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

[bizaro86]

I would be they would like everyone to be on CWA, despite the sales pitch of you need one more than the other.

I think the sales pitch will always be - "this thing you don't have is what you really need" so having a few different options helps with that.

 

[paxsarah]

I think the sales pitch will always be - "this thing you don't have is what you really need" so having a few different options helps with that.

As long as they don't let Club Wyndham Prefer West and Prefer Hawaii wither away, they'll always have an alternative to CWA. Though I think they're stuck with Select owners for the long haul at this point as well.

 

[chapjim]

I'm a little surprised that it came out that low. But I have to believe your numbers.

I did a little research a couple years back on a couple different individuals who lived full time in timeshares through Wyndham and their costs in maintenance fees for the points they had ended up being in the ~$50,000 range. They used a combination of Wyndham and RCI and stayed at many different locations vs you staying in one spot.

For what it's worth also, some states have laws about non-residents staying in hotels longer than a certain amount of concurrent days, even if it's on different reservations. I'm not sure if Colorado has such a law, or if it would be enforced. But Florida definitely does and it IS enforced.

That being said, that $2368 figure is slightly more than I pay for my mortgage/taxes/insurance/utilities for my 4BR 3BA new construction (2024) home and considerably more than I paid for my previous (built 1986) home.

I gather you mean consecutive.

 

[HitchHiker71]

I think the sales pitch will always be - "this thing you don't have is what you really need" so having a few different options helps with that.

Hence why around here on the TUG Wyndham forum we use the term FOMO when it comes to the sales tactics - it's almost always FOMO (Fear Of Missing Out) based in some form or fashion. FOMO based tactics are literally almost universally used IME.

 

[CO skier]

For what it's worth also, some states have laws about non-residents staying in hotels longer than a certain amount of consecutive days, even if it's on different reservations. I'm not sure if Colorado has such a law, or if it would be enforced. But Florida definitely does and it IS enforced.

 

[chapjim]

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And . . . ? How does this apply to timeshares (if at all)? Is there a problem with a timeshare occupant being a tenant?

 

[Floridaman76]

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Well you cannot book a hotel room for more than 30 days, or a campsite because of that law... so... I think you are splitting hairs here. This is actively enforced in Florida.

I suppose people who book timeshares for more than a month do so by making multiple bookings less than 30 days consecutively and hoping the entity looks the other way

 

[bizaro86]

Well you cannot book a hotel room for more than 30 days, or a campsite because of that law... so... I think you are splitting hairs here. This is actively enforced in Florida.

I suppose people who book timeshares for more than a month do so by making multiple bookings less than 30 days consecutively and hoping the entity looks the other way

If I wanted to stay in a TS in Florida all winter I'd alternate reservations between my wife's name and my name every 30 days.

 

[sponger76]

And . . . ? How does this apply to timeshares (if at all)? Is there a problem with a timeshare occupant being a tenant?

This distinction changes legal rights, eviction processes, and property access rules. If a tenant decides they want to stay longer than what they had reserved, the timeshare property has to go through a lengthy and costly process to get them removed, during which the tenant is still occupying a unit which might have been reserved for a new incoming guest, who now has nowhere to stay if the resort is full. Whereas a transient guest can be much more easily removed if they try to stay longer than their reservation allows.

Worded a different way:

Transient Guests: Governed by Florida Statutes Chapter 509. If a transient guest refuses to leave, fails to pay, or violates rules, the property owner can issue a written warning. If they still refuse to leave, law enforcement can remove them. This process is known as expedited removal.
Tenants: Governed by the Florida Residential Landlord and Tenant Act (Chapter 83). If a tenant violates the lease or stops paying, the landlord cannot simply lock them out or call the police. The landlord must follow a formal court eviction process.

 

[CO skier]

And . . . ? How does this apply to timeshares (if at all)? Is there a problem with a timeshare occupant being a tenant?

No problem with that at all.

For what it's worth also, some states have laws about non-residents staying in hotels longer than a certain amount of consecutive days, even if it's on different reservations.

