get your points back as long as there's still at least 15 full days before the check in date.

If not all of your reservation was rented, you lose the other nights and the points. Also Extra Holidays rents through many third party sites that have liberal cancellation policies. In both scenarios many owners have taken huge losses.
 
@lizdraper
Welcome to TUG
You may use airbnb, but now Wyndham has decided to "approve" your listing. Airbnb states that Wyndham only reviews the reservations Mon - Fri and that it takes two business days.

You may use TUG Marketplace, Craigslist, various Facebook groups, Redweek.com and go-koala.com without the approval step.
 
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lizdraper said:
Hi all- am interested in peoples' experience and understanding of putting your reservation on the extra vacations market. Two questions. My understanding from one of the presentations is that we get our points back if they are able to rent it out. In looking at the rental agreement, I don't see that on there. Does anyone know if this is the case? I was on hold for about 20 min today waiting to talk with someone about this and finally gave up and emailed, but thought I'd ask here. Also, are their rules against putting this reservation on Airbnb or VRBO?
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Why would you get your points back if they rent your reservation? Wouldn't that be eating your cake and keeping it too? If you meant getting points back if wyndham didn't rent out the reservation, then that depends. If Wyndham hasn't rented out any nights and you are 15 days out, you can cancel and get the points back. If the rent out even one night then you can't cancel the reservation and even if the other nights are not rented or the renter backs out within the 15 days you get nothing back. So you may end up getting nothing or 60% of one night's rental for a full weeks worth of points. All of the cards are stacked in wyndham's favor when you rent through extra vacations. They take 40% of the commission and take none of the risk.
 
This last year I used Extra Holidays for the first time. The contract you execute with them states that they will pay-out no later than 45 days from the check-out date associated with the reservation they rent. I began pinging them when I had not heard anything after 60 days. I finally got a reply with an accounting - not a pay-out - of what was owed me (enough to cover the MF plus a little bit more) and a promise to send me a link to get a pay-out via their "new" system. After another two weeks with no word I began pinging them again. This time the note read "there has been a recent change within our organization, and as of December, all payments have transitioned to an electronic submission process" which is experiencing "unforeseen technical difficulties." The upshot is that there will be no pay-outs into the indefinite future while they endeavor to make the new system work.

That's the word from EH as of 10 days ago.
 
Lsfinn said:
This last year I used Extra Holidays for the first time. The contract you execute with them states that they will pay-out no later than 45 days from the check-out date associated with the reservation they rent. I began pinging them when I had not heard anything after 60 days. I finally got a reply with an accounting - not a pay-out - of what was owed me (enough to cover the MF plus a little bit more) and a promise to send me a link to get a pay-out via their "new" system. After another two weeks with no word I began pinging them again. This time the note read "there has been a recent change within our organization, and as of December, all payments have transitioned to an electronic submission process" which is experiencing "unforeseen technical difficulties." The upshot is that there will be no pay-outs into the indefinite future while they endeavor to make the new system work.

That's the word from EH as of 10 days ago.
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If it were me I’d be sending a letter to their legal department, certified mail, with a copy of the contract, indicating they are in breach and if they do not pay within “X” days I will be taking legal action and will report them to (insert appropriate regulatory agency here).
 
Don’t do it. I tried it once, gave them 4 days at a beach resort on a 4th of July weekend, they rented only one day. I had to eat the rest.
 
Lsfinn said:
This last year I used Extra Holidays for the first time. The contract you execute with them states that they will pay-out no later than 45 days from the check-out date associated with the reservation they rent. I began pinging them when I had not heard anything after 60 days. I finally got a reply with an accounting - not a pay-out - of what was owed me (enough to cover the MF plus a little bit more) and a promise to send me a link to get a pay-out via their "new" system. After another two weeks with no word I began pinging them again. This time the note read "there has been a recent change within our organization, and as of December, all payments have transitioned to an electronic submission process" which is experiencing "unforeseen technical difficulties." The upshot is that there will be no pay-outs into the indefinite future while they endeavor to make the new system work.

That's the word from EH as of 10 days ago.
Click to expand...

I lost about 600k to "canceled" reservations. There was a named storm so everything canceled. That being said, they gave owners their points back with the cancellations. However I did not receive my points back.

Last year I gave two Memorial weekend reservations in Newport, RI to EH. Going into the 15 day window, all rented. Then I was ghosted. Upon inquiring, I was told that both reservations had been canceled.

I also turned over two Avon 3-night stays between Christmas and New Years. At the 15 day window, I had all three nights of one stay rented and one night of the other stay. Again, I was ghosted. NOT. ONE. WORD. I called in as both were now outside of the 45-day window. I was told that they were behind but they have no idea if they had actually rented or not.

Now, I did read on EH that holidays were subject to NO CANCELLATIONS. So I called in to inquire about this. I was told that if a reservation was made online, there were no cancellations over holidays. However, if they called in to make the reservation, they were allowed to cancel, which again is not what it says on their site.

Of course the kicker is the 1099 that they just sent. I had a few reservations that did rent in 2022. They put the 1099 in one of my children's names, whose name was not on anything that had been rented.

So they don't seem to adhere to the Docusign contract at all.
 
Just an update: in mid-Feb I wrote with an ever-so-gently put suggestion that an effort toward legal enforcement of the contract might follow any further delay. The next business day I received, without comment, a (non-working) link to a site where I could arrange for payment. After getting that cleared up I was at a site that gave options for payment: the first option was a restricted-use debit card! Fortunately, down the list of payment possibilities was direct deposit into a bank account.

I have now been paid. I will never consider the use of Extra Holidays again.
 
Lsfinn said:
I will never consider the use of Extra Holidays.
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That is my stance on EH. They have far too much control over what happens, and you have zero.
 
Sandy VDH said:
That is my stance on EH. They have far too much control over what happens, and you have zero.
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My feeling is a bit more nuanced. The same could be said for airbnb, or VRBO, or vacasa, etc. At least in the case of airbnb or VRBO, my conversations with those who use them to rent their own properties is that they act (more) responsibly.
 
Lsfinn said:
My feeling is a bit more nuanced. The same could be said for airbnb, or VRBO, or vacasa, etc. At least in the case of airbnb or VRBO, my conversations with those who use them to rent their own properties is that they act (more) responsibly.
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You can set the min and max number of days rental on say AirBNB. Set them the same and they have to take all the days you give them.

EH gives you NO such control. You give them days and they decide for you.
 
When I go to the EH website they always seem to have a ton of inventory, yet, (at least from this board) I know of nobody giving them that inventory. Is it just that they have a lot of Wyndham-owned points they are renting out?

My first stay at Bonnet Creek was via EH, and it’s what convinced us to buy (resale) over 600,000 points in various deeds. So from that perspective, EH seems to really work for Wyndham to attract new owners. They really should make it a little more owner-friendly since owners using it more seems win-win to me.
 
Here is something that I just overheard:

I was at Ocean Walk. Four people went to the check-in desk to book a room. They were told there were only one bedroom suites available. They said that EH had one bedroom deluxes available. So they were told to book that unit. However, they would be downgraded to the one bedroom suite and would receive some sort of a refund ten days later.

So it sounds to me that whatever poor owner turned over that reservation to EH will be getting screwed because the unit that was turned over was not available. And instead of removing the listing, they allow it to be rented to get the customer. And the owner will get nothing.

So if they tell you that it canceled, this may be part of the reason. They overbook (way too common) and steal it from EH.
 
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