HGVC's Deed Back Process

[ngl1020]

Hello all. I'm new to this forum. I'm trying to help my father get out of his HGV timeshare in NYC. He had it listed on the re-sale market thru HGV, but no offers, so he approached HGV about doing a deed back. They replied with a shakedown - I mean "offer" - of having my father pay $4200 to tranfer the deed back to HGV! Has anyone else have this experience? My (probably naive) belief that he could just return the timeshare to HGV without any additional fees/charges/etc. My father is up to date on HOA fees and has no loans outstanding. Any advice would be GREATLY appreciated. Thanks!

Yes!! Same for me. My parents passed and my sister and I are on the deeds and have no use for HGVC. Thanks to this board, I was able to deed back one (Bay Club) at no cost but HGV did the same on the Kalia Suites property- told me if I pay them $2500, they would take it back! Of course the dues this year are $1800 so maybe I should just pay them to get this over with. We rarely use the points so it is not worth the $1800 each year. (We are DVC owners and can get 2.5x what we paid 14 years ago so this is all so odd to me!!)

 

[REXON21]

I sent an email to transitions@hgv.com and was informed that my inquiry was related to a Diamond Resorts contract.
I was therefore advised to contact the resale@hgv.com email address.
At this point, should I register on the HGVC website first?
Does contacting the resale email ultimately mean that my case will be referred to a resale broker?
I would appreciate your advice on the most effective way to proceed.

 

[GT75]

and was informed that my inquiry was related to a Diamond Resorts contract.

I am confused about what your ownership is because in this following post you stated something else.

My ownership includes Grand Islander, Grand Waikikian, Kings’ Land, and SeaWorld...

Does contacting the resale email ultimately mean that my case will be referred to a resale broker?

yes. They only put it on a list for the price that you set, and the resale brokers will try to sell it. If the price is set too high, then it will not sell.

I would appreciate your advice on the most effective way to proceed.

If your ownerships have value, then I would suggest that you sell them. If they don't have value, then I would suggest giving them away for free.

You can also refer to the following thread.

Inquiry Regarding Foreclosure

I am a foreigner and I have no plans to live in the United States. I only visit occasionally for travel. If, in the future, I end up with one or two HGV contracts that have no resale value and I am unable to transfer them, what would happen if I stop paying the maintenance fees? Would the...

tugbbs.com

 

[REXON21]

I am confused about what your ownership is because in this following post you stated something else.





yes. They only put it on a list for the price that you set, and the resale brokers will try to sell it. If the price is set too high, then it will not sell.


If your ownerships have value, then I would suggest that you sell them. If they don't have value, then I would suggest giving them away for free.

You can also refer to the following thread.

Inquiry Regarding Foreclosure

I am a foreigner and I have no plans to live in the United States. I only visit occasionally for travel. If, in the future, I end up with one or two HGV contracts that have no resale value and I am unable to transfer them, what would happen if I stop paying the maintenance fees? Would the...

tugbbs.com

I contacted transitions@hgv.com regarding a deed-back request.
My inquiry was specifically about one SeaWorld ownership.

However, I was informed that I had contacted the wrong department.
They explained that transitions@hgv.com only handles contracts related to Diamond Resorts that have been taken over by Hilton.

They also advised me to contact resale@hgvc.com instead.

 

[Timesharelady1]

Hi, I have a question about HGVC Deed Back. We have a penthouse contract at the Grand Waikikian Hilton Hawaiian Village and when we upgraded to this one (we became members in July 2022) we asked if we'd be able to sell it back to Hilton is things changed financially. Our sales guy said absolutely. But I keep getting told different answers by every person I call at Hilton. Does my contract have to be paid in full in order to do a Deed Back? I filled out the online forms and sent several emails to RESALE as well as Portfolio Services. Have any of you gotten a Deed Back or resale when you still had a hefty amount left on your "mortgage" contract?
Thanks for any and all information!!

 

[HuskerATL]

Hi, I have a question about HGVC Deed Back. We have a penthouse contract at the Grand Waikikian Hilton Hawaiian Village and when we upgraded to this one (we became members in July 2022) we asked if we'd be able to sell it back to Hilton is things changed financially. Our sales guy said absolutely. But I keep getting told different answers by every person I call at Hilton. Does my contract have to be paid in full in order to do a Deed Back? I filled out the online forms and sent several emails to RESALE as well as Portfolio Services. Have any of you gotten a Deed Back or resale when you still had a hefty amount left on your "mortgage" contract?
Thanks for any and all information!!

Unfortunately, for resale, it needs to be paid off. I suspect the deed back to be the same unless you can prove hardship, then maybe. If they won't, then your only other option would be to just stop paying and let it go to default.

 

[GT75]

Have any of you gotten a Deed Back or resale when you still had a hefty amount left on your "mortgage" contract?

No, it won't happen. It must be paid in full. In general, HGVC doesn't do a deed back but refers you to the resale department.

 

[SmithOp]

Hi, I have a question about HGVC Deed Back. We have a penthouse contract at the Grand Waikikian Hilton Hawaiian Village and when we upgraded to this one (we became members in July 2022) we asked if we'd be able to sell it back to Hilton is things changed financially. Our sales guy said absolutely. But I keep getting told different answers by every person I call at Hilton. Does my contract have to be paid in full in order to do a Deed Back? I filled out the online forms and sent several emails to RESALE as well as Portfolio Services. Have any of you gotten a Deed Back or resale when you still had a hefty amount left on your "mortgage" contract?
Thanks for any and all information!!

Unfortunately the sales guy told a half truth, they only take back certain deeds on trade ins for a new purchase, like when you upgraded to this GW PH.

