Hyatt Ka'anapali Board decides to charge resort fees and parking fees to Guests of Owners

[WahooWah]

Totally false. Hyatt developer didn't end any subsidy. The developer pays the same proportional share as the owners for the unsold weeks. The increase was 100% related to increased costs as outlined in the budget.

They most certainly did end the subsidies. This is coming from a developer executive at the last board meeting. I'm pretty sure it is well documented in writing as well but I forget exactly where. And no, the developer does not pay their fair share of fees for unsold inventory.

 

[Kal]

What the rules are and what actually happens are two very different things.

So that narrows the impacted population here to only owners who rent their owned unit-week. For renters by other means, they will have to deal with the unanticipated extra costs.

 

[WahooWah]

So that narrows the impacted population here to only owners who rent their owned unit-week. For renters by other means, they will have to deal with the unanticipated extra costs.

Wrong again. 1. The policy directly affects any owner who uses a gift certificate, whether it is for a rental or a gift. 2. The policy affects the rental value and the resale value of ALL owners.

 

[ddeckerdds]

Thank you Captain Obvious. And?…. If an owner purchases a timeshare with the express right to rent out that timeshare as they see fit for any year of occupancy they choose and no fees are assessed when doing so, should they simply accept a policy shift from a board of directors that requires fees and be happy with it?

If they are unhappy with it, they should vote in new board directors and change it. The Board of Directors is elected by us, Homeowners and has the authority to change things. If we don’t like it, we can vote them out. Just like with presidential election elections! Lol!

 

[ddeckerdds]

Wrong again. 1. The policy directly affects any owner who uses a gift certificate, whether it is for a rental or a gift. 2. The policy affects the rental value and the resale value of ALL owners.

There should be a positive effect on the resale value since it would lower the maintenance fees. However, people looking to purchase point/week in order to rent out and make money, would have to take that into consideration. Business 1A.

 

[WahooWah]

There should be a positive effect on the resale value since it would lower the maintenance fees. However, people looking to purchase point/week in order to rent out and make money, would have to take that into consideration. Business 1A.

The ability to rent out your reservation or gift it if you can't use it in a given year is your right as a fee simple deed owner and is a prime factor in determining the intrinsic value of a timeshare. Resale supply UP, Resale Demand DOWN, Resale Price DOWN. Econ 101.

 

[dagger1]

The ability to rent out your reservation or gift it if you can't use it in a given year is your right as a fee simple deed owner and is a prime factor in determining the intrinsic value of a timeshare. Resale supply UP, Resale Demand DOWN, Resale Price DOWN. Econ 101.

I believe no change for owners, extra expense for renters or gifted users. Most will pay, some will find a cheaper rental.

 

[dagger1]

There’s no evidence it won’t. Logically the market rental price will adjust to compensate for additional fees if they are disclosed at the time of rental. I’ve rented my week a few times and every time I get asked about additional fees and often they will ask to rent off the listing site to avoid the rental fees Redweek charges. If additional fees are charged, it will get priced in and the average rental price will have to drop to compensate.

There is the evidence I just provided that I personally will not be reducing my rental price if we rent. I have seen zero evidence that non owner guests who have to pay parking will not stay at the Hyatt. Hyatts all over the world charge for parking and resort fees and they seem to be doing fine.

 

[shoeslover05]

There are two other Hyatt resort that are already doing the same thing: Aspen Mountain Residences and Mountain Lodge at Beaver Creek.

Are these the only two resorts in the HVC family that charge a resort fee? I was under the impression that every HVC resort charges a resort fee to its owners.

 

[YolkyPalky]

I am a long-time user of RedWeek, not an owner. We've stayed at Marriotts, Westins, Hyatts over 15 years in Hawaii, Utah, Lake Tahoe. I can say that as a regular and loyal RedWeek renter, these new charges that Hyatt Kaanapali is making renters of owner weeks pay is definitely impacting our decision to rent there. $40/day valet fee + $45/day resort fee adds up over a week or two, and it can move the needle to opting to rent next door at Marriott Lahaina/Napili Villas for example. If I was an owner at Hyatt Kaanapali who wants/needs to rent occasionally, I would not be thrilled that the Board has decided to impact your business in this way. Seems rather discriminatory actually to be honest. I could see rental rate pricing coming down when renters fully understand the additional cost at this resort compared to others. Sadly, many renters probably won't even know about it until check-in/check-out but by then it's too late. But word travels fast, and you won't fool people a second time.

 

[socaltimeshare]

I am a long-time user of RedWeek, not an owner. We've stayed at Marriotts, Westins, Hyatts over 15 years in Hawaii, Utah, Lake Tahoe.

Welcome! You are a timeshare user for over 15 years and no ownership connection to Hyatt, and this is your first post ever? A bit odd. Makes me wonder if you are an earlier poster in disguise who gave similar arguments but was countered. Time will tell.

HKB is a luxury property. Other properties like the Marriott pale in comparison. Yes, they may not have all the same fees (for now), but they also don’t have as nice rooms/villas.

