2026 Maintenance Fees Discussion

[bazzap]

I don’t believe this is correct. MVC looks out into the future many years. Look at the reserve detail on your annual budget.

I can’t speak for US resorts, but yes for Phuket Beach Club we regularly reviewed a 30 year budget, taking account of all projected major refurbishment projects to ensure that planned Reserve Funding would cover these going forward.


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[SueDonJ]

I think California lets properties basically decide for themselves what reserves are appropriate, whereas Florida, in the aftermath of collapsed buildings which were not maintained, has specific standards they have to adhere to. So I'd say Florida is extra conservative about reserves, which is a reaction to a tragedy or two. That could happen in California if a building falls down.

But I'd also note that California largely disallows tall buildings along the coast, while Florida is overrun with them.

Florida isn't the only state that requires a waiver of "fully funded reserves" as determined by legislation - South Carolina does as well, although FL is a yearly voting issue while SC is less frequent. Also, it's been an issue in both states since long before the relatively recent collapse of that building in Florida (but since and because of that collapse FL has enacted additional legislation that increases related reserve requirements which I don't believe owners can vote to waive.)

I'm with @dioxide45 on voting to waive, if allowed, adherence to the states' requirements because from all appearances it doesn't result in underfunding that eventually causes a Special Assessment at Marriott resorts, and in fact the MF's less the states' reserve determinations for the FL and SC resorts are closely aligned with the like Marriott resorts/unit sizes which aren't subject to similar legislation. Over all these years my SC resorts have had two, maybe three SA's that were directly related to hurricane damage, and I don't want Marriott to collect in advance via reserves and then sit on whatever monies might be needed as a result of a catastrophic incident that can't be predicted and isn't guaranteed to occur. Also, all of the SA at Marriott resorts that I've learned about on TUG weren't due to Marriott-as-Manager underfunding reserves - in two cases it was the resort boards that blatantly underfunded the budget for years in opposition to Marriott's influence, and in all others it was for one-time damage incidents and/or unknown factors that weren't and couldn't be known by the professionals who performed the reserve studies.

Whatever the reserve funding differences are between Marriott and the few states which legislate much more, there is no history of the states' definitions of "underfunded reserves" resulting in SA's at Marriott resorts. Why allow them to collect and sit on your money that's not immediately and may never be necessary, when you could be earning something on it by investing it?!

 

[craigd]

Florida isn't the only state that requires a waiver of "fully funded reserves" as determined by legislation - South Carolina does as well, although FL is a yearly voting issue while SC is less frequent. Also, it's been an issue in both states since long before the relatively recent collapse of that building in Florida (but since and because of that collapse FL has enacted additional legislation that increases related reserve requirements which I don't believe owners can vote to waive.)

I'm with @dioxide45 on voting to waive, if allowed, adherence to the states' requirements because from all appearances it doesn't result in underfunding that eventually causes a Special Assessment at Marriott resorts, and in fact the MF's less the states' reserve determinations for the FL and SC resorts are closely aligned with the like Marriott resorts/unit sizes which aren't subject to similar legislation. Over all these years my SC resorts have had two, maybe three SA's that were directly related to hurricane damage, and I don't want Marriott to collect in advance via reserves and then sit on whatever monies might be needed as a result of a catastrophic incident that can't be predicted and isn't guaranteed to occur. Also, all of the SA at Marriott resorts that I've learned about on TUG weren't due to Marriott-as-Manager underfunding reserves - in two cases it was the resort boards that blatantly underfunded the budget for years in opposition to Marriott's influence, and in all others it was for one-time damage incidents and/or unknown factors that weren't and couldn't be known by the professionals who performed the reserve studies.

Whatever the reserve funding differences are between Marriott and the few states which legislate much more, there is no history of the states' definitions of "underfunded reserves" resulting in SA's at Marriott resorts. Why allow them to collect and sit on your money that's not immediately and may never be necessary, when you could be earning something on it by investing it?!

These are all good points. Does anyone know the average age of resorts in the portfolio? I feel like this type of thing does not show up as an issue until a property is 30 years old. If Marriott has managed a resort that is older than that without special assessments not related to natural disasters, then they are doing it right regardless of what legislatures otherwise prescribe.

 

[sponger76]

These are all good points. Does anyone know the average age of resorts in the portfolio? I feel like this type of thing does not show up as an issue until a property is 30 years old. If Marriott has managed a resort that is older than that without special assessments not related to natural disasters, then they are doing it right regardless of what legislatures otherwise prescribe.

