Wyndham is closing a handful of legacy resorts - dedicated chart/tracker located in the first post for this unfolding set of events

[donno]

We won't hear anything from Wyndham until the HOA BOD votes are complete at the very least, and likely not until the larger HOA member votes have transpired and the path forward has been determined. Until then, what would everyone like to hear beyond what Wyndham has already communicated? Be specific. Wyndham has already communicated what they have direct control over, which is that Wyndham itself plans to remove these resorts from Club Wyndham effective 12/31/2025, and that the resort disposition processes are in progress via the legally required steps that take place, and can only take place, at the resort HOA level. Seriously, what would you all like to have Wyndham explicitly tell you, given the fact that until the HOA BODs determine the path forward, and then hold actual member votes, nothing is written in stone. I get the frustration, I really do, but at the same time, until the actual HOA votes transpire, I'm not sure what else can legally be communicated?

I would like to know how Wyndham would handle reservations made with 2026 points at resorts that are not closing from a converted week at a resort that they stop managing at the end of this year if the offer to convert to CWA is not accepted by the owner. These reservations include ones that were already taken this year and ones that are still scheduled for next year. This is a specific question in general and should not depend upon an HOA vote having taken place yet. It is an issue they should be prepared for, already have a plan in place to handle, and should be willing to answer at this point.

 

[ThomasinaTimeTRP]

Two more questions:
1. when they offer to swap out the points from the closed resorts (OIRC for me), will there be a cost involved/will they give you the same number of club wyndham access points as you had from your converted fixed week
2. I have 2026 reservations for the summer of 2026 in SC using the points based on the OIRC converted fixed week. Will they honor those reservations, and just put the club access points "behind" them to back them up? ie Will my 2026 vacation actually happen?

thank you,
Teresa

 

[Rolltydr]

It is an issue they should be prepared for, already have a plan in place to handle, and should be willing to answer at this point.

These closings became known on July 10th and several were confirmed shortly thereafter. So anyone having 2026 reservations, or, are still making 2026 reservations, at those resorts are gambling with their points. “Having a plan in place” works both ways.

 

[paxsarah]

These closings became known on July 10th and several were confirmed shortly thereafter. So anyone having 2026 reservations, or, are still making 2026 reservations, at those resorts are gambling with their points. “Having a plan in place” works both ways.

Yes, for the small percentage of the total ownership who are active either here on TUG or on the Facebook groups. I'm fine. I made my backup reservation on July 12. But there are thousands, if not hundreds of thousands, of owners who have no idea. I can't speak for anyone else, but I'm advocating for them, because they're obviously not here to do so.

 

[Sandi Bo]

They've changed the name of the company many times subtly though. It was Fairfield Vacation Club, Wyndham Vacation Resorts, Wyndham Vacation Ownership, Wyndham Destinations, Club Wyndham, Travel and Leisure.

Probably some others I forgot

And, they don't seem to mind old stuff lingering around. So not a lot of cleanup involved either,

 

[Sandi Bo]

Yes, for the small percentage of the total ownership who are active either here on TUG or on the Facebook groups. I'm fine. I made my backup reservation on July 12. But there are thousands, if not hundreds of thousands, of owners who have no idea. I can't speak for anyone else, but I'm advocating for them, because they're obviously not here to do so.

Exactly! Amazing how many people are clueless about so many things. I don't mean that as a criticism to them, but just not a priority for them to be so involved, they expect the system and reservations, etc, to work correctly, provide a good customer/owner experience, etc.

 

[Floridaman76]

These closings became known on July 10th and several were confirmed shortly thereafter. So anyone having 2026 reservations, or, are still making 2026 reservations, at those resorts are gambling with their points. “Having a plan in place” works both ways.

I guarantee you there are a TON of people who have ZERO knowledge of these happenings. And WHEN the hammer drops, it will be a complete surprise to them.

So I guess at this point, this sounds like victim blaming from you...

 

[HitchHiker71]

We're up to 88 pages in this thread. When the 2026 reservations at these resorts do eventually get cancelled, I foresee a lot of crying and b*tching posts. Omg, we had a family vacation planned, vacation time requested, flights and rental cars booked and paid for, etc.

