Points backed by specific week?

[Nolathyme]

I've noticed a number of Wyndham points packages for sale on ebay that do not list a deeded week attached to it.

Are all points contracts based on a specific week?

If so, can Wyndham oversell a specific week at a resort?

Are all units at a resort available to owners or does Wyndham keep some of the units for sales or management use?

 

[vacationhopeful]

There are 3 different points systems;

Club Wyndham Access - non-deeded, but the trust holds deeds for certain resorts - either UDI or converted fixed week for their members usage at the ARP booking window.

Club Wyndham Plus - UDI points where the resort gives you a deed for those points and it is recorded. Your ARP is based on who made the reservations ahead of you and number of units in the UDI pool (many times, it might be the entire room inventory for the whole resort).

Converted Fixed Weeks - sold originally as a Fixed or floating TS interval, the week was then enrolled into the CWP points system. HOWEVER, the ARP is restricted to be ONLY the underlying week and unit.

At the 10 month day before checkin, EVERYTHING is open to any of the above classification to be booked using the points available to your member number.

 

[GeraldineT]

I've noticed a number of Wyndham points packages for sale on ebay that do not list a deeded week attached to it.

Are all points contracts based on a specific week?

If so, can Wyndham oversell a specific week at a resort resort?

Are all units of a resort available to the owners or does Wyndham keep some of the units for sales or management use?

No, the points are just points. I had asked that at an Owners update (I know but hubby wanted to go ). I own points at Bonnet Creek and if every who owned there booked all their points for the same week at BC there would be more points than unit. I could book 3 units for the same dates.

So to answer your question yes.

I think like with any other reservation system there is a percentage held in reserve for maintenance issues, execs, etc.

 

[SOS8260456]

There are two types of Wyndham point packages. 1. The converted to points fixed week. These are mostly from the older resorts. The owners can only book their particular weeks during the 13 month advanced reservation priority period. 2. UDI (undivided interest) points - a resort is worth so many UDI points, say one million, and each contract/deed is so many points or percentage of that one million. These are backed by deeds and are mostly at the newer resorts, but I have seen some at older resorts for small amounts like 49,000 or 28,000 points that were sold as add on bonuses. With the UDI points you can book any week or unit at your home/deeded resort at the 13 month advanced reservation period. So this means that if all the owners of a particular UDI resort want 4th of July week, then there will be some stiff competition to get it and not all owners will be happy campers.

Our last Wyndham purchase was several years ago and I am a bit out of the loop, but I also think, from what I have been reading, that there may be an additional type called "Club Wyndham" which has no home resort and you don't get a deed, but ownership in a trust that owns the deeds (maybe similiar to Worldmark or Bluegreen), but others can explain more about that.

 

[SOS8260456]

Oops! I see you had at three wonderful women answering your questions at the same time!

Lisa

 

[ronparise]

I've noticed a number of Wyndham points packages for sale on ebay that do not list a deeded week attached to it.

Are all points contracts based on a specific week?

If so, can Wyndham oversell a specific week at a resort?

Are all units at a resort available to owners or does Wyndham keep some of the units for sales or management use?

No they cant over sell a particular week or unit or resort

Points are symbolic of a deeded interest in real property...In the case of Club Wyndham Access the deeds are held by a trust, but there are deeds behind the points

The points are your currency within the wyndham system. In the advanced reservation window they are more closely aligned with the underlying deed; for example a converted weeks owner can only reserve his deeded week, and a udi points owner can only reserve at his home resort.This protects the integrity of the deed. but in the standard reservation window, points are points.and anything in the system can be reserved subject to availability.

Wyndham does own in their own system, and this is of course what they are selling. and they do compete with owners for reservations...Wyndham has a very active rental business that they need to feed inventory to

 

[Nolathyme]

Wyndham does own in their own system, and this is of course what they are selling. and they do compete with owners for reservations...Wyndham has a very active rental business that they need to feed inventory to

Are there any restrictions on what percent they can own/take for a given resort week?

Are they taking more of their share of the weeks in high demand areas/times , for instance - Super Bowl weekend in NO or Inauguration weekend in DC? Are they playing fair and sharing?

 

[GeraldineT]

No they cant over sell a particular week or unit or resort

Points are symbolic of a deeded interest in real property...In the case of Club Wyndham Access the deeds are held by a trust, but there are deeds behind the points

The points are your currency within the wyndham system. In the advanced reservation window they are more closely aligned with the underlying deed; for example a converted weeks owner can only reserve his deeded week, and a udi points owner can only reserve at his home resort.This protects the integrity of the deed. but in the standard reservation window, points are points.and anything in the system can be reserved subject to availability.

