• Welcome to the FREE TUGBBS forums! The absolute best place for owners to get help and advice about their timeshares for more than 31 years!

    Join Tens of Thousands of other owners just like you here to get any and all Timeshare questions answered 24 hours a day!
  • TUG started 32 years ago in October 1993 as a group of regular Timeshare owners just like you!

    Read about our 32st anniversary: Happy 32st Birthday TUG!
  • TUG has a YouTube Channel to produce weekly short informative videos on popular Timeshare topics!

    All subscribers auto-entered to win all free TUG membership giveaways!

    Visit TUG on Youtube!
  • TUG has now saved timeshare owners more than $24,000,000 dollars just by finding us in time to rescind a new Timeshare purchase! A truly incredible milestone!

    Read more here: TUG saves owners more than $24 Million dollars
  • Sign up to get the TUG Newsletter for free!

    Tens of thousands of subscribing owners! A weekly recap of the best Timeshare resort reviews and the most popular topics discussed by owners!
  • Our official "end my sales presentation early" T-shirts are available again! Also come with the option for a free membership extension with purchase to offset the cost!

    All T-shirt options here!
  • A few of the most common links here on the forums for newbies and guests!

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

Just received my notice of special meeting of Bentley Brook HOA to be held on October 14th. Two meetings; first to amend bylaws to eliminate the requirement of unanimous written consent of owners to dissolve merger etc . The second meeting will to vote on closing the resort.
 
hjsweet2002 said:
Just received my notice of special meeting of Bentley Brook HOA to be held on October 14th. Two meetings; first to amend bylaws to eliminate the requirement of unanimous written consent of owners to dissolve merger etc . The second meeting will to vote on closing the resort.
Click to expand...
Could you post a photo of the paperwork? This seems to be a little different than some of the other properties.
 
Last edited:
dioxide45 said:
Could you post a photo of the paperwork? This seems to be a little different than the other properties.
Click to expand...
Which reinforces what I've been saying all along about how each of these actions is somewhat unique. :cool:
 
HitchHiker71 said:
Wyndham has not categorically said that capital improvements are required at every resort, so therefore we should not be applying blanket assumptions like this. Wyndham has actually stated that this is a complex set of processes and that the reasons are unique to each resort and are covered, to some extent, in the specific HOA statements and proxies.
Click to expand...
"covered, to some extent" is... doing a lot of heavy lifting. I think the HOA statements we've seen reported here basically say it's because of capital improvements that are needed.
 
HitchHiker71 said:
Which reinforces what I've been saying all along about how each of these actions is somewhat unique. :cool:
Click to expand...
Well, so far it is one of the few that actually seems to be unique. Most of the others we've seen are pretty similar. Many have also used the term "template" when referring to these documents.
 
hjsweet2002 said:
View attachment 116804
Click to expand...
Ahh, this looks like perhaps the property declaration and by-laws specifically restrict them from filing for bankruptcy or ending day to day operations. They need to fix that by deleting those provisions from the by-laws first. Then they can ask owners to vote to file for bankruptcy and end day to day operations. Thanks for posting this.
 
dioxide45 said:
Well, so far it is one of the few that actually seems to be unique. Most of the others we've seen are pretty similar. Many have also used the term "template" when referring to these documents.
Click to expand...
Yes, I'm the one who said it was templated in the first place LOL. K&L Gates is managing the entire process for all resorts involved. That's not new info. I'm simply reinforcing that while the process is templated, the outcomes as determined by the bankruptcy courts, may very well not be the same, especially when we look at the details that play out for each resort. Only time will tell. Even the details for the votes are in some cases a bit different, as we're seeing in the case of BB. I'd assume the second vote, assuming the first vote succeeds, will be the same template as what we've seen with the other resorts - using Chapter 11 bankruptcy to fast track resort sale.
 
Last edited:
dioxide45 said:
Ahh, this looks like perhaps the property declaration and by-laws specifically restrict them from filing for bankruptcy or ending day to day operations. They need to fix that by deleting those provisions from the by-laws first. Then they can ask owners to vote to file for bankruptcy and end day to day operations. Thanks for posting this.
Click to expand...
Yep, we'll likely see this for another resort or two before this all plays out.
 
Just about 2.5 months left in the year for them to cease operations. Sure seems like a short timeline. Curious what comes next.

So I assume that come Jan 1st - my resorts will cease operations and continue bankruptcy activities. That Wyndham will have asked me if I want CWA swap points. I will decline and my relationship with Wyndham will end. I won't have any 2026 points to use and no more maintenance fees.

Are my assumptions correct here?
 
hjsweet2002 said:
Just received my notice of special meeting of Bentley Brook HOA to be held on October 14th. Two meetings; first to amend bylaws to eliminate the requirement of unanimous written consent of owners to dissolve merger etc . The second meeting will to vote on closing the resort.
Click to expand...
Are both meetings scheduled on the same day? If not, what's the actual date for the second meeting, or is that TBD until the first meeting occurs on 10/14 and the votes tallied?
 
Last edited:
I encourage BB owners to vote by proxy using Alan Baker as your proxy and vote no. Disgusting how Wyndham is going to amend the bylaws to have it their way.
 
hjsweet2002 said:
I encourage BB owners to vote by proxy using Alan Baker as your proxy and vote no. Disgusting how Wyndham is going to amend the bylaws to have it their way.
Click to expand...
That is useless. Wyndham already controls enough interests to control the outcome of the vote. Individual owners voting is really because of the legal requirements. It isn't necessary, they just need to go through the motions.

