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

[chapjim]

Agree - always good to get the feedback from the masses and what the reps are telling them as opposed to the guidance from on high which may or may not filter down to the reps as intended. Keep the feedback coming please!


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Happy to be one of "the masses."

 

[Floridaman76]

My booking for one of the resorts that is closing which starts on January 18 still has not been cancelled... crazy. It's not one of the ones which has not voted either.

Crazy we are at about a month out and they still have not notified people about their vacations being ruined yet.

 

[RENTER]

Give it up, pal, you aren't going to find coun any sympathy here. Almost all of us still left use the product for what it was intended for, not a supplamental income stream...

The big question we are all dying to know is, are you taking the swap to CWA??

I don't recall asking for sympathy. Don't feel sorry for me. I made my money back and traveled for free and now moving on. Feel sorry for those who were not as fortunate as I was and are stuck paying for something they can no longer use or give away. They could try to rent but that means dealing with Wyndham's inconsistent rules on renting.

I also feel sorry for those who do not see what is coming down the road because of Wyndham's insane policy of trying to sell to current owners rather than improve their image to attract new owners.

That is the same short-term thinking that destroys countries that do not have enough young people to replace older generations.

 

[bamasteve]

Just got a letter for myself and my wife from the Fairfield Williamsburg HOA. Written in very legal formal langauge. Instructions are awful. But I am guessing that I have to fill out this Proof of Claim Form 410 to prove that I own the timeshare in Williamsburg as a part of the Bankruptcy. Anyone else getting these forms? I figure I will fill it out to the best of my ability - but some questions are very confusing.

 

[paxsarah]

Just got a letter for myself and my wife from the Fairfield Williamsburg HOA. Written in very legal formal langauge. Instructions are awful. But I am guessing that I have to fill out this Proof of Claim Form 410 to prove that I own the timeshare in Williamsburg as a part of the Bankruptcy. Anyone else getting these forms? I figure I will fill it out to the best of my ability - but some questions are very confusing.

I've seen some owners in the Facebook groups talk about receiving this form but this is the first time I've actually seen it so thanks for posting it. As an owner, you're an "Equity Security Holder," but I don't think that automatically means that you're a creditor with a claim, which is what this form seems to be asking. I wonder if already-paid 2026 maintenance fees would be a basis for a claim on this form, since they should be refunded. But even if that would be an appropriate use of this form, how is one really to know with absolutely no instructions or guidance? I kind of scoffed a couple of weeks ago at someone in one of the Facebook groups who was considering getting a lawyer for this process, but now I figure that person at last would have a professional advisor to ask this question.

@HitchHiker71 This may be beyond the scope of your contacts at Wyndham, but can they give feedback on why owners are getting these forms and what the expectation is that they would use them for?

Also, I just noticed that the Falls is up on the website (where I was remining myself of the phrase "Equity Security Holder"): https://cases.omniagentsolutions.com/documents?clientid=3771&tagid=1303

 

[Arimaas]

I've seen some owners in the Facebook groups talk about receiving this form but this is the first time I've actually seen it so thanks for posting it. As an owner, you're an "Equity Security Holder," but I don't think that automatically means that you're a creditor with a claim, which is what this form seems to be asking. I wonder if already-paid 2026 maintenance fees would be a basis for a claim on this form, since they should be refunded. But even if that would be an appropriate use of this form, how is one really to know with absolutely no instructions or guidance? I kind of scoffed a couple of weeks ago at someone in one of the Facebook groups who was considering getting a lawyer for this process, but now I figure that person at last would have a professional advisor to ask this question.

@HitchHiker71 This may be beyond the scope of your contacts at Wyndham, but can they give feedback on why owners are getting these forms and what the expectation is that they would use them for?

Also, I just noticed that the Falls is up on the website (where I was remining myself of the phrase "Equity Security Holder"): https://cases.omniagentsolutions.com/documents?clientid=3771&tagid=1303

This shouldn't be considered legal advice, but I agree with your assessments (no pun). We all have a claim to debt held by the HOA, our prepaid MFs (which should be in escrow, I would think), and I assume that this is with respect to that claim, Also, on your other line of thinking, I am not going to pay a lawyer $500 + to look at this form and validate that, and tell me what to do, for the $950 HOA owes me for prepaid MFs (I believe that's the only claim I am entitled to from Wyndahm and/or the HOA).

As an aside, since we separate the HOA and Wyndahm, this appears to be clearly an HOA action, not a Wyndham action

 

[Sandy VDH]

Has anyone seen there swap to CWA show up in their account yet? My Glade in gone off my annual summary, but the CWA has not yet taken its place.

