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

[comicbookman]

Do we know the timing yet of the bankruptcy filings? Could that impact any of this? I would think they would want to complete any refunds of prepaid 2026 fees prior to filing in federal bankruptcy court? I doubt we will see any refunds to CWA swaps unless they prepaid 2026 fees. Can they do the CWA swaps once they file the bankruptcy in federal court? Once filed, just about anything monetary would need approval by the court. I would think that would apply to CWA swaps too?

At least at stonecastle HOA at Glade, the vote to use the reserves to cover 2026 specifically says any 2026 prepaid maint fees will be refunded to members. To me that means the members that paid it, not their successors, if they take the CWA swap. It should happen quickly, but yes the court will still need to approve it.

 

[shawnee83]

BINGO!

Deferring maintenance for years, then going on a "refurb blitz" a handful of months before the resort shutters, so the people who payed into it potentially could not reap the rewards.

Then moving reserves to cover operational costs to use as Wyndham sees fit, wow. The optics of this suck.

In this case, it seems to be more the threat of a refurb blitz and accompanying massive fees than any actual upgrades.

As it is, now I'm glad they didn't replace the cheap couch and sofa we've been suffering with for the past couple years

 

[shawnee83]

Well i finally received paperwork from Oak Knoll HOA- Fairfield Glade. Meeting scheduled for Friday Oct 10 2025. 9 AM CST Looks pretty much the same as what was posted (pg. 119 ) on the Wellington HOA - Fairfield Glade.

Practically identical to the other materials we've seen. If you will be attending the meeting, be sure to fill us in on what goes on. My meeting will be ten days later.

I just noticed something... look at the bottom left of the first page. That's the law firm we've been talking about. Does that mean they sent out this letter on behalf of the HOA? Sure seems like it.

 

[HitchHiker71]

Practically identical to the other materials we've seen. If you will be attending the meeting, be sure to fill us in on what goes on. My meeting will be ten days later.

I just noticed something... look at the bottom left of the first page. That's the law firm we've been talking about. Does that mean they sent out this letter on behalf of the HOA? Sure seems like it.

K&L Gates is representing all impacted resorts - as has been previously outlined in this thread. Any law firm of this stature is going to provide templates to all HOAs that are being used, and will review any/all comms prior to dissemination. This fact has also been previously posted in this thread. It’s a big thread, so it’s not surprising it’s been overlooked and is being rehashed.


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[ChristopherHM]

I just noticed something... look at the bottom left of the first page. That's the law firm we've been talking about. Does that mean they sent out this letter on behalf of the HOA? Sure seems like it.

comment deleted. HitchHiker71 explained it.

 

[HitchHiker71]

Perhaps, but some of the proxy information here has clearly indicated capital improvements. Just one on this page is about $5 million. Another one was $10 million. They even seemed to call out this, along with avoiding special assessments, in their 7/15 statement. Thus is must some kind of contributing factor for some number of the properties? Every property? Probably not, but I didn't say every property.

You literally said “Wyndham is…these properties.” Not some of these properties. I’m intentionally being sensitive here as I don’t want people making bad assumptions from these posts. Yes, a subset of impacted resorts have used this verbiage, but not all. I’ve seen and have the majority of the PDFs from all impacted resorts on our tracker.


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[comicbookman]

Well i finally received paperwork from Oak Knoll HOA- Fairfield Glade. Meeting scheduled for Friday Oct 10 2025. 9 AM CST Looks pretty much the same as what was posted (pg. 119 ) on the Wellington HOA - Fairfield Glade.

View attachment 116790View attachment 116791View attachment 116792View attachment 116793View attachment 116794View attachment 116795View attachment 116790View attachment 116791View attachment 116792View attachment 116793View attachment 116794View attachment 116795

The stone castle forms are pretty much identical to these, except for the budget numbers.

 

[HitchHiker71]

Sure looks that way. Return address is of course Oak Knoll POA, Inc. Fairfield Glade, TN, yet postage stamping shows from 33310 zip code which is Broward County, FL

Incorrect. The HOA sends all comms. The law firm provides legal templates and reviews prior to dissemination.


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[dioxide45]

You literally said “Wyndham is…these properties.” Not some of these properties. I’m intentionally being sensitive here as I don’t want people making bad assumptions from these posts. Yes, a subset of impacted resorts have used this verbiage, but not all. I’ve seen and have the majority of the PDFs from all impacted resorts on our tracker.


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Sorry, I guess I have to be more generic with everything to not indicate absolutes. Too many wordsmithers here...

Do you know what percentage of the properties have disseminated potential capital improvements or assessments information to owners?

 

[dioxide45]

Incorrect. The HOA sends all comms. The law firm provides legal templates and reviews prior to dissemination.


