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

[comicbookman]

Oh my, please don't weigh them down with a worthless timeshare and a never ending financial liability. That's a horrible 'inheritance'. Trust me, from someone who is on the other side of that terrible deal. Should have refused it, but didn't know any better at the time

They can refuse it if they don't want it.

 

[Twenty20]

They can refuse it if they don't want it.

They don't know what they don't know. Unless they are intimately familiar with the cost, how it works and what they will have available to them... And how they will actually want to vacation. They may think they are getting something of value, but they aren't. They are getting a liability and nothing else

We take multiple family vacations a year to all different parts of the country. It's been basically worthless for us (mid 40s with kids). A bigger PITA than anything. Zero value add. Like I said, wish I would have declined it back 15+ years ago, and am thrilled to be finally getting out of it now... Since I had no other way out (tried, trust me)

 

[rgma123]

Transfer CWA Points Contract Concerns - Anyone Signed?

I have decided to go with the transfer and they send me a Docusign contract. So generic that I hate to sign it. Below are my concerns
- Says purchase price
- Has multiple places how much purchase price is

I have tried to find out what this purchase price is all about. One person told me it was how much I paid for it.
Regardless ....

Has anyone else signed the contract and has Wyndham requested them to pay the amount that is in the contract? Is this above board? I have trust issues with Wyndham.

Thanks

Ralph
P.S. Sorry if this has already been addressed.

One-Time Pricing and Waiver of Certain Fees. As a one-time. incentive, Wyndham Vacation Resorts, Inc. ("Wyndham") agrees to discounted pricing for the new
CWA ownership and waive any Processing Fee, Recording Fee, Notary Fee, or similar closing costs related to the aforementioned trade

 

[Sandi Bo]

They don't know what they don't know. Unless they are intimately familiar with the cost, how it works and what they will have available to them... And how they will actually want to vacation. They may think they are getting something of value, but they aren't. They are getting a liability and nothing else

We take multiple family vacations a year to all different parts of the country. It's been basically worthless for us (mid 40s with kids). A bigger PITA than anything. Zero value add. Like I said, wish I would have declined it back 15+ years ago, and am thrilled to be finally getting out of it now... Since I had no other way out (tried, trust me)

My husband always says just make sure he or they know the number for certified exit (if something happens to me). But even that isn't good advice anymore. A couple years back I checked and they would have taken everything, but not sure they would today. A couple years back I looked into just giving back some (the resale, and keeping the developer) and wasn't comfortable my account wouldn't get locked or reservations I still wanted wouldn't get canceled. I've known of people successfully doing this (without issue) and read horror storied of people whose accounts have been messed up for quite some time.

Leaving his children with this was always a concern of my Dad's. Is the the gift that keeps on taking? Sadly he asked for advice during sales presentations (and is one reason we have a founders account - one of the lovely lies he was told was that he could split it into 5 and we'd all have founders - gives sales something to go with and they weave halve truths with lies and come up with something many believe).

 

[HitchHiker71]

It would also be nice to know how long we should expect to be paying program fees on 2026 points that are not usable. Since I have confirmed they are collecting these program fees this year, I am guessing they intend to do so until the properties are actually not theirs anymore. Verification by Wyndham of that assumption would be good to know. Thanks.

With whom exactly did you confirm this assertion?

 

[jp10558]

They don't know what they don't know. Unless they are intimately familiar with the cost, how it works and what they will have available to them... And how they will actually want to vacation. They may think they are getting something of value, but they aren't. They are getting a liability and nothing else

I feel like this is the case for a lot of things, all "real property" is a lot of liability, and can be hard to sell. Especially if you're getting rural property. Businesses, etc. If you want to leave something to your kids, make sure you talk to them about it, and make sure they understand what you're leaving them.

We take multiple family vacations a year to all different parts of the country. It's been basically worthless for us (mid 40s with kids). A bigger PITA than anything. Zero value add. Like I said, wish I would have declined it back 15+ years ago, and am thrilled to be finally getting out of it now... Since I had no other way out (tried, trust me)

I'm guessing the issue was a small account your parent purchased retail and so it probably didn't let you do much. Or else you don't plan your trips which is a common complaint. I just was able to use Extra Vacations (which Wyndham would have given you access to) to book 2 2BR units at Regal Vistas Massanutten July 11th 2026 for my cousin, his young kids and other family. Compared to other resorts he'd been to or comparable amenities cruises he found the price an amazing deal. With kids in school, it does kinda narrow his ability to "go whenever", but planning for summer in December isn't really that big a stretch - he knows the school schedule, and knows he wants to take a trip with his family so...

