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

[ThomasinaTimeTRP]

I received my docusign documents. Can anyone explain what joining Club Wyndham Plus means? If I don't join club Wyndham plus, can I make points reservations? I don't want to agree to something if I don't understand it.

At the very bottom of the document, it says I can't participate in Pathway Program. Does that mean I'm eligible for certified exit, or nothing?

I don't trust wyndham to tell me the truth, so I hope someone can help me!

 

[schreff]

Still no answer to my question posed to one of Michael Brown's assistants of which was also forwarded to the CWA website. A basic question is that do you have 4 individual choices to make if you own 4 deeded weeks affected by the closures? Or is it one offer-take it or leave it. Legally, it would seem to be 4 offers but knowing Wyndham I would not be surprised if it is a combined offer. Your thoughts please.

 

[ThomasinaTimeTRP]

Could someone also explain this one?
Is Assessments different than maintenance fees? In the past, the word assessment meant a one time payment to pay for unexpected large expenses etc. Is the mentioned "pay for my ownership under the agreement" only if i owed money on a purchase?

 

[ThomasinaTimeTRP]

Still no answer to my question posed to one of Michael Brown's assistants of which was also forwarded to the CWA website. A basic question is that do you have 4 individual choices to make if you own 4 deeded weeks affected by the closures? Or is it one offer-take it or leave it. Legally, it would seem to be 4 offers but knowing Wyndham I would not be surprised if it is a combined offer. Your thoughts please.

i just received three docu sign emails, one for each contract I had, two at OIRC and one at Ocean Ridge.

 

[CO skier]

Of course I don't expect them to come out and say "we are doing this so we can save Wyndham corporate millions of dollars a year, which allows us to give our executives even BIGGER bonuses and buy back even MORE stock to artificially prop up our stock price"

Posted in this thread on July 11th:

Hopefully whatever happens actually benefits the system, and this corporate windfall isn't used to pay out huge bonuses to the "C-Suite" and shareholders... at our (owners) expense

Having "votes in (their) bag" comes at a price. Wyndham has been paying maintenance fees on non-performing deeded weeks at these resorts for years. Not all the weeks are non-performing, but many are, and those $359/week RCI Last Call vacations certainly do not cover the maintenance fees. After the property partition and sale, each owner receives a proportional share of the sales price less attorneys fees, brokerage commission, and any other costs -- maybe something around $1,500-$2,000/interval. Each owner puts whatever proceeds in their bank account.

Net-net, Wyndham probably does not come close to the breakeven point versus the maintenance fees paid over the years for the non-performing/under-performing weeks intervals.

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Wyndham is an owner with an extreme conflict of interest, say it for what it is.

I guess at this point, I just wonder what, if anything we are going to get back. Other than the 3 alleged ones they've kind of made public.

Posted in this thread on October 10th:

the rest of us left, even if we don't own at these resorts, are negatively impacted. If no other way, just by having fewer potential places to spend vacations.

You keep posting the obvious.

Wyndham is under no obligation to continue to subsidize has-been resorts just because "they are there."

There are good reasons, backed up with facts from some of the resorts, why these resorts are closing. Even you should be able to understand this.

All the gnashing of teeth on social media will not change the fact the resorts are closing (or the obvious implications).

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How many times do you think you need to repeat yourself in a thread that is already 4,200 posts long?

 

[bnoble]

I received my docusign documents. Can anyone explain what joining Club Wyndham Plus means? If I don't join club Wyndham plus, can I make points reservations? I don't want to agree to something if I don't understand it.

At the very bottom of the document, it says I can't participate in Pathway Program. Does that mean I'm eligible for certified exit, or nothing?

Club Wyndham Plus is the name of the points program. "Joining" it means owning (and being able to use) points. Pathways was a very short-lived program that promised to buy back developer-purchased points at some fraction of the sales price, and almost no one is eligible for it.

And in this case "Assessments" is just the monthly payment of MFs plus the Program Fee (but I suspect there is a Definitions section that says something like this.)

 

[dioxide45]

Could someone also explain this one?
Is Assessments different than maintenance fees? In the past, the word assessment meant a one time payment to pay for unexpected large expenses etc. Is the mentioned "pay for my ownership under the agreement" only if i owed money on a purchase?


View attachment 118768

Think of these as the maintenance fees on the points that are collected monthly.

 

[lordfoul72]

Q: What happens to Wyndham points moved into RCI prior to the impacted contract(s) being removed from my account?

A: The answer depends on whether your account will or will not remain active after the impacted contract(s) are removed from your account. If your account only contains impacted contract(s) and you elect not to take the swap offer(s), then your account with Wyndham will become inactive sometime after 12/31/2025. This means you will no longer be a member of Club Wyndham with an account in good standing, since your account no longer contains any active contract(s). If an owner is no long a member of the Club due to no active contracts, then the RCI membership will become inactive resulting in a loss of any remaining points in the RCI account. If there are any existing RCI reservations booked, those will remain as is and the inactive RCI account will then close after that vacation date has passed. If however, your account still holds active contract(s) after 12/31/2025, then your Club account will remain active, and your RCI account will remain active, including any/all reservations made within RCI.

Sorry to ask for clarity - but I wanted to figure out the veracity of this line in the OP. We have just the Bentley Brook contract and will not be converting it. We have two trips booked next year using RCI points, one in February and one in June. This implies that those will remain and we can expect to have accommodations as expected? Are there any other implications for this - continued maintenance fees or anything else? Should we be reaching out to RCI or the resorts themselves to confirm any of this?