Don't know about average age being calculated, but this thread talks about when the ages of many resorts. A number of them are indeed 30 years old or more.

 

[dioxide45]

I didn't see a thread for this yet, and this certainly doesn't need to be an official one but I received the 2026 estimated budget for Marriott's Harbour Lake. Certainly with it being estimated, the total fees isn't something to consider given how they estimate based on fully funded reserves. In any account, did notice a few things of interest.

Parking revenue is expected to be double what it was in 2025. I suspect they had mopre revenue in 2025 than they anticipated receiving?
There is a Surplus Return under Revenue of about $88. Though it is offset under Expenses as Operating Capital. I recall resorts doing something similar during covid when they had a surplus.
Taxes are up 12%
Housekeeping is flat or actually down 1%
Bad Debt is about $45 per owner week. Though when I do the math on this, it seems like that only works out to about 365 interval weeks in default.
Operating Fee overall is going to be up by 8%.

LINK to estimated budget

 

[Superchief]

I didn't see a thread for this yet, and this certainly doesn't need to be an official one but I received the 2026 estimated budget for Marriott's Harbour Lake. Certainly with it being estimated, the total fees isn't something to consider given how they estimate based on fully funded reserves. In any account, did notice a few things of interest.

Parking revenue is expected to be double what it was in 2025. I suspect they had mopre revenue in 2025 than they anticipated receiving?
There is a Surplus Return under Revenue of about $88. Though it is offset under Expenses as Operating Capital. I recall resorts doing something similar during covid when they had a surplus.
Taxes are up 12%
Housekeeping is flat or actually down 1%
Bad Debt is about $45 per owner week. Though when I do the math on this, it seems like that only works out to about 365 interval weeks in default.
Operating Fee overall is going to be up by 8%.

LINK to estimated budget

It doesn't look like they are trying too hard to keep increases low. Many people will be forced out of ownership if these increases continue.

 

[rickandcindy23]

"Flattish." Like it's owners' fault Marriott sold to deadbeats.

Salespeople push too hard to get sales from people who truly cannot afford to pay for the ownership, then the fees on top of that. The responsibility should be on Marriott.

 

[igopogo]

I didn't see a thread for this yet, and this certainly doesn't need to be an official one but I received the 2026 estimated budget for Marriott's Harbour Lake. Certainly with it being estimated, the total fees isn't something to consider given how they estimate based on fully funded reserves. In any account, did notice a few things of interest.

Parking revenue is expected to be double what it was in 2025. I suspect they had mopre revenue in 2025 than they anticipated receiving?
There is a Surplus Return under Revenue of about $88. Though it is offset under Expenses as Operating Capital. I recall resorts doing something similar during covid when they had a surplus.
Taxes are up 12%
Housekeeping is flat or actually down 1%
Bad Debt is about $45 per owner week. Though when I do the math on this, it seems like that only works out to about 365 interval weeks in default.
Operating Fee overall is going to be up by 8%.

LINK to estimated budget

This is interesting. It looks like operating capital is a new line item that makes up most of the increase. What is that line?

…edit… looking at your comment again, I see that could be your question as well.

 

[Superchief]

"Flattish." Like it's owners' fault Marriott sold to deadbeats.

Salespeople push too hard to get sales from people who truly cannot afford to pay for the ownership, then the fees on top of that. The responsibility should be on Marriott.

And they also get an additional 10% management fee on this bad debt expense that they caused to begin with, in addition to the 'operating capital'.

 

[dioxide45]

I’ve also wondered,, how many of the products and other items used by the resorts are actually provided and sold by Marriott vacation club to the homeowners association at a markup. Kind of like how franchise restaurants have to purchase all their products from the company versus being able to go out and just purchase them on their own.

 

[igopogo]

Renovations and insurance are both MVC owned companies, from my understanding. I’m not sure about the markup but I’m guessing it’s there. I never thought about things like soap and paper towels, but you could be on to something.

 

[chosshaul]

They have to be careful. Too much greed will make their product too expensive and even the salesmen won’t be able to twist the numbers.
Right now the average person can easily look at sirbnb or other online competitors. Some of the numbers aren’t making that much sense anymore.

 

[jwalk03]

They have to be careful. Too much greed will make their product too expensive and even the salesmen won’t be able to twist the numbers.
Right now the average person can easily look at sirbnb or other online competitors. Some of the numbers aren’t making that much sense anymore.