This is what you got completely wrong. There is nothing in the FL laws prohibiting someone from stringing "different reservations" together and staying consecutive nights for years, if so desired.

Well you cannot book a hotel room for more than 30 days, or a campsite because of that law... .

This is also incorrect. It depends the policy of the business. Most business would want to limit reservations to less than 30 days for legal reason, but the FL laws do not mandate that.

 

[CO skier]

If I wanted to stay in a TS in Florida all winter I'd alternate reservations between my wife's name and my name every 30 days.

This is entirely unnecessary. I am the only owner on my WorldMark membership. I could book back-to-back-to-back reservations at the Kingstown Reef resort, for example, and stay there for consecutive nights during the entire winter, if I wanted -- or for a year or more.

 

[Floridaman76]

This is also incorrect. It depends the policy of the business. Most business would want to limit reservations to less than 30 days for legal reason, but the FL laws do not mandate that.

Ok, so let me amend my statement. Most businesses which run lodging of some kind, by policy will not allow you to stay in their place of business for more than 30 consecutive days, because by doing so, you legally transition from a "transient" to a "resident" status, which makes it harder for them to get rid of you when you become a hassle, or stop paying.

Most hotels and campgrounds adhere to this. I have always been told it was the law, but apparently I was wrong. (there, you happy, I admited a mistake)

Will timeshares force you to leave after 30 days? I think the answer is probably no, but since it's a different use case than a hotel or campground (you are paying upfront through your dues), it's less of an issue for them.

Florida has a HUGE problem right now with transients. And despite what you might hear on some specific news networks, the problem is not "illegals". It's poor Americans who are broke and have nowhere to go and end up in places like cheap hotels and campgrounds. They move from place to place like gypsies.

 

[CO skier]

Most businesses which run lodging of some kind, by policy will not allow you to stay in their place of business for more than 30 consecutive days,

Still not correct. There are all those "Extended Stay" hotels that allow back-to-back-to-back reservations for consecutive nights of unlimited duration, even in Florida. Some may be booked online for more than 30 consecutive days at crazy good rates.

Campgrounds, too, where "a few months is the way to go."

 

[chapjim]

This distinction changes legal rights, eviction processes, and property access rules. If a tenant decides they want to stay longer than what they had reserved, the timeshare property has to go through a lengthy and costly process to get them removed, during which the tenant is still occupying a unit which might have been reserved for a new incoming guest, who now has nowhere to stay if the resort is full. Whereas a transient guest can be much more easily removed if they try to stay longer than their reservation allows.

Worded a different way:

Transient Guests: Governed by Florida Statutes Chapter 509. If a transient guest refuses to leave, fails to pay, or violates rules, the property owner can issue a written warning. If they still refuse to leave, law enforcement can remove them. This process is known as expedited removal.
Tenants: Governed by the Florida Residential Landlord and Tenant Act (Chapter 83). If a tenant violates the lease or stops paying, the landlord cannot simply lock them out or call the police. The landlord must follow a formal court eviction process.

Sure, I get the difficulties related to eviction of a tenant, etc. But, I think this discussion was about occupants who behaved -- had not overstayed, had not failed to pay, had not violated rules, etc.

I had an experience with expedited removal. I contacted the front desk at a Wyndham resort about occupants smoking cigarettes and pot on their balcony. Took a photo clearly showing a bong and a pack of cigarettes on the balcony table. The occupants were evicted.

 

[Floridaman76]

Sure, I get the difficulties related to eviction of a tenant, etc. But, I think this discussion was about occupants who behaved -- had not overstayed, had not failed to pay, had not violated rules, etc.

I had an experience with expedited removal. I contacted the front desk at a Wyndham resort about occupants smoking cigarettes and pot on their balcony. Took a photo clearly showing a bong and a pack of cigarettes on the balcony table. The occupants were evicted.