 

[HitchHiker71]

All,

Please note that Wyndham has added a couple of additional items to the FAQ section of the swap process here - specifically on the consent agreement that folks are asking questions about - and regarding more property information. Not really detailed answers, but something is better than nothing: https://clubwyndham.wyndhamdestinat...esort-news/2025/your-resort-portfolio-refresh

 

[HitchHiker71]

Transfer CWA Points Contract Concerns - Anyone Signed?

I have decided to go with the transfer and they send me a Docusign contract. So generic that I hate to sign it. Below are my concerns
- Says purchase price
- Has multiple places how much purchase price is

I have tried to find out what this purchase price is all about. One person told me it was how much I paid for it.
Regardless ....

Has anyone else signed the contract and has Wyndham requested them to pay the amount that is in the contract? Is this above board? I have trust issues with Wyndham.

Thanks

Ralph
P.S. Sorry if this has already been addressed.

There are several folks who signed and have already received their CWA swap into their account and posted into this thread about it. Feel free to search this thread for these types of posts - but long story short - they paid nothing - and the process went smoothly basically.

 

[HitchHiker71]

I haven't received a consent to sale - "member consent form". Where can I get one? I tried to register on the Wyndam site but I was unsuccessful.

Call the number listed in the FAQ in the first post of this thread during normal business hours on weekdays for direct guidance. It may be that your particular resort hasn't sent these out just yet, dependent upon the impacted resort in scope and where it is in the disposition process.

 

[HitchHiker71]

I am a deeded owner at Club Wyndham Shawnee Village. I have, what I hope is an wasy question to answer. All I want to know is if there is anything I need to do? I don't want to sit on my hands only to find out that I owe any money down-the-line as my timeshare is paid off. I am also curious about one other thing. Will deeded owner be entitled to any funds should a sale take place?

This is answered in the FAQ by Wyndham here: https://clubwyndham.wyndhamdestinat...esort-news/2025/your-resort-portfolio-refresh

 

[HitchHiker71]

@HitchHiker71 - form 410 seems to be a big source of confusion for owners who are receiving it with zero guidance. Can you see if your contacts can find some clarification? I think the most succinct question for them would be - do owners need to fill out this form to be refunded prepaid 2026 maintenance fees, or are Wyndham and/or the HOA already going to do the refunds automatically?

Answer as follows (this same guidance is now also published in the FAQ in the 1st post):

Q: I received a Form 410 "Proof of Claim" type form, do I have to fill out this form to receive my 2026 MF reimbursement?

A: No. Refunds for prepaid maintenance fees are already being processed by Wyndham and there is no requirement to submit this form as it relates to 2026 MF reimbursements. Please note that impacted owners at the impacted resorts may receive several notices as the bankruptcy progresses. Wyndham has not been advised of any action required of the association members for these notices but also cannot provide any legal advice regarding same. Please use the OMNI links provided in the table above for guidance on the legal processes.

The background to the question is form 410 is for creditors to submit a claim, and it seems like they're being mass mailed to owners at the resorts filing for bankruptcy, or at least some of the resorts. The only potential claim I can think of is maintenance fees for 2026 that have been paid in advance, but I don't even know if that should be submitted as a claim or if the HOA or Club Wyndham as the points manager already have a plan to refund those fees. If I recall correctly, (most of?) the HOAs voted on an item to stop collection of 2026 maintenance fees as well as refunding any 2026 maintenance fees that had already been paid - so it seems like the HOA is already authorized to do so, but maybe the bankruptcy filing puts a stop to that? (Obviously not a lawyer here.) I've seen a lot of owners expressing confusion about this form, and I can't imagine the PITA it will be for the folks managing the bankruptcy to receive dozens/hundreds/thousands of these forms filled out by owners who have no real idea why they're even filling the form out.

Per above, the "Proof of claim" or Form 410 does not have to be submitted for MF reimbursement. Still working on more explicit guidance regarding Form 410 that I will publish into the FAQ when ready. For now, here's what I have:

Q: I'm receiving forms/emails (such as Form 410 for example) as it relates to the ongoing bankruptcy proceedings, and I don't know what to do with these emails/forms, is there any guidance on how to proceed?

A: Please note that impacted owners at the impacted resorts may receive several notices as the bankruptcy progresses. Wyndham has not been advised of any action required of the association members for these notices but also cannot provide any legal advice regarding this process. Please use the OMNI links provided in the table in the first post of this thread for guidance on the legal processes to attempt to receive the guidance you require. If no link is provided in the table, please note we are adding these links as they are reported into this thread - and there may be a delay between when the link is available and when it is published in our reference table above. Additionally, if an owner does not have this for their particular association, their HOA can provide it once it's established.