Wyndham does own in their own system, and this is of course what they are selling. and they do compete with owners for reservations...Wyndham has a very active rental business that they need to feed inventory to

So in an ARP if every Bonnet Creek (for example) owner used all their points to rent the same week at Bonnet Creek (regardless of season or point value of week) then no one would be shut out.

I digress to you on "All things Wyndham" but am uncertain on this one. Also I think there is a difference between "oversold" and "sold out".

 

[learnalot]

So in an ARP if every Bonnet Creek (for example) owner used all their points to rent the same week at Bonnet Creek (regardless of season or point value of week) then no one would be shut out.

I digress to you on "All things Wyndham" but am uncertain on this one. Also I think there is a difference between "oversold" and "sold out".

There is a difference between "oversold" and booked. The UDI points are representing actual property, although it is not divided up that way. If you added together the points cost for every unit for every available week, the number you would get represents the total number of UDI points available. They cannot sell more than that. However, if every owner tried to reserve the same week, say Christmas, obviously they will not be able to, as the units will, at some point, be completely booked.

 

[e.bram]

The TS weasle promises everybody prime weeks for their points. Call what you like overbooked oversold, the effect is the same!

 

[ronparise]

So in an ARP if every Bonnet Creek (for example) owner used all their points to rent the same week at Bonnet Creek (regardless of season or point value of week) then no one would be shut out.

I digress to you on "All things Wyndham" but am uncertain on this one. Also I think there is a difference between "oversold" and "sold out".

lets assume that there are only 10 rooms at a certain timeshare property, and it is 100% sold out. ie 10 rooms, 52 weeks, 520 owners....In this example there are exactly enough rooms and weeks so that every owner can stay there one week every year...Its not oversold...its exactly 100% sold out.......But obviously they cant all show up at the same time....thats a different issue

I think the distinction you are making is between over booked and oversold... and I have heard that Wyndham will over book, counting on the fact that out of 1600 folks expected to show up on any given day some will not make it...and thats a problem...but thats different than over selling the points at the resort

The problem you describe is a problem at any floating weeks resort or points based system....If you want a guarantee of a specific unit at a specfic time at a specific resort..you need a fixed week. Wyndham points wont work for you

 

[ronparise]

The TS weasle promises everybody prime weeks for their points. Call what you like overbooked oversold, the effect is the same!

Theres the problem.....sales makes promises that the resort cant keep

 

[GeraldineT]

lets assume that there are only 10 rooms at a certain timeshare property, and it is 100% sold out. ie 10 rooms, 52 weeks, 520 owners....In this example there are exactly enough rooms and weeks so that every owner can stay there one week every year...Its not oversold...its exactly 100% sold out.......But obviously they cant all show up at the same time....thats a different issue

I think the distinction you are making is between over booked and oversold... and I have heard that Wyndham will over book, counting on the fact that out of 1600 folks expected to show up on any given day some will not make it...and thats a problem...but thats different than over selling the points at the resort

The problem you describe is a problem at any floating weeks resort or points based system....If you want a guarantee of a specific unit at a specfic time at a specific resort..you need a fixed week. Wyndham points wont work for you

Your last paragraph is what I take was the OP's concern/question/issue about Wyndham points. Is that as we all know you cannot use them whenever and wherever you want.

Caveat emptor!

 

[ronparise]

Your last paragraph is what I take was the OP's concern/question/issue about Wyndham points. Is that as we all know you cannot use them whenever and wherever you want.

Caveat emptor!

and the salespeople count on you not knowing how to add

 

[Nolathyme]

Any thoughts?

Are there any restrictions on what percent they (Wyndham) can own/take for a given resort week?

Are they taking more of their share of the weeks in high demand areas/times , for instance - Super Bowl weekend in NO or Inauguration weekend in DC?

 

[rrlongwell]

Are there any restrictions on what percent they (Wyndham) can own/take for a given resort week?

Are they taking more of their share of the weeks in high demand areas/times , for instance - Super Bowl weekend in NO or Inauguration weekend in DC?

Wyndham can take up to, I think up to 90 percent as the reservation date approaches. I am not sure, but that is 60 days prior to the reservation date. They can also take all units that their for profit units own. In addition, it has been pointed out in other threads, they can take peoples fixed week if they want it.

http://tugbbs.com/forums/showthread.php?t=165756

http://tugbbs.com/forums/showthread.php?t=164292

See post 14 on the 2nd thread for a justification from what appears to be a resort manager on the fixed week issue.

 

[vacationhopeful]

Wyndham can take up to, I think up to 90 percent as the reservation date approaches. I am not sure, but that is 60 days prior to the reservation date. They can also take all units that their for profit units own. In addition, it has been pointed out in other threads, they can take peoples fixed week if they want it.

http://tugbbs.com/forums/showthread.php?t=165756

http://tugbbs.com/forums/showthread.php?t=164292

See post 14 on the 2nd thread for a justification from what appears to be a resort manager on the fixed week issue.

