Kaanapali Beach Club questions

[Joelk]

Coming in late to this thread...

We bought KBC (Deluxe Ocean View) when it was Sunterra. I think there are three types of owners, folks that are part of the Hawaii Collection trust, deeded week owners, and what we are, deeded owners that are in THE Club.

Emi's description of the Deluxe Ocean View units are spot on. I prefer the ones that front the beach, but the ones overlooking the pool are also DOV so about half the time we get one of the beach front units.

I can say that since DRI took over, the resort overall has improved (I do wish they'd paint it something other than pink though ).

-- Joel

 

[dougp26364]

As far as painting, that's likely budgeted for in the cash reserves and planned for at a specific date. So you may yet get your wish.

I'm the same way. I hate the pink paint it hams now. To reprint early would just increase owners MF's and most owners wouldn't like that.

 

[feckman]

Just wanted to post an update -- we decided to move forward with purchasing two 1BR Deluxe OV weeks at the Ka'anapali Beach Club. We originally intended (and had a pending sale on) a WKORV 2BR OV unit, but that was usurped by Starwood via ROFR. After much consideration, the benefits of a KBC ownership -- especially multiple week ownership -- made infinitely more sense for us. Our reasons for doing so include:

• Cost is literally tens of thousands of dollars less than comparable view class at WKORV
• Deluxe OV unit views will be at least as good as (and probably much better than) any WKORV OV views
• Multi-week ownership provides 13 month reservation window
• There are no event weeks -- we can reserve weeks 1 - 52
• Very flexible check-in days (Th,F,Sa,Su,M) allow greater airfare flexibility
• Dual membership in both RCI and II
• The room renovations they're doing are very nice
• We really liked the pool

The list of mitigating factors include:

• DRI management quality is an unknown at this point (at best)
• No full kitchens
• No laundry in the units (although they have laundry machines on every other floor)
• The resort is beginning to show its age in the common areas

Given the things we value, it really became a no-brainer.

Also, we've been working with Syed Sarmad who I can't recommend highly enough. He's honest, responsive, professional and gets things done. Definitely more expensive to go with a broker, but the information, ease and peace of mind make it worth the premium in my book, even for a "lower-end" property like KBC. Also, we got a copy of the KBC disclosure statement which has a TON of interesting info about the way KBC has to be run, specific unit/view classes, etc. if anyone is interested.

Anyway, thanks again to everyone for the input and suggestions...and please keep your fingers crossed that *these* pass ROFR!!!

--Jim.

 

[csalter2]

Enjoy!

Just wanted to post an update -- we decided to move forward with purchasing two 1BR Deluxe OV weeks at the Ka'anapali Beach Club. We originally intended (and had a pending sale on) a WKORV 2BR OV unit, but that was usurped by Starwood via ROFR. After much consideration, the benefits of a KBC ownership -- especially multiple week ownership -- made infinitely more sense for us. Our reasons for doing so include:

• Cost is literally tens of thousands of dollars less than comparable view class at WKORV
• Deluxe OV unit views will be at least as good as (and probably much better than) any WKORV OV views
• Multi-week ownership provides 13 month reservation window
• There are no event weeks -- we can reserve weeks 1 - 52
• Very flexible check-in days (Th,F,Sa,Su,M) allow greater airfare flexibility
• Dual membership in both RCI and II
• The room renovations they're doing are very nice
• We really liked the pool

The list of mitigating factors include:

• DRI management quality is an unknown at this point (at best)
• No full kitchens
• No laundry in the units (although they have laundry machines on every other floor)
• The resort is beginning to show its age in the common areas

Given the things we value, it really became a no-brainer.

Also, we've been working with Syed Sarmad who I can't recommend highly enough. He's honest, responsive, professional and gets things done. Definitely more expensive to go with a broker, but the information, ease and peace of mind make it worth the premium in my book, even for a "lower-end" property like KBC. Also, we got a copy of the KBC disclosure statement which has a TON of interesting info about the way KBC has to be run, specific unit/view classes, etc. if anyone is interested.

Anyway, thanks again to everyone for the input and suggestions...and please keep your fingers crossed that *these* pass ROFR!!!

--Jim.

You will enjoy KBC. I like it when I go there. The OV rooms I have been in were great. There are restaurants and food shopping stores within walkng distance. Also, the pool is great and the beach is on property. I like it better than WKORV because it's not as busy as that property and it's not as expensive. DRI does try to maintain its properties and has great bedding too. Members like that a lot. I plan on being there for a few weeks next year.