This will be one of those if you can't say anything nice, don't say anything at all situations. Hopefully I can keep myself from the temptation to read those posts because it will be difficult to refrain and not say anything at all.

In spite of all the talk here on TUG, in the Facebook groups, with other owners while at the resorts, some people still haven't made alternate plans. Folks, it's raining enough that the ark is starting to float!

With this in mind - I'll add a FAQ item today bolded recommending all owners who have reservations at any of these resorts make alternate arrangements now.

 

[HitchHiker71]

One connection I hadn't made is that somehow, merely blocking out the 2026 calendars is not legally feasible for Wyndham (while I do understand why they'd wait on the step of actually cancelling existing reservations, they've been allowing new reservations for 2 months now), but telling the employees that they're out of a job after 12/31 and from what I understand, paying them incentives for sticking around to the bitter end is legally just fine. Okay.

Put another way, given we know Wyndham can easily block off inventory in the current system, does anyone here really think that Wyndham wouldn't do so unless their lawyers explicitly indicate otherwise? That's my thinking, and really not just my thinking, it's what I've come to understand from Wyndham corporate. Again, this is not as simple as many here on TUG want to believe. I get it, the frustration, but I also know without a shadow of a doubt that lawyers could care less about PR, they care about following the law, period, end of story. Full stop.

I would guess it'll be much worse on Facebook than here. I think the message to book a backup ASAP cuts through the noise a little better here than there.

I've said for a long time that the Travel + Leisure purchase was the perfect opportunity for Club Wyndham to drop the Wyndham name and disassociate itself from the middling budget hotels, but it never did. I'm not sure this is any better of an opportunity, given that they didn't do it back then.

I actually thought the same thing when this initially transpired - but then I also thought that having the timeshare entities rebranded as T&L might sully the T&L name itself. The answer all depends on what T&L has planned for their timeshare business long term me thinks.

 

[HitchHiker71]

Am I wrong in thinking that all the wailing and gnashing of teeth would subside if only the (artificial) deadline of December 31, 2025 were abandoned?

Yes, you're incorrect I think, the goal posts would simply be moved to remain unhappy about something else via some other focus point.

 

[HitchHiker71]

Wyndham has never sent me anything. I wouldn't know a thing about any of this unless I happened to see it on here or Facebook.

Agreed - that's why I already indicated in a prior post that Wyndham should have sent out an email to all owners pointing back to the website missive posted in July.

Oh and the website still allows you to book any of these resorts throughout 2026.

Asked and answered, even if many don't like the answer, and then bake in all kinds of assumptions to justify their viewpoint. Remember what they say about assumptions...

So yes, they could be doing a lot better.

Again, based upon certain assumptions, most of which likely are not accurate or legally applicable. I'm not saying Wyndham couldn't do better, but I'm also aware that it's not nearly as simple as many would like to make it out to be, despite their best efforts.

 

[HitchHiker71]

I would like to know how Wyndham would handle reservations made with 2026 points at resorts that are not closing from a converted week at a resort that they stop managing at the end of this year if the offer to convert to CWA is not accepted by the owner. These reservations include ones that were already taken this year and ones that are still scheduled for next year. This is a specific question in general and should not depend upon an HOA vote having taking place yet. It is an issue they should be prepared for, already have a plan in place to handle, and should be willing to answer at this point.

I will make this ask tomorrow when I meet with Wyndham corporate.

 

[HitchHiker71]

Two more questions:
1. when they offer to swap out the points from the closed resorts (OIRC for me), will there be a cost involved/will they give you the same number of club wyndham access points as you had from your converted fixed week

Asked and answered already in the FAQ in the OP - it's also already been answered in the missive from July. At no cost is clearly stated in the missive linked in the OP. Same number of points as what you currently own via the contract(s) tied to impacted resort(s).