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Do we know that for sure? I would think that some of these HOAs don't have the means or methods to produce a mass mailing of this type. I would expect at least some would rely on a third party printing and mailing service. I could just imagine the board Secretary sitting down at a computer doing a large mail merge and stuffing, potentially, thousands of envelopes. Reminds me of a storyline from Seinfeld when George bought the cheap wedding invites.

 

[Floridaman76]

K&L Gates is representing all impacted resorts - as has been previously outlined in this thread. Any law firm of this stature is going to provide templates to all HOAs that are being used, and will review any/all comms prior to dissemination. This fact has also been previously posted in this thread. It’s a big thread, so it’s not surprising it’s been overlooked and is being rehashed.

I wonder how many billable hours this law firm churned by some paralegal drafting the master document being used here, and then by some lawyer autopenning it, and then some intern doing a find/replace for each HOA in question.

This is easily 1000 billable hours and maybe 3 hours of actual work. Some partner probably clicked an approval button somewhere too, triggering a bonus because that took the effort of a button click.

 

[comicbookman]

I wonder how many billable hours this law firm churned by some paralegal drafting the master document being used here, and then by some lawyer autopenning it, and then some intern doing a find/replace for each HOA in question.

This is easily 1000 billable hours and maybe 3 hours of actual work. Some partner probably clicked an approval button somewhere too, triggering a bonus because that took the effort of a button click.

That is easily maybe 25 billable hours.

 

[Arimaas]

The refurb blitz is a little questionable, but perhaps it makes the properties more valuable if the eventual result is a sale. But wouldn't whoever buys the property have to do the other capital improvements that Wyndham is saying is the reason they need to close these properties? So I suspect those needed capital improvements will bring the value back down. Using the reserves mostly impacts the CWA swap folks since they won't be getting a cash out.

Not to play devils advocate here, but do we know if the properties really need capital improvements? In the end, I guess it doesn't matter, but we are trusting Wyndahm to say that the properties need a lot of work. I was just at Skyline Tower in August. Everything looked decent to me, but then again, I am not privy to the inner workings of the building and structure.

Edit after reading the rest of the posts --- OK, even if they only say capital improvements for some of the resorts, and not all, we still would have to take Wyndham's word on this. I'm still not certain all the capital improvements are needed and or as expensive as they say they are. If that was the case, wouldn't the HOAs have known about the studies conducted to figure out what capital improvements are needed ? Either way, doesn't matter, the ending to this story is already pre-written and going to come out the same. On the brightside, I pay $90 less a month in MFs and I didn't have to find someone to take my contract. Not that i was looking to dump 154K points, but, I guess I'll take the gift.

 

[Arimaas]

Do we know that for sure? I would think that some of these HOAs don't have the means or methods to produce a mass mailing of this type. I would expect at least some would rely on a third party printing and mailing service. I could just imagine the board Secretary sitting down at a computer doing a large mail merge and stuffing, potentially, thousands of envelopes. Reminds me of a storyline from Seinfeld when George bought the cheap wedding invites.

The envelopes and mailings look like the same people that do the annual meeting proxies. My guess is they just retain some firm to do the mailings on behalf of hte HOA and use the HOA's return address. Is anything postmarked with a city and state? Only way to tell where it was really mailed from.

 

[dioxide45]

The envelopes and mailings look like the same people that do the annual meeting proxies. My guess is they just retain some firm to do the mailings on behalf of hte HOA and use the HOA's return address. Is anything postmarked with a city and state? Only way to tell where it was really mailed from.

I wonder if it isn't a service provided by Club Wyndham. Many HOAs pay the resort management company to handle most of these types of things. The resort manager may be using a secondary vendor to actually prepare and mail them or they could be doing them in house. In either case, I don't think it is the actual HOA doing the printing, stuffing and mailing. It would be some entity on behalf of the HOA. The HOA would be paying a fee for such a service. It likely isn't the law firm though, though it could be through the law firm who is using a vendor to provide the service.

 

[Arimaas]

I wonder if it isn't a service provided by Club Wyndham. Many HOAs pay the resort management company to handle most of these types of things. The resort manager may be using a secondary vendor to actually prepare and mail them or they could be doing them in house. In either case, I don't think it is the actual HOA doing the printing, stuffing and mailing. It would be some entity on behalf of the HOA. The HOA would be paying a fee for such a service. It likely isn't the law firm though, though it could be through the law firm who is using a vendor to provide the service.

I doubt it's Club Wyndham itself, but likely, some third party company every Club Wynhdam HOA uses. The proxies I get for both by deeded HOA's annual meetings look exactly the same, with similar URLs and layout of the letter. Could be a company that is hired just to do proxies and votes. Same kinda company that I send my stocks and union proxies in too to vote.

