How to get out of a Holiday Inn Club timeshare

Last updated 2026-07-25

how do you get out of a Holiday Inn Club timeshare?

Holiday Inn Club Vacations (HICV), the brand built from the old Orange Lake Resorts network after IHG licensed its name to the timeshare business, is a points-based vacation ownership system. Getting out of one usually means picking from a short list: rescind during your state's cancellation window, ask HICV directly about a deed-back or surrender, sell or give it away on the resale market, or hire a licensed exit or attorney to negotiate a release. There is no fifth secret option some caller found. Every legitimate path runs through one of these four. The honest starting point is figuring out where you are in the ownership lifecycle. Just signed a contract last week? You're likely still inside rescission and this is the cheapest, cleanest exit by far. Owned it for ten years and just inherited another interest from a parent? You're in deed-back or resale territory, and the timeline stretches to months, not days. HICV itself has publicly acknowledged owners want more flexible ways to exit, and the company has run deed-back or 'Ovation'-style surrender programs in the past for owners current on payments who no longer want the product. Availability and eligibility change, so call and ask what's currently offered rather than assuming a program from a few years ago still exists in the same form.

how to get out of a timeshare during the rescission period

Every state gives timeshare buyers a window after signing to cancel for any reason and get your money back, no explanation needed. This is by far the easiest and cheapest way out, and it only works if you act inside the deadline written into your contract and your state's statute. The length of this window varies a lot by state, from about 3 days to 15 days or more depending on where you bought. Florida, where a large share of HICV/Orange Lake resorts sit, gives buyers a 10-day rescission period under Florida Statutes Chapter 721, the state's Vacation Plan and Timesharing Act, and the Florida Department of Agriculture and Consumer Services publishes guidance on canceling a timeshare purchase within that window ^[1]. Do not guess your number. Confirm your state's rescission window by reading your purchase contract's cancellation clause and cross-checking it against your state attorney general's consumer protection page. To rescind, follow the method your contract specifies exactly, usually written notice sent to the address listed in the cancellation section, often by certified mail so you have proof of delivery and postmark date. Keep copies of everything. Precision matters more than persistence here: a notice sent to the wrong address or filed a day late generally forfeits the right, regardless of intent. Miss the window by even a day and you're back to the harder exits. For a full state-by-state breakdown, see how to get out of a timeshare.

does Holiday Inn Club Vacations have a deed-back or surrender program?

HICV has offered deed-back style programs to owners in the past, sometimes branded under names tied to its 'Ovation' loyalty and exit initiative, allowing owners current on maintenance fees and loan payments to give the interest back to the resort instead of selling it. These programs are not automatic and are not open to everyone; there is no guaranteed path onto one, and eligibility rules can change from year to year. Typical conditions attached to developer deed-back programs across the industry include: the account must have no outstanding mortgage balance, maintenance fees must be current, and the ownership often needs to be a certain number of years old or a certain product type. Some programs charge a transfer or administrative fee even though you're giving the interest away for free. None of this is standardized by law, it's whatever the resort decides to offer that year. Call HICV's owner services line directly and ask, in writing if possible, what surrender or deed-back options exist right now for your specific contract and resort. Get any offer in writing before paying anything or signing a release. If a program isn't available, ask what would make you eligible, sometimes paying down a small remaining loan balance is what unlocks it. Deed-back programs across the industry, not specific to HICV, are covered in more depth in our deed-back programs hub.

how to sell a timeshare (and why resale value is usually near zero)

Selling a Holiday Inn Club timeshare on the resale market is legal and possible, but the price you'll get is almost never close to what you paid, and often it's effectively zero or negative once you account for closing costs and transfer fees. Industry consumer guidance consistently acknowledges that timeshare resale prices typically run far below the original developer price, because the resale market is oversupplied with sellers relative to buyers. Points-based products like HICV's are especially hard to resell because buyers can often get the same points allotment new, with better financing and better sales incentives, for a similar effective cost. If you do try resale: use a licensed real estate broker in the state where the resort sits (Florida requires timeshare resale activity to go through a licensed real estate broker under Chapter 721 of the Florida Statutes), list at a realistic price (search sold, not asking, prices on resale marketplaces), and never pay an upfront 'we already have a buyer' fee to anyone. That's one of the oldest scams in the space. Giving the timeshare away for $1 or even paying someone to take it (sometimes called a 'timeshare relief' transfer) is common, but verify the receiving party actually intends to hold it and isn't itself a shell that will let it go to foreclosure and complaint, leaving your name still tangled in title disputes until closing confirms transfer.

