Your building welcomes hosting on Airbnb!

[Captain Morgan]

Add Avon to the list of. resorts that have an agreement with Airbnb. Also received an email from Airbnb that Clark County which is Vegas is requiring registration and a licensing fee in order to continue to post on Airbnb. I reviewed the application, and it is a one size fits all application that does not work with renting timeshare points. It applies to only single ownership which is logical since renting timeshare points is unusual. It does mention that you still have to do it if your property is in a common interest location such as a condo complex. I sent them an email explaining my situation and how should I proceed. In the meantime, anyone who has dealt with Airbnb customer service knows this will be difficult to explain to Airbnb and have them to continue the posting. So, I am assuming I will no longer be renting out Vegas on an online rental site and will only be renting there to my friends and relatives. Again, another reason I was renting so much. I knew this was going to happen, so I wanted as many renters as possible and get my loans paid off before it happened, so I have repeat business and do not have to use a short-term rental site. With my loans paid off, I do not have to rent as much. Because of what I did, I have enough repeat business not coming from the online rental sites that will cover my maintenance fees.

In the coming year, Wyndham will be infiltrating all rental sites to eliminate owners renting! If you have 2 fixed weeks a year, let's say for hypothetical purposes and you opt in to Airbnb Community and start renting those two weeks which is fine. Once you rent more than those two weeks, you will be shut down

Also, if you own a lot of weeks plus manage any other owners account, they send you a spreadsheet requesting Wyndham Reservation Confirmation ,timeshare owners name, airbnb host name and Airbnb listing id so they can identify each owner renting and shut them down with a cease & desist letter.

Here is an email from Airbnb below


So I was able to talk to the team handling Wyndham, and we do have an agreement (a resident Hosting program where Extra Holidays gains the ability to see which guests have booked their properties and to tie them to the correct timeshare owner/Reservation before arrival. This eliminates the possibility for negative guest experiences).

My team told me that in your case, there are two approaches:
- The best thing a Host can do is provide Extra Holidays with the details they are requesting 1) Timeshare Owner's name 2) Reservation tied to the timeshare owner named
- In the case of larger accounts such as yours, they recommend filling out the attached file and for you to include every TImeshare owner they represent and sending it to Airbnb@wyn.com

I am not sure this answers your questions and/or alleviates your worries? Were you aware of such a protocol?
Please let me know if you have any questions.

Sou Tangkhapanya
Airbnb

 

[pedro47]

What is th medium cost to rent a 2 bedroom unit at National Harbor thru Airbnb off season?

 

[troy12n]

Or... maybe... you could just use your timeshare for it's intended purpose and not a revenue stream.

Maybe not try to find more loopholes to try to make money off your timeshare?

 

[Captain Morgan]

Or... maybe... you could just use your timeshare for it's intended purpose and not a revenue stream.

Maybe not try to find more loopholes to try to make money off your timeshare?

Sounds like a Wyndham Employee talking

 

[dioxide45]

Sounds like a Wyndham Employee talking

Not really, sales people of the past long touted using your timeshare to rent out for revenue, or to at least pay for all your MFs and make your vacations FREE!

 

[HitchHiker71]

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[RENTER]

Just an update on the building agreement with Airbnb and Wyndham. I agreed to accept back in the fall and have had no issues and have not been required to make any changes to my Airbnb postings.

 

[chapjim]

Just an update on the building agreement with Airbnb and Wyndham. I agreed to accept back in the fall and have had no issues and have not been required to make any changes to my Airbnb postings.

He's baaack!

 

[Rolltydr]

He's baaack!

He’s ignored!

 

[RENTER]

Never left and still going 23 months later. 23 months of income to pay my maintenance fees. So feel free to ignore like I ignored many of you who advised me to give up the fight.

 

[Richelle]

Just an update on the building agreement with Airbnb and Wyndham. I agreed to accept back in the fall and have had no issues and have not been required to make any changes to my Airbnb postings.

I think you forgot the word "yet". You have had no issues yet. Wyndham has decided you're not worth dealing with, yet. If that changes, they will do something. They likely have bigger fish to fry right now. Good luck to you.