 

[gerena]

I haven't heard from Fairfield Glade yet. Any one else own there?

Got Oak Knoll today. Have not heard from Laurel Ridge.
The proxy is due this Friday. I am at Shawnee now and my husband (at home) was reading the letters to me plus proxy info. Shay is there a tone limit if only 4 days fie me to respond when I’m not even home.
A question he had for me : if Wyndham owns the units, how can a HOA have any say?

I just don’t know how to respond to the proxy.

When I checked in yesterday to get my keys, they asked me when I last had an owners update!!!! I don’t go to them, but didn’t know what an owners update would include for this situation since Shawnee and Fairfield are out. Should I talk to someone?

Another question. I have put a lot of my Glade trading power in RCI. Will I still be able to trade with RCI? How does this affect things.

So many questions and I’m on vacation not able to with this so quickly.

 

[bnoble]

didn’t know what an owners update would include for this situation since Shawnee and Fairfield are out.

They aren’t out yet. It will only be a sales pitch. Do not go.

 

[shawnee83]

I just don’t know how to respond to the proxy.

If it's any comfort, I'm sure it has already been decided. T&L/Wyndham probably control enough votes through the intervals they own to seal the deal.

 

[hjsweet2002]

So after seeing this I called Wyndham.today to ask about my deeded Bentley Brook which was converted years ago to Wyndham Points Plus. After speaking to 3 different people, I learned very little. It is up for sale. As a deeded.owner I can wait for any potential sale to close and get bought out based on how much they sell it for or I can convert to Wyndham access points, which will allow me to continue my points in Wyndham but with no deed.

I have wanted out of this timeshare for years, so I am hoping to get more clarity tomorrow calling the resort directly to see if I can expedite my exit. I may just use up this year's points and stop paying maintenance in January. I don't see me getting any payout from Wyndham, but will dig deeper before deciding how to exit.

The resort has no involvement in the process of getting rid of your timeshare. The resort will be closed at the end of December. My understanding is that no more maintenance fees will be collected in 2026 for owners the points owned there. You will be offered CWA points in exchange or to turn your ownership over to Wyndham and receive proceeds from the sale of the resort if any is left

 

[shawnee83]

You will be offered CWA points in exchange or to turn your ownership over to Wyndham and receive proceeds from the sale of the resort if any is left

That's what I'm looking for but it is still too early to predict what will happen. I'm going to the "Special Meeting" for my HOA on 10/20/2025 and hoping to learn something more, although I'm keeping expectations low

 

[Arimaas]

Today, Oct. 4, we just received our letter from Glade - Wellington HOA. The meeting will be held Friday, October 10, at 11am CT and can be attended both in-person and virtually via "zoom." We are considering attending (virtually) and hope to pass along any news. Here's a PDF with photos of the complete letter/packet sent to us - a total of 8 legal sized pages - in case anyone wanted to peruse the exact wording, similar to what many have reported receiving. Just as an aside notice the budgets shown on pages 4 and 5 - one is the proposed budget with "full" operations, the other is with "limited" operations. Am I right in thinking that this would indicate there might still be a required amount to be paid by owners in 2026?

Still nothing from Wellington for me as of yesterday's USPS delivery. I'm in NY, not sure where it was being mailed from.

 

[HitchHiker71]

Well i finally received paperwork from Oak Knoll HOA- Fairfield Glade. Meeting scheduled for Friday Oct 10 2025. 9 AM CST Looks pretty much the same as what was posted (pg. 119 ) on the Wellington HOA - Fairfield Glade.

View attachment 116790View attachment 116791View attachment 116792View attachment 116793View attachment 116794View attachment 116795View attachment 116790View attachment 116791View attachment 116792View attachment 116793View attachment 116794View attachment 116795

Thanks for sharing - noted in our tracker.

 

[HitchHiker71]

The envelopes and mailings look like the same people that do the annual meeting proxies. My guess is they just retain some firm to do the mailings on behalf of hte HOA and use the HOA's return address. Is anything postmarked with a city and state? Only way to tell where it was really mailed from.

I'm sure the HOAs use service(s) for these types of mass mailings yes - but my overall point is that the HOA is legally responsible for both taking and managing these actions - not Wyndham. That's why K&L Gates was hired to represent each of the HOAs directly, along with the supporting real estate firm for property disposition.

 

[HitchHiker71]

That's what I'm looking for but it is still too early to predict what will happen. I'm going to the "Special Meeting" for my HOA on 10/20/2025 and hoping to learn something more, although I'm keeping expectations low

Curious what you are hoping to learn more about?