Buying from the developer has ALWAYS been too expensive and a very poor investment. Timeshare sales depend on smoke and mirrors, and often outright deception to sell to unsuspecting customers that don’t know better.

 

[smith_4]

Do we know what the maintenance fees will be this year for Marriott's Harbour Lake? Last year I was surprised to see how much they went up that I was considering deeding mine back. I am hoping they won't increase them too much this year.

 

[dioxide45]

Do we know what the maintenance fees will be this year for Marriott's Harbour Lake? Last year I was surprised to see how much they went up that I was considering deeding mine back. I am hoping they won't increase them too much this year.

Not yet, I believe the budget/BOD meeting is this week (Friday). We won't get any information out of that meeting nor bills for a month or more.

 

[claraj]

I received the Grande Vista budget in the mail yesterday. Does the section on the right give you an idea of what maintenance fees will be (2026 Budget by Villa Type)? If so, it appears to be significant increases ($2628.40 for 2BR platinum). Not sure if I am interpreting this correctly.

 

[dioxide45]

I received the Grande Visit budget in the mail yesterday. Does the section on the right give you an idea of what maintenance fees will be (2026 Budget by Villa Type)? If so, it appears to be significant increases ($2628.40 for 2BR platinum). Not sure if I am interpreting this correctly.View attachment 116812

That shows fully funded reserves. So it likely isn't accurate as to what the fees will be once all is said and done. I think the vote was already held to waive fully funded reserves? I can't remember, I own too many timeshares.

 

[WaikikiFirst]

how many of the products and other items used by the resorts are actually provided and sold by Marriott vacation club to the homeowners association at a markup.

idk about MVC but this is true & clearly stated for HGV. I just asked AI to confirm and AI denied it, but you know ... #AIJMSUA
So, I went to the HGV 10K, and "Our resort management services primarily consist of operating properties under management agreements for the benefit of homeowners’ associations (“HOAs”) of VOI owners at both our resorts and those developed by third parties. Our management agreements with HOAs provide for a cost-plus management fee, which means we generally earn a fee equal to 10% to 15% of the costs to operate the applicable resort. "
"To Operate" would certainly seem to mean HGV buys all the supplies, etc and charges the fee on top.

 

[Superchief]

That shows fully funded reserves. So it likely isn't accurate as to what the fees will be once all is said and done. I think the vote was already held to waive fully funded reserves? I can't remember, I own too many timeshares.

Operating expenses show a 5.8% increase, but that includes a 32% increase in management fees. These should be much lower if fully funded reserves are waived. Notice that the operating capital 'slush fund' also increased.

 

[Wanderlustgrl]

That shows fully funded reserves. So it likely isn't accurate as to what the fees will be once all is said and done. I think the vote was already held to waive fully funded reserves? I can't remember, I own too many timeshares.

If trust points are backed by all the weeks in the trust. How can they say what the maintenance is on the pts before all the weeks are finalized? Of all the weeks go up shouldn’t the pts

 

[dioxide45]

If trust points are backed by all the weeks in the trust. How can they say what the maintenance is on the pts before all the weeks are finalized? Of all the weeks go up shouldn’t the pts

Marriott is the one that prepares all the estimated budgets for the different resorts, so they have a good idea what the fees will be like for the following year. It is also possible that they are basing the fees on prior year numbers and adding some extra padding. Marriott doesn't really share the dynamics of how they do the full calculation.

 

[jmhpsu93]

Completely flat MFs on Abound 2025 to 2026, minus the few $$ more for membership dues. I guess that's good? (or they were blatantly ripping us off last year...)

 

[jwalk03]

Completely flat MFs on Abound 2025 to 2026, minus the few $$ more for membership dues. I guess that's good? (or they were blatantly ripping us off last year...)

I'm going to guess sales has been getting significant push-back on the escalating maintenance fees and its impacting the bottom line- so they did anything they could to keep them flat this year to try and turn that sales trend around for 2026.

 

[vacationtime1]

I'm going to guess sales has been getting significant push-back on the escalating maintenance fees and its impacting the bottom line- so they did anything they could to keep them flat this year to try and turn that sales trend around for 2026.

Silly me. I had always thought that MF's were based on operating costs. I guess there has been zero inflation this past year.

 

[jwalk03]

Silly me. I had always thought that MF's were based on operating costs. I guess there has been zero inflation this past year.

Sure of course they are- but Marriott controls these resorts, and sets the budgets, and spending priorities, and can save money in various ways to keep expenses down and they finally reached a point where they had to seriously try to do some cost cutting so they could keep things flat this year.