 

[bamasteve]

Well in absence of a lawyer's visit, I asked IA and got this about the Form 410:

By sending you this form, the court is treating you as a creditor. This typically happens if the management company or developer of your timeshare has filed for bankruptcy and they believe they might owe you money (perhaps for prepaid fees, unfulfilled services, or a refund).

Does this mean you get the value of your timeshare back?​

Likely not. Filling out this form is not a way to "sell" your timeshare back to the court or get a refund for its original purchase price.

If the resort/management company is bankrupt, the "value" of your timeshare as an asset usually stays with you (unless the court specifically liquidates the property itself). Form 410 is specifically for money you are currently owed by the company as of the date they filed for bankruptcy.

Should you fill it out?​

You should only fill out and return Form 410 if you believe the company owes you a specific dollar amount. Common reasons a timeshare owner would file a Proof of Claim include:

• You paid maintenance fees for services that were never provided because the resort closed.
• The company owes you a refund for a cancelled contract.
• You have a legal judgment against the company that they haven't paid yet.

If you do not believe they owe you money, you generally do not need to file the form. Filing it when you aren't owed money won't result in a payment and could potentially lead to legal confusion.

Key Considerations for Timeshare Owners​

1. Check the Debtor's Name: Look at the top of the form to see exactly who filed for bankruptcy. Is it the resort itself, or just the management company?
2. The "Secured" vs. "Unsecured" Trap: Most timeshare owners are "unsecured creditors," meaning they are at the bottom of the list to get paid. Even if you file the claim, there is no guarantee you will receive any money.
   
   
   
3. Future Fees: Filing this form does not necessarily stop you from being responsible for future maintenance fees if the resort continues to operate under a new owner or trustee.

 

[nibble4bits]

Yes I own the underlying property/land and can sell it as if it were a regular ol house. I already pay for taxes and insurance. Maintenance will be the biggest question mark once this bankruptcy proceeds as there will be no one to take trash, remove snow, or mow. Also we are also currently responsible for our own internal maintenance such a as plumbing/ HVAC so it's really exterior maintenance that would change.

It does seem our maintenance fees would go away, unless we vote on keeping the shared pool / gym/ other facilities open which I do not this would pass as that seems extremely expensive for 10 owners to float.

I 100% agree that it's preposterous that wyndham isn't offering to buy us out, but part of me suspects the buyer who comes in may make an offer to get us out of their hair

The "skeleton crews" are supposed to be maintaining the appearance of the overall resort to have it look good for potential buyers. I doubt that includes trash but maybe they'd do snow removal once it was officially up for sale. How you would be on the hook for maintenance, when we've already been told we wouldn't be paying for anything after Wyndham's management ends, is unclear.

 

[TUGBrian]

while i take some time to try to go thru 5000 posts, if anyone still reading attended a sales presentation while all this was going on and the salesperson tried to "upsell" owners at these resorts to more points (vs letting them know about the free offer to convert to cwa), please reply here, or pm me to let me know or post a link to the posts if you happen to remember it specifically!

 

[dsanner106]

My booking for one of the resorts that is closing which starts on January 18 still has not been cancelled... crazy. It's not one of the ones which has not voted either.

Crazy we are at about a month out and they still have not notified people about their vacations being ruined yet.

What resort is it? Several are only closing in part, some buildings will remain. Star Island, Pagosa and a couple others. It is possible you will have a room available if it is one of those.

Drew

 

[Floridaman76]

What resort is it? Several are only closing in part, some buildings will remain. Star Island, Pagosa and a couple others. It is possible you will have a room available if it is one of those.

Drew

This is a resort that is closing in it's entirety.

 

[Richelle]

Received this for the Bentley Brook reservation today.

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[comicbookman]

That doesn't sound all that helpful.

 

[Floridaman76]

Received this for the Bentley Brook reservation today.


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I got the EXACT same email today regarding my booking at a different resort on 1/18.

My first thought is, "you have got to be kidding me". That's what / how they are communicating. I'm at just over 3 weeks till I was supposed to go on a 2 week stay and that's what I got. Not a phone call, just a really generic form letter.

Obviously I knew this was coming and already made other arrangements, but kept it on the books just to see how the process played out. And it was about as poor as I thought it would be.

For what it's worth, the reservation is still in my list of trips. I'm wondering if I should call and make a scene or not. Maybe just to see what or how they respond. I wonder if Owner Care is handling this or if they have subbed it out to temps who are just reading scripts.