 

[Floridaman76]

How many times do you think you need to repeat yourself in a thread that is already 4,200 posts long?

You must really like to hear yourself talk... thanks for your super constructive post.

Repeating the same concerns which to date have largely been unanswered.

Again, thanks for the super helpful and necessary post.

 

[Floridaman76]

I received my docusign documents. Can anyone explain what joining Club Wyndham Plus means? If I don't join club Wyndham plus, can I make points reservations? I don't want to agree to something if I don't understand it.

At the very bottom of the document, it says I can't participate in Pathway Program. Does that mean I'm eligible for certified exit, or nothing?

I don't trust wyndham to tell me the truth, so I hope someone can help me!

Club Wyndham Plus IS the points plan

Pathways was a program they no longer offer which they would actually pay you to exit. It's not certified exit.

 

[CO skier]

Repeating the same concerns which to date have largely been unanswered.

The concerns have been answered, repeatedly:

1) Wyndham (or any other developer that is closing resorts -- Silverleaf resorts with Holiday Inn Vacation Club) is under no obligation to subsidize has-been resorts, or supply "replacement" resorts, especially in areas that are not drawing sufficient interest from owners at existing resorts.

2) What would any prudent owner who pays maintenance fees on more points than they can use do? Sell-off some points down to their usage level. That is all that Wyndham is doing by closing the affected resorts.

 

[HitchHiker71]

Still no answer to my question posed to one of Michael Brown's assistants of which was also forwarded to the CWA website. A basic question is that do you have 4 individual choices to make if you own 4 deeded weeks affected by the closures? Or is it one offer-take it or leave it. Legally, it would seem to be 4 offers but knowing Wyndham I would not be surprised if it is a combined offer. Your thoughts please.

My understanding is that the CWA swap offers are unique to each contract, so if you have four impacted contracts, you can make the swap decision for each of the four contracts. I think this is what you're asking, and am happy to validate with Wyndham if it would help.

 

[HitchHiker71]

Could someone also explain this one?
Is Assessments different than maintenance fees? In the past, the word assessment meant a one time payment to pay for unexpected large expenses etc. Is the mentioned "pay for my ownership under the agreement" only if i owed money on a purchase?


View attachment 118768

It might help to consult the online Club Wyndham glossary here: https://clubwyndham.wyndhamdestinations.com/us/en/help/glossary

So in answer to your question about Assessments:

It is not a Special Assessment, which is what you're alluding to in your post - meaning the one time Special Assessments for large unexpected expenses that the reserve fund cannot cover.

 

[HitchHiker71]

Q: What happens to Wyndham points moved into RCI prior to the impacted contract(s) being removed from my account?

A: The answer depends on whether your account will or will not remain active after the impacted contract(s) are removed from your account. If your account only contains impacted contract(s) and you elect not to take the swap offer(s), then your account with Wyndham will become inactive sometime after 12/31/2025. This means you will no longer be a member of Club Wyndham with an account in good standing, since your account no longer contains any active contract(s). If an owner is no long a member of the Club due to no active contracts, then the RCI membership will become inactive resulting in a loss of any remaining points in the RCI account. If there are any existing RCI reservations booked, those will remain as is and the inactive RCI account will then close after that vacation date has passed. If however, your account still holds active contract(s) after 12/31/2025, then your Club account will remain active, and your RCI account will remain active, including any/all reservations made within RCI.

Sorry to ask for clarity - but I wanted to figure out the veracity of this line in the OP. We have just the Bentley Brook contract and will not be converting it. We have two trips booked next year using RCI points, one in February and one in June. This implies that those will remain and we can expect to have accommodations as expected? Are there any other implications for this - continued maintenance fees or anything else? Should we be reaching out to RCI or the resorts themselves to confirm any of this?

That guidance is direct from Wyndham - almost verbatim. So to answer your question, yes, if you do not choose the swap offer, and this action eliminates all contract(s) from your Wyndham acccount, you are no longer a member in good standing. The understanding is that if an owner has already moved points into RCI and has existing reservations booked, in this specific case, your RCI account will also be made inactive after 12/31/2025, however your RCI account will not be closed until those reservations/bookings have passed (until the accommodations been consumed). I'm not aware of any other implications - such as continued MFs. As always, each scenario is somewhat unique, so I cannot promise any specific outcome. If you have questions, contact the dedicated team for these actions and ask your questions to be sure (contact info is in the 1st post of this thread in the FAQ section).

 

[HitchHiker71]

With letters out I’m still questioning how much of the legal steps needed are done. While the hoa’s have voted to file for bankruptcy what steps have followed that. Very specifically the Depuy Village at Shawnee voted on Oct 18 to cease operations 12/31/25 and to file for bankruptcy. A letter was sent to Depuy Village owners Nov 20,2025 indicating deeds were extinguished and they were offering two options( exchange for CWA POINTS or do nothing and await a portion of sales proceeds. That’s all fine but has the Depuy village bankruptcy been filed and has the court actually accepted it.Very fundamental and can anyone confirm the filing and court acceptance at Depuy Village?

We are tracking resort activities in the tracker table in the 1st post of this thread - and I post updates periodically into this thread and tell interested parties to check the table for updates when applicable. The bankruptcies are all being tracked by Omni - and we post the explicit Omni document tracking links into the tracker table as soon as we collectively become aware that a new filing has occurred. We do not yet have a filing posted for Depuy or any other impacted Shawnee HOA at this time.