Congrats on your purchase.

 

[dougp26364]

If you don't mind paying the MF's for a well run, well maintained resort, then you'll be fine with DRI management. They do a good job and seem to higher good people but, it all costs money. While they are not the cheapest timeshare resort we own they are one of the better run and better maintained timeshare resorts we own.

 

[feckman]

Glad to hear that! I'm sure it'll be great. How bad can it be, 60ft from the ocean on Maui?

 

[dougp26364]

Glad to hear that! I'm sure it'll be great. How bad can it be, 60ft from the ocean on Maui?

There are definately worse things in life. Hawaii is the one reason it woudn't be bad living in California. Just a short 5 hour flight and you're in paradise. As it is it's a 12 to 15 hour travel odessey for us, thus we don't make the trip as often as we'd like.

 

[Chilcotin]

Pool depth at KBC

A little off topic but does anyone know how deep the pool at KBC is at it's deepest point? I like to do aqua exercises but I'm tall and like at least a five foot depth. Thanks.

 

[feckman]

A little off topic but does anyone know how deep the pool at KBC is at it's deepest point? I like to do aqua exercises but I'm tall and like at least a five foot depth. Thanks.

It's definitely deeper than 5'. The deep part is toward the ocean and I think it's around 7.5'.

 

[Chilcotin]

Thanks for the quick response feckman

 

[PamMo]

Another question about the view categories at KBC... I looked at the resort layout (in photos mentioned in post #21 of this thread), and can't tell if the view designation is the same for all floors? The floorplan shows the rooms/view for floors 8 & 9, but states 6 & 7 have only 1BR's, so the layout is different. Does anyone know what level deluxe ocean view turns into partial ocean or garden view on the pool side? Thanks!

 

[ccwu]

As I understand it, there is ocean view and deluxe ocean view. There isn't an ocean front designation. Some of the deluxe ocean view units face the ocean, some face the pool but have an open view to the ocean. The ocean view units are situated a little further back in the complex but can see some ocean.

KBC is a ocean front property (that means you do not need to walk cross the street to get to the beach.) The resort has beach. The delux ocean view is ocean front. You do not have any building block your view of the ocean. You look down from the balcony of the deluxe ocean view unit is the beach. At the two corner of the ocean front room, is delux ocean view that you have two balconies. You can not get any closer of the oceanfront than this.

I own KBC DRI points that I have flexibility to reserve any units 13 months in advance. I would be guaranteed with whatever unit that I want. If I want the corner unit of delux ocean view (ocean front), I will have one, not guaranteed with whick floor (I would only ask above 5th foor or so. I had no problem with my Hawaii trust point system. I love the flexibility. I can have any unit (from one bedroom to three bedroom presdential.) Never need a presidential three bedroom. I know the two bedroom is not a lock out. It does have full kitchen in the two bedroom even we never cooked there. The deeded unit will not guarantee the room number, it will guaranteed the same view category.

 

[feckman]

Another question about the view categories at KBC... I looked at the resort layout (in photos mentioned in post #21 of this thread), and can't tell if the view designation is the same for all floors? The floorplan shows the rooms/view for floors 8 & 9, but states 6 & 7 have only 1BR's, so the layout is different. Does anyone know what level deluxe ocean view turns into partial ocean or garden view on the pool side? Thanks!

It is definitely not the same for all floors. In fact, as you move higher, even units on the north side of the building (opposite the pool) become Deluxe OV. Here are the pages from the KBC disclosure statement that outline view categories:

And the property map:

As you can see, x12, x13, x14, etc. are all on the other side of the building but designated Type IC (Deluxe OV) on the top floors.

Hope this helps!

 

[ccwu]

Feckman,

Thanks for the information. Good to know the room arrangement and I can use the information to request one next time. So far I only know to request room ending with 08, or 12.

 

[ccwu]

It's certainly possible, but they were right in Lahaina and he certainly seemed to know what he was talking about. He strongly (and strongly isn't a strong enough word) urged us to stay away from any trust/points-related purchases because all control of what properties are in the trust lies with DRI. The way he explained it, every time they sell out of points "inventory" in, say, the Hawaii Collection, they just add another otherwise totally unrelated property into the trust. For example, properties in Arizona or Missouri.

Anyway, that's what we were told. Not sure how it squares with what others know about DRI in general and KBC specifically, but it was enough to scare us off from Diamond at the moment. That said, it does seem like there could be a lot of value in KBC, especially in the Deluxe OV view category. And so we're back reconsidering it...