 

[matt_gannon_]

As of 4/2025

• The contact email for HGVC deed back is transitions@hgv.com (note the change from pfoliosvc@hgvc.com )
• the correct website for the HGVC surrender program (now apparently using the same name as the old diamond resorts program) https://club.hiltongrandvacations.com/en/hgv-transitions
• phone number for the deedback department is: 800-932-4482 or 407-722-3722
• Embarc/Extraordinary Escapes: 604-689-5363 (worldwide)
• May take 90-120 days to process the deed back.

also there is a form you can fill out when logged into the hgvc website:
direct link to online form: https://club.hiltongrandvacations.com/en/help/contact/how-can-we-help-you

or

via Portal ...click
Help > Owner Information > Loss Mitigation


HOA VOLUNTARY SURRENDER
PROGRAM TERMS AND CONDITIONS
Other terms and conditions to the Voluntary Surrender Agreement (“Agreement”):
1. Property Maintenance and Expenses (Homeowner’s Association Assessments).
If all the terms and conditions of this Agreement are met, you will be released from all remaining property maintenance and expenses (“HOA Fees”) associated with your vacation ownership interest upon the successful conveyance of your vacation ownership interest back to us.
2. Satisfaction and Release of Liability (HOA Liens).
If all the terms and conditions of this Agreement are met and, upon conveyance of your vacation ownership interest to us by Warranty Deed (or the equivalent in the state where your vacation ownership interest is located), we will release any liens held by Hilton encumbering the vacation ownership interest. Upon recording the required lien release(s), as any Homeowner’s Association lien(s) for delinquent assessments (if applicable) will be satisfied, which will result in Hilton (and/or its affiliates) foregoing all rights to pursue a deficiency judgment.
3. Foreclosure Sale Suspension – only applicable to owners already in foreclosure.
We will suspend any foreclosure sale date until the conveyance of your Property has been completed, provided you return a validly executed and recordable deed and continue to abide by the terms and conditions of this Agreement. If any of the terms and conditions of this agreement are not met within 45 days as of the date of this agreement, we may initiate or continue the foreclosure process as permitted by the mortgage documents, recorded liens and/or governing association documents.
4. Termination of This Agreement.
We may terminate this Agreement at any time if:
a. Your financial situation improves significantly, you qualify for loan modification, you bring the account current or you pay off the obligations associated with the account (mortgage, association assessments, and/or other fees) in full.
b. You fail to act in good faith with the Agreement.
c. A significant change occurs to the property condition or value.
d. There is evidence of fraud or misrepresentation.
e. You file for bankruptcy and the Bankruptcy Court declines to approve the agreement.
f. Litigation is initiated or threatened that could affect title to the property or interfere with a valid conveyance.
5. Settlement of a Debt.
The proposed transaction represents our attempt to reach a settlement of your account, which may be associated with delinquent obligations (such as a delinquent mortgage or Homeowner’s Association assessments). You are choosing to enter into this Agreement even though there is no guarantee that the transaction will be successful. In the event this transaction is unsuccessful, we may exercise our remedies under the mortgage or governing association documents, including foreclosure. In consideration for Hilton’s willingness to accept the return of the Vacation Ownership Interest (VOI), you agree to release Hilton from and against any and all present or future claims and/or disputes that you may assert or may have asserted against Hilton of any nature whatsoever, known or unknown and immediately withdraw any such complaints made against the Indemnified Parties with any local, state, or federal agency, and cancel any credit card dispute or investigations it may have opened in connection with the Contract.
6. Credit Reporting Considerations
We cannot provide opinions or assumptions as to the impact to the borrower’s credit score, nor do we have control over, or responsibility for, the impact on the borrower’s credit score.
7. Membership Benefits.
Benefits associated with the above contract and HGVClub Membership shall automatically terminate once you no longer own a vacation ownership interest at an affiliated resort. Once HGVClub Membership is terminated, benefits and privileges of HGVClub Membership automatically and immediately cease. For instance, any unused Bonus Points or any Hilton Honors privileges granted solely in connection with HGVClub Membership shall automatically expire. Furthermore, reservations are subject to cancellation upon termination of the HGVClub Membership.
8. No Refund.
Owner understands and agrees that no refund of any amounts paid by the owner in connection with the VOI will be due or payable to Owner or any third party. Additionally, any chargeback attempts on credit card or debit card payment(s) previously made in connection with the VOI may be deemed as a failure to act in good faith by the owner and result in termination of this agreement.





Wanted to add this image provided by another TUG member outlining the official HGVC process for handling defaults as it is great info for any owners who may find themselves in this situation!

View attachment 98682

I’m looking for some honest advice here because I feel like I got myself into a tough spot.

About 2 months ago, I purchased a Hilton Grand Vacations package (12,000 points). At the time, I was told I’d be able to use the points for my work travel pretty easily, which was a big selling point for me.

Fast forward to now, and it just hasn’t worked out like that at all. My travel schedule is pretty specific, and I haven’t been able to use the points even once. It’s becoming clear that this isn’t something I’m realistically going to use.

I’ll own it — I made a mistake and probably moved too fast. Since then, I’ve also taken on other financial commitments (including vehicles for a Turo business), and now this timeshare payment is just adding pressure.

I’ve already had my first payment come out, and I’m realizing I might be paying for something I’ll never use.

I’m not saying I was “scammed,” but I do feel like the flexibility and usability were oversold to me.

At this point, I’m trying to figure out the best move:

• Is there any realistic way to get out of this (exit, resale, etc.) this early?
• What actually happens if I just stop paying?
• Has anyone successfully worked with HGV on a surrender or hardship situation this soon after signing?

I’m honestly at the point where I’d rather take a credit hit than keep paying for something that has zero value to me, but I want to understand the real consequences before making that decision.

Any advice or experiences would help a lot.