 

[RENTER]

I think you forgot the word "yet". You have had no issues yet. Wyndham has decided you're not worth dealing with, yet. If that changes, they will do something. They likely have bigger fish to fry right now. Good luck to you.

You are correct, YET is the key word. But it has been 23 months since I have been waiting for YET to occur. As someone in our debates had mentioned. They are playing the long game. So the longer they play to catch those bigger fish the longer I bring them in money and I get to enjoy the resorts. The day YET occurs, is the day I walk away.

 

[paxsarah]

I think you forgot the word "yet". You have had no issues yet. Wyndham has decided you're not worth dealing with, yet. If that changes, they will do something. They likely have bigger fish to fry right now. Good luck to you.

It probably slows Wyndham down that the airbnb account is under a relative's name.

 

[Richelle]

It probably slows Wyndham down that the airbnb account is under a relative's name.

All they need is a confirmation number and they can figure it out.

 

[RENTER]

It probably slows Wyndham down that the airbnb account is under a relative's name.

How I wish you were right. I always suspected you of being a Wyndham spy. If you were right, it would prove to me that you are since only Wyndham would know that. Sadly, you are wrong, so I still do not know if you're a Wyndham spy. What proves your theory wrong is that Wyndham has access to my Airbnb, VRBO and Trip Advisor posts and my name is on the posts.

Wyndham may be slow because they may have finally realized.
1. How much i was bringing with guest pass fees and point protection fees
2. How much free advertising they were receiving with the 5 star reviews my rentals were receiving,
3. New potential buyers I was bringing into the resorts.

They may have concluded that the changes the made by
1. Creating the black out period
2. Removing VIP benefits from resales

May have been a perfect compromise and that they can have the best of both worlds.
1.Owners happy they can find availability during prime dates at prime resorts
2. Renters still bring in guest pass and points protection fees along with the free advertising.

I may be wrong, but I have not seen any complaints about them cracking down on renting after they made those changes which I had no problem with. Also, the building agreement policy began after those changes.

But if I am wrong and they are still going to crack down on us, so be it. My rentals paid for the loans and the last 23 months of trips. But traveling is getting to be a hassle and I am getting tired of it. So, I have no problem walking away.

 

[paxsarah]

If you were right, it would prove to me that you are since only Wyndham would know that.

This is a failure of imagination.

 

[HitchHiker71]

How I wish you were right. I always suspected you of being a Wyndham spy. If you were right, it would prove to me that you are since only Wyndham would know that. Sadly, you are wrong, so I still do not know if you're a Wyndham spy. What proves your theory wrong is that Wyndham has access to my Airbnb, VRBO and Trip Advisor posts and my name is on the posts.

Wyndham may be slow because they may have finally realized.
1. How much i was bringing with guest pass fees and point protection fees
2. How much free advertising they were receiving with the 5 star reviews my rentals were receiving,
3. New potential buyers I was bringing into the resorts.

They may have concluded that the changes the made by
1. Creating the black out period
2. Removing VIP benefits from resales

May have been a perfect compromise and that they can have the best of both worlds.
1.Owners happy they can find availability during prime dates at prime resorts
2. Renters still bring in guest pass and points protection fees along with the free advertising.

I may be wrong, but I have not seen any complaints about them cracking down on renting after they made those changes which I had no problem with. Also, the building agreement policy began after those changes.

But if I am wrong and they are still going to crack down on us, so be it. My rentals paid for the loans and the last 23 months of trips. But traveling is getting to be a hassle and I am getting tired of it. So, I have no problem walking away.

I wouldn't interpret a lack of action over a one or two year time period to mean that Wyndham isn't going to target you eventually. The reality is that Wyndham isn't taking action persistently over time. They perform these types of audits when they have the resources to do so - as those resources have other jobs to do day to day. It's very unlikely that Wyndham has dedicated resources doing nothing but auditing for commercial rental activity. What is much more likely, is that once every year or so, or perhaps even longer, they run audit reports using certain criteria, and then evaluate those accounts that appeared in the audit list and take action where applicable - typically from what we've seen - by sending the cease and desist letters as a shot across the bow and then following up if the offending behavior continues. Only time will tell though. The last major crackdown prior to this last one was back in 2016 timeframe IIRC - when various megarenter accounts were frozen and exited from the system.