That is not true. The Hawaii collection has only three resorts, KBC, point of Poipu and Polo Tower. The US collection has may be 21 resorts includes Arizona, st. Maarten. This is why the US collection MF is more stable since it is shared by 21 resorts or so. I have a friend owns St. Maarten and refuse to change to the US Trust. She pays higher assessment fee than the US collection since any thing needs repair in St Maarten, there was no sharing From the trust and bear all by the st. Maarten owners. The Hawaii Trust shared the water filtration cost of point of poipu. The deeded owners of the point of poipu would pay more if there is no pool to trust owners to share cost. DRI determine what needs to be updates. I understand there were a lots of updates in KBC. I will go there next month. I hope the swimming pool project is done and swimming pool is opened.

I was a deeded owner and updates to points owner and bought more points from developer to become platinum elite member and I am pleased with my upgrade. I am satisfied being in the Hawaii collection, even I was shocked for the 2012 MF to the huge water filtration charge for POP I was told that I still have the deeds even it is in the trust only being more flexible. It is more flexible, we can go for for any size of room, any view or roll over the Points to next year to have more rooms or weeks together. At club, we can reserve at home resort 13 month in advance. While deed can reserve 12 months in advance. So for holidays, club member would have a little advantage. The US collection can reserve at KBC may be 9months in advance. The peak week may be gone when it is 9 month in advance. Deeded owner has floating 1-52 on availability. You still need to reserve as early as possible to get your week. The deeded week say week 8 does not guaranteed you have week 8. It is still depend on when you make the reservation. I like Internet search availability and reservation. I am not sure if deeded owner can do that. Besides, I can request any room I want. They will mark my request and I always get the room I requested.

 

[csalter2]

That is not true. The Hawaii collection has only three resorts, KBC, point of Poipu and Polo Tower. The US collection has may be 21 resorts includes Arizona, st. Maarten. This is why the US collection MF is more stable since it is shared by 21 resorts or so. I have a friend owns St. Maarten and refuse to change to the US Trust. She pays higher assessment fee than the US collection since any thing needs repair in St Maarten, there was no sharing From the trust and bear all by the st. Maarten owners. The Hawaii Trust shared the water filtration cost of point of poipu. The deeded owners of the point of poipu would pay more if there is no pool to trust owners to share cost. DRI determine what needs to be updates. I understand there were a lots of updates in KBC. I will go there next month. I hope the swimming pool project is done and swimming pool is opened.

I was a deeded owner and updates to points owner and bought more points from developer to become platinum elite member and I am pleased with my upgrade. I am satisfied being in the Hawaii collection, even I was shocked for the 2012 MF to the huge water filtration charge for POP I was told that I still have the deeds even it is in the trust only being more flexible. It is more flexible, we can go for for any size of room, any view or roll over the Points to next year to have more rooms or weeks together. At club, we can reserve at home resort 13 month in advance. While deed can reserve 12 months in advance. So for holidays, club member would have a little advantage. The US collection can reserve at KBC may be 9months in advance. The peak week may be gone when it is 9 month in advance. Deeded owner has floating 1-52 on availability. You still need to reserve as early as possible to get your week. The deeded week say week 8 does not guaranteed you have week 8. It is still depend on when you make the reservation. I like Internet search availability and reservation. I am not sure if deeded owner can do that. Besides, I can request any room I want. They will mark my request and I always get the room I requested.

If you are a Club member with DRI you can reserve units with points at 10 months NOT 9 months.

 

[PamMo]

Wow, Feckman - that is GREAT information! Thank you.

So, have you closed on your KBC weeks yet? Did you end up with two annual 1BR deluxe ocean views?

 

[feckman]

That is not true. The Hawaii collection has only three resorts, KBC, point of Poipu and Polo Tower.

Incorrect. It also includes Sedona Summit Resort in Sedona, AZ and, according to my agent source, does or soon will include Suites at Fall Creek in Branson, MO. This may or may not be true, but there is nothing preventing them from adding more resorts and further diluting the pool of available points.

Also, multi-deeded week owners like us have 13 month booking priority as well. Apparently, DRI keeps two different reservation systems to keep deeded owners and points owners. DRI can only offer the units they control to points owners; deeded owners have access to everything else and are guaranteed access to their view category. More people in a smaller pool (where the number of people is increasing disproportionately quicker than the size of the pool) didn't make sense for us since we'll only be going to KBC or trading through II or RCI (KBC owners have access to both).