As the OP in your 2 cited posts, a RESORT MANAGEMENT legally CAN NOT take a Fixed Week Owner's unit unless there is a nonpayment issue on the MFs. And I do believe to do THAT have to give some type of NONPAYMENT notice before taking it.

As for your cited post 14, that resort manager did NOT say they were a Wyndham resort manager but was trying to justify why their resort might have "borrowed" owners' FW units.

 

[ronparise]

Wyndham can take up to, I think up to 90 percent as the reservation date approaches. I am not sure, but that is 60 days prior to the reservation date. They can also take all units that their for profit units own. In addition, it has been pointed out in other threads, they can take peoples fixed week if they want it.

http://tugbbs.com/forums/showthread.php?t=165756

http://tugbbs.com/forums/showthread.php?t=164292

See post 14 on the 2nd thread for a justification from what appears to be a resort manager on the fixed week issue.

they cant take weeks that are not deposited to the trust. ie unconverted fixed weeks ar not theirs to take

What you are seeing I think is a desk clerk that thinks they can get away with giving somone a room and pocketing the money themselves...or a mistake

 

[rrlongwell]

they cant take weeks that are not deposited to the trust. ie unconverted fixed weeks ar not theirs to take

What you are seeing I think is a desk clerk that thinks they can get away with giving somone a room and pocketing the money themselves...or a mistake

Wyndham and the POA are responsable for their agents. Can't is a term that is used frequently in common use where actually they are able to do so since they contral access and who they give usage rights to when a dispute over who gets the use of the week. In a dispute beteen Wyndham giving the fixed week to themself for delivery to other Wyndham customers and the owner of the fixed week, It is of no surprise to me that Wyndham wins over the owner of the fixed week, as the two cited threads indicate.

 

[ronparise]

Wyndham and the POA are responsable for their agents. Can't is a term that is used frequently in common use where actually they are able to do so since they contral access and who they give usage rights to when a dispute over who gets the use of the week. In a dispute beteen Wyndham giving the fixed week to themself for delivery to other Wyndham customers and the owner of the fixed week, It is of no surprise to me that Wyndham wins over the owner of the fixed week, as the two cited threads indicate.

ok ill use a different word

Wyndham has the authority to take up to 90% of the vacant units deposited to the trust for their own purposes within a certain number of days before the check in date...They have no authority to take a fixed week at any time

 

[Ridewithme38]

ok ill use a different word

Wyndham has the authority to take up to 90% of the vacant units deposited to the trust for their own purposes within a certain number of days before the check in date...They have no authority to take a fixed week at any time

Another positive to being a fixed week owner?

 

[vacationhopeful]

Ride,
I just hope that when your client shows up for their vacation at your Week 27, they do NOT find a Extra Holiday or Points owner in YOUR DEED FIXED WEEK UNIT or UNITS. And that you aren't called at 12:07AM and no Wyndham Desk Clerk at the checkin site (rather than a rent-a-cop) to research what BS was happening.

Maybe they won't post on FACEBOOK and MYSPACE and TWEET to their friends what a cheating and scheming skunk you --- FULL NAME AS ON YOUR DEEDED OWNERSHIP --- are. Or take you to small claims court for the damages your did to their vacation.

Or better yet --- you and your daughter don't have to sleep in the car for a night.

 

[Ridewithme38]

Ride,
I just hope that when your client shows up for their vacation at your Week 27, they do NOT find a Extra Holiday or Points owner in YOUR DEED FIXED WEEK UNIT or UNITS. And that you aren't called at 12:07AM and no Wyndham Desk Clerk at the checkin site (rather than a rent-a-cop) to research what BS was happening.

Maybe they won't post on FACEBOOK and MYSPACE and TWEET to their friends what a cheating and scheming skunk you --- FULL NAME AS ON YOUR DEEDED OWNERSHIP --- are. Or take you to small claims court for the damages your did to their vacation.

Or better yet --- you and your daughter don't have to sleep in the car for a night.

I hope all of those things don't happen too!

I still don't know if i'm renting that week we got a memo that said "Everyone is allowed to choose ONE of the holidays, either memorial weekend or July 4th and Thanksgiving or Christmas NOT both. Also you will NOT be able to take the same holiday every year."

I hate this memo with a passion, the wording is idiotic....i already have memorial day booked and i own the 4th of july, but could care less about Thanksgiving or Christmas...So the next couple years is going to be interesting, luckily next year my week 27 falls on my birthday week instead of the 4th of july

 

[rrlongwell]

ok ill use a different word

Wyndham has the authority to take up to 90% of the vacant units deposited to the trust for their own purposes within a certain number of days before the check in date...They have no authority to take a fixed week at any time

Thank-you. Agreed with your revised statement.