2. I have 2026 reservations for the summer of 2026 in SC using the points based on the OIRC converted fixed week. Will they honor those reservations, and just put the club access points "behind" them to back them up? ie Will my 2026 vacation actually happen?

thank you,
Teresa

I don't have an answer on this question yet, I'll ask again tomorrow and if I can share the guidance, I certainly will. My question back to you is - is the OIRC contract the only contract you own? In other words, once the OIRC contract is removed from your account, do you also own any other points contracts? If not, that's also a question yet to be answered.

 

[Rolltydr]

Yes, for the small percentage of the total ownership who are active either here on TUG or on the Facebook groups. I'm fine. I made my backup reservation on July 12. But there are thousands, if not hundreds of thousands, of owners who have no idea. I can't speak for anyone else, but I'm advocating for them, because they're obviously not here to do so.

@HitchHiker71 has posted numerous times that Wyndham is not in control of this process. It is a legal matter controlled by the numerous HOAs as they vote on what to do, and the courts as the chapter 11 proceedings play out. Nobody knows what is going to happen, and even moreso, when those things will happen. What if some of those votes don’t go in Wyndham’s favor? What if the court delays proceedings for several months? As much as some of us think we know all the answers and what Wyndham should do, the fact is we don’t. They have more information than any of us and they are doing what their attorneys are advising them to do. I think most of us would do the same.

Obviously, I’m only speaking to the TUG audience. I’m not on facebook and I really fail to see how online complaints from a very small percentage of people on a website is going to change anything under these circumstances. This is a legal matter.

 

[comicbookman]

Put another way, given we know Wyndham can easily block off inventory in the current system, does anyone here really think that Wyndham wouldn't do so unless their lawyers explicitly indicate otherwise? That's my thinking, and really not just my thinking, it's what I've come to understand from Wyndham corporate. Again, this is not as simple as many here on TUG want to believe. I get it, the frustration, but I also know without a shadow of a doubt that lawyers could care less about PR, they care about following the law, period, end of story. Full stop.

As a lawyer for 40 years, yup.

 

[HitchHiker71]

As a lawyer for 40 years, yup.

Thanks for the confirmation. Having worked for lawyers at one of the largest law firms in the world for 15 years within IT - it's one of many lessons I learned firsthand regarding how lawyers think, work, and approach these types of issues.

 

[geist1223]

Are these the same outstanding attorneys that drafted the Binding Arbitration Clause found in the older Wyndham Contracts. Several years ago a group of Wyndham Owners filed a Federal Law Suit in Florida. Wyndham moved to have it dismissed and the Binding Arbitration Clause to be enforced. The Federal District Court dismissed the matter and it was referred to the American Arbitration Association. The American Arbitration Association declined to take the matter citing serious deficiencies in the Binding Arbitration Clause drafted by the Wyndham Attorneys. The matter was returned to Federal Court. I lost track of what happened in Federal District Court. I assume Wyndham had a new Binding Arbitration Clause fdrafted for future Contracts. But there all those older Contracts still floating around.

 

[comicbookman]

Are these the same outstanding attorneys that drafted the Binding Arbitration Clause found in the older Wyndham Contracts. Several years ago a group of Wyndham Owners filed a Federal Law Suit in Florida. Wyndham moved to have it dismissed and the Binding Arbitration Clause to be enforced. The Federal District Court dismissed the matter and it was referred to the American Arbitration Association. The American Arbitration Association declined to take the matter citing serious deficiencies in the Binding Arbitration Clause drafted by the Wyndham Attorneys. The matter was returned to Federal Court. I lost track of what happened in Federal District Court. I assume Wyndham had a new Binding Arbitration Clause fdrafted for future Contracts. But there all those older Contracts still floating around.

those contracts were drafted when fairfield was a shoestring operation, not the behemoth that is now Travel and Leisure.

 

[geist1223]

those contracts were drafted when fairfield was a shoestring operation, not the behemoth that is now Travel and Leisure.

This same Binding Arbitration Clause was used for years and years until AAA kicked it back. So as Wyndham grew, morphed, and changed names did none of their Attorneys review the Contract terms?