 

[Floridaman76]

The timing of this, 12/23, why not wait until midnight on 12/24 or 8am on Christmas Day, just to rub even more salt in the wound?

 

[HitchHiker71]

I got the EXACT same email today regarding my booking at a different resort on 1/18.

My first thought is, "you have got to be kidding me". That's what / how they are communicating. I'm at just over 3 weeks till I was supposed to go on a 2 week stay and that's what I got. Not a phone call, just a really generic form letter.

Obviously I knew this was coming and already made other arrangements, but kept it on the books just to see how the process played out. And it was about as poor as I thought it would be.

For what it's worth, the reservation is still in my list of trips. I'm wondering if I should call and make a scene or not. Maybe just to see what or how they respond. I wonder if Owner Care is handling this or if they have subbed it out to temps who are just reading scripts.

Given you are only a few weeks away and didn’t receive any other follow-up on the reservation in question, I would call and complain, especially if it was for a two week stay - that’s not something that is easily replaced. Please report back on what if anything Wyndham offers for your complaints.


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[Jan M.]

They were calling people who had reservations at the impacted resorts. It appears that they didn't have enough people assigned to do it to be able to handle the volume of reservations that needed cancelled and potentially rescheduled elsewhere. With the call centers closed on Christmas Eve day and Christmas Day, and probably some workers having off through the weekend, there's no way they were getting through the backlog of calls.

Sadly, we're still seeing posts in the Facebook groups from owners who are asking about the closings and about the letters and forms from their HOAs and Wyndham that they're getting. Even more from owners who don't own at one of the resorts but have a reservation at one of them.

Contacting owners with reservations was so very poorly managed that it can and should be considered inexcusable. The emails like Richelle received and posted should have been sent out promptly after the votes were held and move to file bankruptcy was approved at each resort. In looking at the dates of the votes on the master list, they've had 2.5+ months to 6+ weeks at a good number of the resorts on the list.

 

[Floridaman76]

It wasn't 2 whole weeks, but it was over a week, 11 days

 

[shawnee83]

As a whole owner at Ridgetop, Ive received a letter in the mail saying I can either keep my unit or put it up for sale with the timeshares in the community.

Something tells me that the lawyers got together (for $$$$ per hour) and this is the best they could come up with.

 

[shawnee83]

I believe the best option for any developer is to take Fairways and convert them to a condo hotel associated with the Inn.

That does sound like a good idea... I wonder what the Shawnee Inn thinks? I walked through Fairways on my last visit and it has a really different feel from the rest of the "resort."

 

[paxsarah]

They were calling people who had reservations at the impacted resorts. It appears that they didn't have enough people assigned to do it to be able to handle the volume of reservations that needed cancelled and potentially rescheduled elsewhere.

Yes, I had made alternate plans but held my original reservation just like Troy did, but it was at the first resort to vote (OIRC) and my reservation wasn’t until April. They called me in September about a week after the HOA met, and I was pleasantly surprised that it seemed so efficient. It’s disappointing but unsurprising that they’ve fallen so far behind. This was really the worst case scenario that people were speculating about.

 

[Floridaman76]

Yes, I had made alternate plans but held my original reservation just like Troy did, but it was at the first resort to vote (OIRC) and my reservation wasn’t until April. They called me in September about a week after the HOA met, and I was pleasantly surprised that it seemed so efficient. It’s disappointing but unsurprising that they’ve fallen so far behind. This was really the worst case scenario that people were speculating about.

It's an almost daily occurence that people are STILL being blindsided by this, as reported on the various Facebook groups.

I guess we should feel lucky we are here and "got in on the ground floor" back in July and were able to plan accordingly. Hell, I was AT a resort that was closing when this leaked.

I do kind of kick myself for not buying that fixed week at Bently Brook for $1 all in just to see what kind of payout I could have gotten.

 

[seascapemvy]

It's an almost daily occurence that people are STILL being blindsided by this, as reported on the various Facebook groups.

I guess we should feel lucky we are here and "got in on the ground floor" back in July and were able to plan accordingly. Hell, I was AT a resort that was closing when this leaked.

I do kind of kick myself for not buying that fixed week at Bently Brook for $1 all in just to see what kind of payout I could have gotten.

I thought of purchasing some units for $1 but didn't think it was worth it. Yes, it likely would have been profitable but not worth the frustration.

 

[Roger830]

I wonder what will happen if a member had booked a reservation at Bentley Brook with CWA points for January 3 which is now less than 15 days before check-in. If the member now cancels that reservation, would the points be forfeited by the system?