It is interesting to see you say that traveling is getting to be a hassle and that you are getting tired of it after only 23 months of trips. We are five years into our ownership as of this month and love our timeshare and look forward to every trip we take for various different reasons depending on where we're going. We envision a lifetime of trips over the next 20 years as we expand out to new resorts and into RCI and now Worldmark since online Club Pass bookings have been added to the website. To each his own I suppose.

 

[CO skier]

Wyndham may be slow because they may have finally realized.
1. How much i was bringing with guest pass fees and point protection fees
2. How much free advertising they were receiving with the 5 star reviews my rentals were receiving,
3. New potential buyers I was bringing into the resorts.

Points #1 and #3 were posted by some renters in 2008 when certain measures were introduced to counter megarenter activity. Not long after, they never posted in TUG, again. Same in 2016, when some megarenters thought they were doing Wyndham a solid by bringing "fresh meat" to the sales table. What was different in 2016 is that a counterpoint was brought up; i.e., "Why would someone buy into Club Wyndham for tens of thousand of dollars when they could rent whenever they wanted for less than maintenance fees and not be locked into a long term commitment?" That logic made sense to me, and probably Wyndham, too. Renters were hurting sales much more than they were helping.

It certainly did not stop the deadliest blow to the megarenters in 2022(?), when VIP benefits, including the VIP discounts, were eliminated from resale points.

 

[Fido Chuckwagon]

Points #1 and #3 were posted by some renters in 2008 when certain measures were introduced to counter megarenter activity. Not long after, they never posted in TUG, again. Same in 2016, when some megarenters thought they were doing Wyndham a solid by bringing "fresh meat" to the sales table. What was different in 2016 is that a counterpoint was brought up; i.e., "Why would someone buy into Club Wyndham for tens of thousand of dollars when they could rent whenever they wanted for less than maintenance fees and not be locked into a long term commitment?" That logic made sense to me, and probably Wyndham, too. Renters were hurting sales much more than they were helping.

It certainly did not stop the deadliest blow to the megarenters in 2022(?), when VIP benefits, including the VIP discounts, were eliminated from resale points.

People who are knowledgeable enough to know how to rent points are not the same people who are buying direct from the developer. People who buy direct need to not know much about timeshares or how they work (or else they would buy resale). Someone who knows about redweek, or how to rent on airbnb, is not buying direct. At best, they're going to buy resale after renting.

 

[PhilD41]

They likely have bigger fish to fry right now...

Speaking of bigger fish, I ran across the Wisconsin Dells Rentals Facebook group the other day. Now that is a racket. I now know why it is so hard to get into Glacier Canyon in the summer!

 

[RENTER]

People who are knowledgeable enough to know how to rent points are not the same people who are buying direct from the developer. People who buy direct need to not know much about timeshares or how they work (or else they would buy resale). Someone who knows about redweek, or how to rent on airbnb, is not buying direct. At best, they're going to buy resale after renting.

WRONG. People who bought direct from the developer also bought resale. Until they changed the rules, they attached the resales to the developer points to get the resells the VIP benefits. Because of that they WERE ABLE TO PAY OFF THEIR LOANS that got them the discounts.

YES, we cannot do that anymore. However, we knew what resorts had the lower maintenance fees. So, our maintenance fees are low enough that it does not matter if we cannot get a discount on the resale points.

That is because WE KNOW what events are going on during non-black out dates where local hotels jack up the rates. So, we do not need the discounts and have no problem renting because we are still saving guests money.

 

[Richelle]

How I wish you were right. I always suspected you of being a Wyndham spy. If you were right, it would prove to me that you are since only Wyndham would know that. Sadly, you are wrong, so I still do not know if you're a Wyndham spy. What proves your theory wrong is that Wyndham has access to my Airbnb, VRBO and Trip Advisor posts and my name is on the posts.

Wyndham may be slow because they may have finally realized.
1. How much i was bringing with guest pass fees and point protection fees
2. How much free advertising they were receiving with the 5 star reviews my rentals were receiving,
3. New potential buyers I was bringing into the resorts.