 

[paxsarah]

@HitchHiker71 has posted numerous times that Wyndham is not in control of this process. It is a legal matter controlled by the numerous HOAs as they vote on what to do, and the courts as the chapter 11 proceedings play out. Nobody knows what is going to happen, and even moreso, when those things will happen. What if some of those votes don’t go in Wyndham’s favor? What if the court delays proceedings for several months? As much as some of us think we know all the answers and what Wyndham should do, the fact is we don’t. They have more information than any of us and they are doing what their attorneys are advising them to do. I think most of us would do the same.

Obviously, I’m only speaking to the TUG audience. I’m not on facebook and I really fail to see how online complaints from a very small percentage of people on a website is going to change anything under these circumstances. This is a legal matter.

I'm specifically referring to your comment that "having a plan in place goes both ways." Except it doesn't - it only goes one way for the thousands of owners who have no knowledge of this. They've never been given a chance to make a new plan. That's all. A little communication goes a long way - for instance, as Hitchhiker has suggested, merely sending out a mass email with the (scant) information that was quietly posted in the resort news section of the website. If they can post it, they can push it out. But they haven't even bothered.

 

[comicbookman]

This same Binding Arbitration Clause was used for years and years until AAA kicked it back. So as Wyndham grew, morphed, and changed names did none of their Attorneys review the Contract terms?

Probably not without a successful challenge it was probably assumed (wrongly) that they were fine. I would also hazard a guess that their contract was probably based on an industry standard. Changing it without a public need is just asking for others to challenge the old language. Big companies often hate change, unless it has an immediate benefit.

 

[HitchHiker71]

Are these the same outstanding attorneys that drafted the Binding Arbitration Clause found in the older Wyndham Contracts. Several years ago a group of Wyndham Owners filed a Federal Law Suit in Florida. Wyndham moved to have it dismissed and the Binding Arbitration Clause to be enforced. The Federal District Court dismissed the matter and it was referred to the American Arbitration Association. The American Arbitration Association declined to take the matter citing serious deficiencies in the Binding Arbitration Clause drafted by the Wyndham Attorneys. The matter was returned to Federal Court. I lost track of what happened in Federal District Court. I assume Wyndham had a new Binding Arbitration Clause fdrafted for future Contracts. But there all those older Contracts still floating around.

The HOAs are using outside representation for the entirety of these actions. Specifically, K&L Gates, which from what I have seen of the actual HOA BOD comms firsthand with my own eyes, will be representing all of the HOAs across all impacted resorts.

Wyndham corporate also uses K&L Gates, however the verbiage in the HOA documents indicates there will be no direct conflict of interest. I am not sure who is representing Wyndham corporate itself, whether from Wyndham, K&L Gates, another outside firm, or a mix thereof.


Sent from my iPhone using Tapatalk

 

[jp10558]

Agreed - that's why I already indicated in a prior post that Wyndham should have sent out an email to all owners pointing back to the website missive posted in July.

Again, based upon certain assumptions, most of which likely are not accurate or legally applicable. I'm not saying Wyndham couldn't do better, but I'm also aware that it's not nearly as simple as many would like to make it out to be, despite their best efforts.

Just in terms of interest - what is a hypothetical reason (outside of national security gag letters that shouldn't apply here) that a company legally couldn't tell people who have booked and people who are trying to book a reservation that the reservation may not be honored for a set of dates? I just did my first VRBO booking and they could tell me they'll let me know when it's confirmed and a timeframe for the confirmation. Now most of the time this doesn't happen, but they could even say the booking won't be confirmed till you check in.

I'll repeat my claim that the only answer here is Wyndham has their contracts set up such that they think they'll have some disadvantage in court if they stop taking reservations, or even hint that they may not be honored. AND OR They're so incompetent that they can't figure out they should post at least their current sparse public notice somewhere conspicuous on their site when accessing bookings etc, and to e-mail owners at the resorts that info as well.

Personally I believe incompetency a lot more than there's some "conspiracy theory" of legal restrictions here. That other resorts in similar circumstances are avoiding, magically I guess.

 

[Double U]

I see no inventory at OIRC after12/31/25. Are we happy now

 

[geist1223]

How many of these HOA's are truly independent? How many does Wyndham have a majority of the Votes on the BOD? I hope they are building sturdy Chinese Walls.