Going to Hawaii is a bucket list item for many people, and they will pay for the best experience.

 

[dioxide45]

I am a long-time user of RedWeek, not an owner. We've stayed at Marriotts, Westins, Hyatts over 15 years in Hawaii, Utah, Lake Tahoe. I can say that as a regular and loyal RedWeek renter, these new charges that Hyatt Kaanapali is making renters of owner weeks pay is definitely impacting our decision to rent there. $40/day valet fee + $45/day resort fee adds up over a week or two, and it can move the needle to opting to rent next door at Marriott Lahaina/Napili Villas for example. If I was an owner at Hyatt Kaanapali who wants/needs to rent occasionally, I would not be thrilled that the Board has decided to impact your business in this way. Seems rather discriminatory actually to be honest. I could see rental rate pricing coming down when renters fully understand the additional cost at this resort compared to others. Sadly, many renters probably won't even know about it until check-in/check-out but by then it's too late. But word travels fast, and you won't fool people a second time.

It looks like Redweek now has this in the Posting Details for this property. So there shouldn't be any surprises unless someone booked it a while ago before the advisement and fee being added.

 

[YolkyPalky]

Welcome! You are a timeshare user for over 15 years and no ownership connection to Hyatt, and this is your first post ever? A bit odd. Makes me wonder if you are an earlier poster in disguise who gave similar arguments but was countered. Time will tell.

HKB is a luxury property. Other properties like the Marriott pale in comparison. Yes, they may not have all the same fees (for now), but they also don’t have as nice rooms/villas.

Going to Hawaii is a bucket list item for many people, and they will pay for the best experience.

Ha! No disguise, I’ve been an occasional lurker here when I was just researching some resorts, etc. We also RedWeek’d Atlantis Harbourside a couple times. I was thinking to rent at HKB but read about the new fees specifically to renters and came here to verify if true. Hoping others (Marriott, Westin) don’t adopt this stance. By the way, if one is truly a deeded owner I don’t see how a 3rd party (Board, Hyatt) can impose fees on “guests” of deeded owners. Seems like someone could challenge that, legally. Some earlier posts have mentioned that.

 

[sponger76]

By the way, if one is truly a deeded owner I don’t see how a 3rd party (Board, Hyatt) can impose fees on “guests” of deeded owners. Seems like someone could challenge that, legally. Some earlier posts have mentioned that.

Not a fan of these types of fees either, but the board is NOT a "3rd party." They are elected by the owners to represent them and make decisions, including on items that impact the budget such as whether or not to impose fees, and who they would apply to. The way to reverse it isn't a lawsuit, it's electing new board members who would be open to doing away with said fees. Unfortunately, as a non-owner you (and I) get absolutely zero say in those elections.

 

[YolkyPalky]

Not a fan of these types of fees either, but the board is NOT a "3rd party." They are elected by the owners to represent them and make decisions, including on items that impact the budget such as whether or not to impose fees, and who they would apply to. The way to reverse it isn't a lawsuit, it's electing new board members who would be open to doing away with said fees. Unfortunately, as a non-owner you (and I) get absolutely zero say in those elections.

Yea I get what you’re saying, new Board members would ultimately be the remedy for those owners unhappy. I was more thinking about it like this: say you live in a home with a Homeowners Association (Board) as part of your community. You let your brother/sister/friend’s family come stay in your house while you’re away somewhere else. Imagine HOA trying to charge a supplemental fee because you have “guests” in your house?! That wouldn’t fly.

I get why they’re doing it. Hyatt rents out available inventory at HKB like a hotel and collects these fees, and they probably see it as a bit of a ruse that owners are renting out their property like a hotel, and they want to collect fees from them as well. But being a deeded owner should come with privileges of allowing others to use YOUR property. It may be challengeable legally, but as you said, new Board is maybe easier path. I have no skin in the game other than not wanting to pay these fees as a renter lol!

 

[chosshaul]

Kind of silly they charging for guests. The owner has already paid the MF and the guest certificate.

 

[dioxide45]

The problem could be, does Marriott Vacations Worldwide control the board? How many board members are employees of Marriott Vacations? How many are employees or representatives of the developer?

 

[Kal]

HKB homeowner BoD members are in the minority where HOA BoD members are generally all homeowners. Replacing HKB members will have no effect on the fee issue.

 

[vacationtime1]

HKB homeowner BoD members are in the minority where HOA BoD members are generally all homeowners. Replacing HKB members will have no effect on the fee issue.

How can you say this with such assurance?

 

[Tucsonadventurer]

The front desk charged Hyatt legacy exchangers parking and resort fees but later refunded it . They are still informing exchanges who call that they will have to pay. I believe this is just uninformed front desk staff but the fact that those who inquire are being told that is concerning

 

[Kal]

How can you say this with such assurance?

This is a corporate position of the income stream so one can expect the corporate members will hold the line. But who knows how the vote count worked.