 

[feckman]

Wow, Feckman - that is GREAT information! Thank you.

So, have you closed on your KBC weeks yet? Did you end up with two annual 1BR deluxe ocean views?

My pleasure! We haven't closed yet, but the units passed ROFR yesterday so it should (hopefully) be smooth sailing from here. We did end up with two annual 1BR deluxe OV units, and we're already planning our first trip as owners next year. Can't wait!

 

[ccwu]

If you are a Club member with DRI you can reserve units with points at 10 months NOT 9 months.

Sorry, I mixed it with HGVC.

 

[ccwu]

Incorrect. It also includes Sedona Summit Resort in Sedona, AZ and, according to my agent source, does or soon will include Suites at Fall Creek in Branson, MO. This may or may not be true, but there is nothing preventing them from adding more resorts and further diluting the pool of available points.

Also, multi-deeded week owners like us have 13 month booking priority as well. Apparently, DRI keeps two different reservation systems to keep deeded owners and points owners. DRI can only offer the units they control to points owners; deeded owners have access to everything else and are guaranteed access to their view category. More people in a smaller pool (where the number of people is increasing disproportionately quicker than the size of the pool) didn't make sense for us since we'll only be going to KBC or trading through II or RCI (KBC owners have access to both).

Umm, that was what they told me when I upgraded from gold to platinum. They said the risk is due to a smaller pool and fluctuation of MF is hight. When I was in Tahoe last year, we went a DRI update. They ask us to switch from the Hawaii collection to US collection, they told us again that Hawaii collection MF is high and risky for the fluctuation of MF due to the small pool of the Collection. They emphasize again only three resorts in Hawaii collection. Just to verify, could the trust owner of Sednona and Branson able to reserve KBC 13 mos in advance? You can book any resort in your trust 13 mos in advance. Do they have free parking in KBC? I was told only the owners of Hawaii trust has free parking while the other trust reserve into KBC has to pay $10 or $12 parking a day. I may go for an owner's upgrade at KBC. I will ask again. It is either the DRI agent did not know or your agent did not have the knowledge.

For trading, I never use RCI since I can trade with II for $99. II has more premier resorts, such as Hyatt, Marriott, Westin and four season. RCI has HGVC. I never trade my HGVC since I barely have enough points for myself to use. RCI charges higher exchange fee. I could trade in II with the DRI points for studio to get a two bedroom. Not in RCI. I have both free RCI (from BlueGreen and Wyndham and HGVC.) and II (from DRI). DRI does not let you deposit any non DRI to the II account. I have a separate account for Starwood Vacation Network and I can make deposit.

 

[winger]

...
Also, multi-deeded week owners like us have 13 month booking priority as well..

Where is this documented? We are multi-week deeded owners and was unaware we had a 13-mo booking window. At best, we have 12 months for the reSort
we hold the deed in.

 

[gjw007]

from diamond's website under faq, these are the members of the Hawaii collection

• Ka'anapali Beach Club, Maui, HI
• Polo Towers Villas, Las Vegas, NV
• Sedona Summit, Sedona, AZ
• The Point at Poipu, Kauai, HI

Sedona Summit and Polo Towers are also listed in the California collection

My understanding is that you can book units in your collection starting at 13 months and at 10 months you can book at resorts in the other collection (per simplicity guide section 8) under member information

 

[feckman]

Where is this documented? We are multi-week deeded owners and was unaware we had a 13-mo booking window. At best, we have 12 months for the reSort
we hold the deed in.

Paragraph 3.a(iii)

 

[dougp26364]

Where is this documented? We are multi-week deeded owners and was unaware we had a 13-mo booking window. At best, we have 12 months for the reSort
we hold the deed in.

Trust owners get 13 months in their trust, deeded week owners get 12 weeks home resort reservation window, THE Club can book at the 10 month point. It is my belief that there is a misinterpretation in the documents. Keep in mind that trust owners and deeded week owners are going to have different documents. Check you're own documents to see what was agreed upon in writing when the unit was purchased.

I can say with definity that Polo Towers deeded week owners only have a 12 month home resort reservation window. Polo Towers owners who convert their deeded week ownership into one of the DRI trusts will then have a 13 month home resort (trust group) reservation window. The only way I can reserve at the 13 month point is to convert our deeded weeks to a trust ownership. This is something I haven't been willing to do based upon trust MF's and adding in the trust management fee on top of THE Club's management fee. By the time you get involved in one of the trusts the management fee's have REALLY been piled on one on top of the other.