If you want to challenge it, then it is time to lawyer up and talk to a real estate attorney in the state where the property is located. Wyndham would prefer to go the current route because going the other route would cost them a lot more as they would have to buy out the ownership interests of every owner. Don't let Wyndham use the power of the courts (and thus the government) to trample on your deeded ownership rights.
 
Last edited:
dioxide45 said:
That is useless. Wyndham already controls enough interests to control the outcome of the vote. Individual owners voting is really because of the legal requirements. It isn't necessary, but they need to go through the steps.

If you want to challenge it, then it is time to lawyer up and talk to a real estate attorney in the state where the property is located. Wyndham would prefer to go the current route because going the other route would cost them a lot more as they would have to buy out the ownership interests of every owner. Don't let Wyndham use the courts (and thus the government) to trample on your deeded ownership rights.
Click to expand...
Someone will be spending a lot of money for a lawyer to try to stop this. At $450-600 an hour? Good luck footing that bill. For most of the people (not us who got free resale), what is the value lost here when they sell the resort? $30k initial investment? I bet you it would cost that much or more at that hourly rate. Is it really worth fighting? For a timeshare?

The best legal recourse I think you'll get, is maybe a class action suit when this is all said and done, and that's likely going to be people that suffered damages due to the cancelations.

I just had a thought, Wyndham might be rushing through this process so that it's too far along to be stopped before someone actually does try to get some legal remedy to stop them.
 
My guess is that to amend the bylaws will require at least a 2/3 vote. I believe Wyndham has 67% votes. I believe they have three members on the HOA board and we owners are only represented by two members.
 
dioxide45 said:
That is useless. Wyndham already controls enough interests to control the outcome of the vote. Individual owners voting is really because of the legal requirements. It isn't necessary, they just need to go through the motions.

If you want to challenge it, then it is time to lawyer up and talk to a real estate attorney in the state where the property is located. Wyndham would prefer to go the current route because going the other route would cost them a lot more as they would have to buy out the ownership interests of every owner. Don't let Wyndham use the power of the courts (and thus the government) to trample on your deeded ownership rights.
Click to expand...
I know my vote is only a formality. It’s just the principle of voting against Wyndham and expressing my disgust with them.
 
It is probably a useless exercise, but I received my Newport Overlook package yesterday. I tried to vote online but received a message that there is no ballot available. There was also a message to contact Travel + Leisure if there was a problem but NO phone number. The package I received listed a person to contact with any questions (phone and email) tried calling but voice mail box is full. Sent an email but doubt I will receive a response. I called the resort directly and the person there said she was told ballots will not be available until 11 am on October 13 - the day of the 3 PM meeting. Wyndham's legal team really blew this one. Hopefully owners at other resorts will have better luck.
 
I married into a timeshare at Bentley Brook that my wife signed into on her honeymoon in her previous marriage. They weren't even at BB when they got roped into signing and she's never been there. It's been the one item that couldn't be resolved well in her divorce since Wyndham consistently ghosted them whenever the process got close to getting her name off of the deed - and the maintenance fees. I had come to terms with the idea that we would have this around our neck forever...

Now we get a literal "golden ticket" in the mail (the ballot to vote is yellow) and I am astonished and very pleased with the opportunity to get out of this BS. Sorry for everyone that likes having this timeshare, but since it was a scam from the start for my wife and her ex I am just looking forward to parting ways with Wyndham.

I do have a question though - we have a couple of vacations that used saved up RCI points scheduled for next year (Feb and June). My wife's ex had been paying the fees until we took over this year and there were a bunch of points in RCI, so I made use of them. I'm an AirBnB and VRBO master, but I made this work and am looking forward to the trips. If we get the hoped for result of not paying maintenance fees in 2026, would that impact these RCI reservations? Would hate to arrive and be told that our points no longer apply.
 
gelinasrj said:
It is probably a useless exercise, but I received my Newport Overlook package yesterday. I tried to vote online but received a message that there is no ballot available. There was also a message to contact Travel + Leisure if there was a problem but NO phone number. The package I received listed a person to contact with any questions (phone and email) tried calling but voice mail box is full. Sent an email but doubt I will receive a response. I called the resort directly and the person there said she was told ballots will not be available until 11 am on October 13 - the day of the 3 PM meeting. Wyndham's legal team really blew this one. Hopefully owners at other resorts will have better luck.
Click to expand...
K&L Gates is the law firm representing the HOAs. Wyndham didn't blow anything. The HOA is taking these actions, though granted that Wyndham has majority control of both the HOA BOD and the intervals in most cases at the impacted resorts. I can assure you, K&L Gates didn't blow anything, this is all very intentional under their legal guidance. That said, it's not good that there's no contact number listed, nor is it good that the person to contact with any questions is non-responsive or the voicemail box is full - which isn't surprising as I'm sure tons of people have questions. Keep trying.
 
jp10558 said:
Yea, it seems like - if anyone wanted to challenge any of these - the circuit whatever court is in would determine if you can even do Chapter 11 while claiming no financial strain at all.
Click to expand...
Currently, they are facing no financial strain at all. However, if they have to spend millions of dollars in the next couple years, significantly increase MFs, and/or impose very high special assessments, they probably would be.
 
dioxide45 said:
I don't have any skin in the game. I'm not spending anyone else's money. They are free to do whatever they want. We should also remember, some owners are also attorneys and may be able to represent themselves.
Click to expand...
For someone who doesn't have any skin in this game - your post count on this thread alone certainly indicates otherwise does it not?
 
HitchHiker71 said:
For someone who doesn't have any skin in this game - your post count on this thread alone certainly indicates otherwise does it not?
Click to expand...
Do you own at any of the impacted properties? You have a lot of posts here too. As do many others that don't own at any of the properties.
 
You must log in or register to reply here.
Top