 

[makersforme]

I just logged into my account and it shows I was awarded 2026 points. My Paymentus account does show no payment due in January. I did not take the swap. I assumed by now I would have no access to anything.

 

[bnoble]

With whom exactly did you confirm this assertion?

Presumably the charge to their own Paymentus account. I've seen at least one person post that their January payment included the program fees for points that ultimately won't be there.

 

[donno]

With whom exactly did you confirm this assertion?

Presumably the charge to their own Paymentus account. I've seen at least one person post that their January payment included the program fees for points that ultimately won't be there.

My sister had program fees deducted from her bank account on Jan 1 for her two contracts at Fairfield Bay. She called the SWAP line yesterday and they told her that the contracts were still active until the properties are sold and that is why she was paying the program fees. My paymentus payment scheduled for later this month shows the extra program fees still included.

 

[bnoble]

She called the SWAP line yesterday and they told her that the contracts were still active until the properties are sold and that is why she was paying the program fees.

Yeah, that's BS. If you do not have the corresponding points to use the program, and so cannot use those points to impose costs to the program infrastructure, there should not be corresponding program fees charged to those non-existant points.

I mean, it might be the rationale that someone in Wyndham is using, but it is wrong.

Honestly, each new step in this process (plus the ongoing clown show around splitting our account post divorce) has me leaning more and more towards complete liquidation of my Wyndham holdings. I've been accused of being a Wyndham apologist in the past, so if I am getting fed up, I can't imagine where the typical owner's head is at.

 

[HitchHiker71]

My sister had program fees deducted from her bank account on Jan 1 for her two contracts at Fairfield Bay. She called the SWAP line yesterday and they told her that the contracts were still active until the properties are sold and that is why she was paying the program fees. My paymentus payment scheduled for later this month shows the extra program fees still included.

Hmmm that doesn’t seem right - let me follow up on this item - more to come soon. Best guess, we debated this previously on this thread, is that until the contract(s) in scope are actually made inactive, then the PFs won't be removed from the account billing calculations. We expect the contracts to be made inactive sometime this month best estimate.


Sent from my iPhone using Tapatalk

 

[HitchHiker71]

I just logged into my account and it shows I was awarded 2026 points. My Paymentus account does show no payment due in January. I did not take the swap. I assumed by now I would have no access to anything.

If you didn't elect to take the CWA swap(s), and you will no longer have any active contract(s) in your account after the contract(s) are made inactive, then you can expect your account to be made inactive (blocked) sometime this month best estimate. For owners who still own active contract(s), we can expect points removals associated with the impacted contracts from their points balance for active use years, again sometime this month best estimate. We originally assumed this would take place after 12/31/2025, however we weren't given any explicit timelines to be clear. In all cases, the impacted contract(s) will stay visible, but inactive, on the owner accounts until the property is sold.

 

[Double U]

Well they could have (and should have) always hired a group to handle the communications and PR.

I think they did. It was a postcard company!!!

Hopefully some slight laughter with that comment. Now, go back and read it over. Maybe not so off the wall?!

 

[paxsarah]

Answer as follows (this same guidance is now also published in the FAQ in the 1st post:

Q: I received a Form 410 "Proof of Claim" type form, do I have to fill out this form to receive my 2026 MFs back?

A: No. Refunds for prepaid maintenance fees are already being processed by Wyndham and there is no requirement to submit this form as it relates to 2026 MF reimbursements. Please note that impacted owners at the impacted resorts may receive several notices as the bankruptcy progresses. Wyndham has not been advised of any action required of the association members for these notices but also cannot provide any legal advice regarding same. Please use the OMNI links provided in the table above for guidance on the legal processes.

Per above, the "Proof of claim" or Form 410 does not have to be submitted for MF reimbursement. Still working on more explicit guidance regarding Form 410 that I will publish into the FAQ when ready. For now, here's what I have:

Q: I'm receiving forms/emails (such as Form 410 for example) as it relates to the ongoing bankruptcy proceedings, and I don't know what to do with these emails/forms, is there any guidance on how to proceed?

A: Please note that impacted owners at the impacted resorts may receive several notices as the bankruptcy progresses. Wyndham has not been advised of any action required of the association members for these notices but also cannot provide any legal advice regarding same. Please use the OMNI links provided in the table above for guidance on the legal processes to attempt to receive the guidance you require. If no link is provided in the table, please note we are adding these links as they are reported into this thread - and there may be a delay between when the link is available and when it is published in our reference table above. Additionally, if an owner does not have this for their particular association, their HOA can provide it once it's established.