I had a similar problem at Royal Vista the last time I stayed there. Not only the smoke and the weed, but it was a full on PARTY going on. Security dealt with it. I'm not sure if they were evicted or not, but the noise and smoke stopped. It was a bunch of kids (young adults), so i'm not sure if they were children of owners or renters.

Where was this at? Royal Vista by chance?

 

[bizaro86]

This is entirely unnecessary. I am the only owner on my WorldMark membership. I could book back-to-back-to-back reservations at the Kingstown Reef resort, for example, and stay there for consecutive nights during the entire winter, if I wanted -- or for a year or more.

Interesting. I quite like the Reunion resort and staying there for a few months in the winter would be quite nice when retired I think.

 

[jp10558]

Florida has a HUGE problem right now with transients. And despite what you might hear on some specific news networks, the problem is not "illegals". It's poor Americans who are broke and have nowhere to go and end up in places like cheap hotels and campgrounds. They move from place to place like gypsies.

If people are moving around and paying, I don't know what makes the difference between a "transient" and some of the people on TUG who book multiple months in timeshares at a time, and occasionally change location. So what is Florida's problem? That the people who are broke move around?

 

[HitchHiker71]

Interesting. I quite like the Reunion resort and staying there for a few months in the winter would be quite nice when retired I think.

Agreed - Reunion would be a nice spot to hang out for a while - the three-bedroom units there are pretty spacious and it's generally a very quiet resort IME. We've stayed there twice now for a week at a time.

 

[bizaro86]

Agreed - Reunion would be a nice spot to hang out for a while - the three-bedroom units there are pretty spacious and it's generally a very quiet resort IME. We've stayed there twice now for a week at a time.

Yeah. The units are larger and "homey".

We usually stay at DVC when in Orlando, but as a longer-term type stay I can definitely see the appeal of Reunion (even outside the fact it is way cheaper).

 

[chapjim]

I had a similar problem at Royal Vista the last time I stayed there. Not only the smoke and the weed, but it was a full on PARTY going on. Security dealt with it. I'm not sure if they were evicted or not, but the noise and smoke stopped. It was a bunch of kids (young adults), so i'm not sure if they were children of owners or renters.

Where was this at? Royal Vista by chance?

Nailed it! Thought you'd recognize the balcony!

This was one of the few times I could locate the source.

 

[Floridaman76]

Nailed it! Thought you'd recognize the balcony!

This was one of the few times I could locate the source.

Yeah was pretty sure that was Royal Vista, the balconies pained that color and the railings are pretty distinct

 

[sponger76]

Sure, I get the difficulties related to eviction of a tenant, etc. But, I think this discussion was about occupants who behaved -- had not overstayed, had not failed to pay, had not violated rules, etc.

I had an experience with expedited removal. I contacted the front desk at a Wyndham resort about occupants smoking cigarettes and pot on their balcony. Took a photo clearly showing a bong and a pack of cigarettes on the balcony table. The occupants were evicted.

View attachment 127066

I was just responding to your question of whether the distinction of guest vs tenant might apply to or why it might be a problem for timeshares.

 

[shawnee83]

It has now been four weeks since we were told that Shawnee bankruptcy would be filed within three weeks. At the time I said that probably means 4-6 weeks.

That was at the River Village Phase IIIB Owner's Association meeting on June 13 but they did say that all HOA's would file bankruptcy together.

Meanwhile I've been checking the calendar for the court where they said it would be filed. Court appearances are being scheduled into September 2026 now. I don't know if maybe they could get a sooner date. Here's the link: https://www.pamb.uscourts.gov/HearingCalendar/

That's for the Wilkes-Barre division of the US Bankruptcy Court, Middle District of Pennsylvania.

 

[Floridaman76]

It has now been four weeks since we were told that Shawnee bankruptcy would be filed within three weeks. At the time I said that probably means 4-6 weeks.

"In two weeks"

 

[Aicken]

No idea where the speculation comes from on date for Shawnee’s bankruptcy filing but it would be very helpful if Wydham would fill us in.