They may have concluded that the changes the made by
1. Creating the black out period
2. Removing VIP benefits from resales

May have been a perfect compromise and that they can have the best of both worlds.
1.Owners happy they can find availability during prime dates at prime resorts
2. Renters still bring in guest pass and points protection fees along with the free advertising.

I may be wrong, but I have not seen any complaints about them cracking down on renting after they made those changes which I had no problem with. Also, the building agreement policy began after those changes.

But if I am wrong and they are still going to crack down on us, so be it. My rentals paid for the loans and the last 23 months of trips. But traveling is getting to be a hassle and I am getting tired of it. So, I have no problem walking away.

The tiny amount of supposed business you throw their way is not enough to give you special treatment. It’s a little arrogant to think you have a big enough impact on their bottom line to warrant giving you a pass. There were mega renters, who sent many many many more people then you have to those resorts, and they got shut down. If the volume of the people they sent to the resorts mattered to Wyndham, they would still be operating, but they are not. You are not doing Wyndham any favors. The fact that they are not trying to shut you down at the moment should show you how little they care about your rental activity. At least at the moment. Once the bigger fish are dealt with, they will move onto smaller fish. They may or may not deem you enough trouble to deal with. Who knows. Maybe you’ll get lucky and you will continue to fly under their radar and be able to pull in some money.

I agree with Fido. People renting from owners or AirBNB are not going to bother taking in a long term financial commitment.


Sent from my iPhone using Tapatalk

 

[RENTER]

I wouldn't interpret a lack of action over a one or two year time period to mean that Wyndham isn't going to target you eventually. The reality is that Wyndham isn't taking action persistently over time. They perform these types of audits when they have the resources to do so - as those resources have other jobs to do day to day. It's very unlikely that Wyndham has dedicated resources doing nothing but auditing for commercial rental activity. What is much more likely, is that once every year or so, or perhaps even longer, they run audit reports using certain criteria, and then evaluate those accounts that appeared in the audit list and take action where applicable - typically from what we've seen - by sending the cease and desist letters as a shot across the bow and then following up if the offending behavior continues. Only time will tell though. The last major crackdown prior to this last one was back in 2016 timeframe IIRC - when various megarenter accounts were frozen and exited from the system.

It is interesting to see you say that traveling is getting to be a hassle and that you are getting tired of it after only 23 months of trips. We are five years into our ownership as of this month and love our timeshare and look forward to every trip we take for various different reasons depending on where we're going. We envision a lifetime of trips over the next 20 years as we expand out to new resorts and into RCI and now Worldmark since online Club Pass bookings have been added to the website. To each his own I suppose.

I have been traveling for 20 plus years for business and pleasure. I have been to all the states except Hawaii and Alaska. With my loans paid off, I rented less and traveled more. But I am tired of the traffic, the weather, the crime and the crowds. I have not included flying because I do not fly. It is hard for me to motivate myself to return to somewhere where I have been to deal with all that crap.

 

[Richelle]

Speaking of bigger fish, I ran across the Wisconsin Dells Rentals Facebook group the other day. Now that is a racket. I now know why it is so hard to get into Glacier Canyon in the summer!

Glacier Canyon is on the list for Owner Priority over the summer. They are still allowed two though.


Sent from my iPhone using Tapatalk

 

[RENTER]

The tiny amount of supposed business you throw their way is not enough to give you special treatment. It’s a little arrogant to think you have a big enough impact on their bottom line to warrant giving you a pass. There were mega renters, who sent many many many more people then you have to those resorts, and they got shut down. If the volume of the people they sent to the resorts mattered to Wyndham, they would still be operating, but they are not. You are not doing Wyndham any favors. The fact that they are not trying to shut you down at the moment should show you how little they care about your rental activity. At least at the moment. Once the bigger fish are dealt with, they will move onto smaller fish. They may or may not deem you enough trouble to deal with. Who knows. Maybe you’ll get lucky and you will continue to fly under their radar and be able to pull in some money.

I agree with Fido. People renting from owners or AirBNB are not going to bother taking in a long term financial commitment.


Sent from my iPhone using Tapatalk

No but if they like the resort, they may book from the hotel site if they want to return and there are no timeshare rentals to be had.

Yes I am a small fish but I am one of many and that then adds up