I also stumbled across this in one of the filings for Patriots' Place (but assume it's similar for the others):

and

So this also confirms that the owners are being served a lot of court documents (but not all? thankfully?) in a blanket fashion. This is obviously for their information but not necessarily for their action. Also, out of curiosity over a reference to Bankruptcy Rule 2002 on page 3 of that filing, I looked up that rule and found this:

(Owners are equity security holders.) So unless the court has ordered otherwise (which I'm probably not going to try and track down whether it has nor not), owners are also going to get a lot of these type of filings as well.

Long story short, it looks like owners are going to be getting a lot of court documents. The good news is anything that's recognizably from the court probably doesn't require any action. Hopefully owners don't get so used to receiving documents that they don't need to act on that they miss the smaller number of documents (presumably from Wyndham or the HOA) that they do need to act on.

 

[jp10558]

Honestly, each new step in this process (plus the ongoing clown show around splitting our account post divorce)

It's been actually worse than I thought it would be, and I pretty much predicted a complete blindsiding of "normal owners". I didn't expect the financial shenanigans.

has me leaning more and more towards complete liquidation of my Wyndham holdings.

So far the actual resorts and website (clunky as it can be) are working for me. I didn't really use the closing resorts, so the main impact to me is if availability changes at places I want to go. Jury's still out on that. Probably won't know for at least 2 years. And this assumes they're not going to go exit another 30 HOAs or something this year. Which I guess is also far from certain.

I've been accused of being a Wyndham apologist in the past, so if I am getting fed up, I can't imagine where the typical owner's head is at.

I think the issue of course is the typical owner has no idea this is happening. Remember, most don't own at affected resorts. All the existing CWA people won't notice till they might try and book a resort that's disappeared for instance. All the CWS that's not at an affected resort is also likely to not know this has happened either. If the low CW points bookings are true as claimed, it might well be never noticed by a typical owner, barring if this makes availability noticeably tighter. Which is far from a given. Even if it does, it'd probably end up in the normal "hard to use timeshare" vibe some ignorant owners have.

 

[Floridaman76]

Am I understanding that (former) owners are still being charged a program fee on points that they no longer have access to?

If so, that's unconscionable.

 

[Arimaas]

Am I understanding that (former) owners are still being charged a program fee on points that they no longer have access to?

If so, that's unconscionable.

I am set up not to be charged for it coming Jan.

According the November annual statement (which @HitchHiker71 refers to as a "dummy" statement), I am showing monthly charges of $252.62, which includes MFs for 126K CWA, 238K Kingsgate and PFs for 518K points (which includes the 154K FG contract that is gone). My December 16th auto pay (and corresponding statement) was for $232.88. Not sure where this came from, maybe it's pro rated for some reason?

My Jan 16th statement is for $243.99. $243,99 is the correct monthly charge with the 154K FG contract out and the corresponding PFs gone. So not sure really what happened in December, but from what it looks like now, I am being billed for the correct amount both MFs and PFs with the 154K FG contract gone.

 

[HitchHiker71]

I am set up not to be charged for it coming Jan.

According the November annual statement (which @HitchHiker71 refers to as a "dummy" statement), I am showing monthly charges of $252.62, which includes MFs for 126K CWA, 238K Kingsgate and PFs for 518K points (which includes the 154K FG contract that is gone). My December 16th auto pay (and corresponding statement) was for $232.88. Not sure where this came from, maybe it's pro rated for some reason?

My Jan 16th statement is for $243.99. $243,99 is the correct monthly charge with the 154K FG contract out and the corresponding PFs gone. So not sure really what happened in December, but from what it looks like now, I am being billed for the correct amount both MFs and PFs with the 154K FG contract gone.

Actually, I called it a mock statement, that is the term Wyndham used, it's not my term to be clear. I think we agreed on the term draft statement at that time. Glad to hear your billing appears to be correct for this month. Small victories, right?!

 

[HitchHiker71]

Am I understanding that (former) owners are still being charged a program fee on points that they no longer have access to?

If so, that's unconscionable.

I've already reached out to Wyndham on this item, hoping it's in error, especially considering this didn't appear to happen with @Arimaas in comparison. I'll update this thread if/when I get feedback.

 

[Jan M.]

I just logged into my account and it shows I was awarded 2026 points. My Paymentus account does show no payment due in January. I did not take the swap. I assumed by now I would have no access to anything.

If there are resorts within a convenient driving distance you could go ahead and book something that you could use in the next few weeks to use up as many of those points as you can. If you're working maybe just weekend stays. MLK weekend is coming up quick for a long holiday weekend stay.