how to get rid of a timeshare you inherited or no longer want

Inheriting a Holiday Inn Club timeshare is one of the most common reasons people search for an exit, and it comes with a wrinkle: you may be able to decline the inheritance entirely before you ever take on the obligation. If the deceased owner's estate is going through probate, an heir can typically disclaim (formally refuse) an inheritance, including a timeshare interest, under state disclaimer statutes, as long as the disclaimer is filed within the required timeframe, generally nine months after the death under many state laws modeled on the Uniform Disclaimer of Property Interests Act. Once disclaimed, the interest passes as if you'd predeceased the owner and you have no further obligation for maintenance fees. This has to be done correctly and often needs an estate attorney, it isn't as simple as just refusing to send in payments. If you've already accepted the inheritance (for example, by using the timeshare or paying a fee), disclaimer is off the table, and you're back to deed-back, resale, or working directly with HICV. Some heirs simply let a very low-value deeded week go to foreclosure by not paying, which does resolve the ownership eventually but wrecks credit for years and can trigger deficiency collection depending on the state and loan type. That path shouldn't be your first move without talking to an attorney about what's actually owed.

are timeshares scams? how to tell a legitimate exit from a fraud

The timeshare product itself is legal in every state and regulated by state real estate and consumer protection law. It is not illegal or automatically a scam to sell one. What is rampant, and what regulators warn about constantly, is the exit and resale scam industry that preys on owners desperate to get out. The FTC has published repeated consumer warnings about timeshare exit and resale companies that charge large upfront fees, promise an easy way out, and then deliver nothing, sometimes going out of business entirely once complaints pile up. The FTC's consumer guidance on vacation timeshares states plainly that consumers should be wary of any company that demands payment before providing services and should check with their state attorney general and Better Business Bureau before signing anything ^[2]. Red flags to watch for, straight from FTC and state AG guidance: a cold call claiming to already have a buyer for your unit, pressure to wire money or pay by gift card, promises that a lawsuit or 'transfer specialist' will get you released from your contract, and refusal to put fee structure and refund terms in writing. Several state attorneys general, including Florida's, maintain consumer alert pages specifically about timeshare exit and resale fraud ^[3]. Our timeshare exit companies page walks through how to vet a company before paying anything, and our timeshare call list tracks numbers and contacts worth trying first.

how much do Holiday Inn Club timeshares cost?

Developer purchase price	~$10,000 to $30,000+	Varies by points level, resort, financing
Resale price	$0 to a few hundred dollars	Oversupplied market; resale value is typically far below original price
Annual maintenance fee	~$800 to $2,000+	Rises most years, industry average near $1,000-$1,200
Special assessment	Several hundred to several thousand	One-time, tied to major repairs

Purchase prices for Holiday Inn Club Vacations points packages vary enormously depending on the points allotment, resort, and whether it's bought new from the developer or on the resale market. Developer-direct prices for a starter points package have commonly run from roughly $10,000 to $30,000-plus, according to figures widely reported by former owners and echoed across timeshare advocacy and consumer forums, though HICV does not publish a fixed price list since pricing depends on the sales presentation and financing terms offered. What's more consistently documented is the ongoing cost: annual maintenance fees. Industry survey data has put the average annual maintenance fee across the U.S. timeshare industry at roughly $1,000 to $1,200 per interval or points package in recent years, with fees rising most years above general inflation. HICV owners report annual maintenance fees in a similar range, often between $800 and $2,000+ depending on points level and resort, and these fees are contractually owed regardless of whether you use your points that year. Special assessments are the other cost that catches owners off guard, a one-time extra charge for major repairs (a roof, a hurricane-damaged building, aging HVAC systems) that can run several hundred to several thousand dollars on top of the regular annual fee. These are disclosed in governing documents but easy to miss during a sales presentation. | Cost type | Typical range | Notes |

how much is a timeshare compared to what it's actually worth?

This gap, purchase price versus resale value, is the single biggest source of owner regret, and it's worth being blunt about. A $20,000 developer purchase can be worth genuinely close to nothing on the resale market within a few years, not because the resort failed but because the resale market has far more sellers wanting out than buyers wanting in. That gap isn't unique to Holiday Inn Club, it's true of nearly every points-based and week-based timeshare brand. The financial reality is that a timeshare is a right to use, priced and sold more like a vacation product with a large markup for marketing and sales commissions, not an appreciating real estate asset. If you're deciding whether to keep paying, sell for pennies, or pursue a deed-back, run the actual math: total remaining loan balance plus, say, ten more years of maintenance fees at current rates plus expected special assessments, versus what a comparable week of vacation lodging would cost booked normally. For a lot of owners sitting down and doing that math for the first time is what pushes them to actually start the exit process instead of continuing to pay out of inertia.

should you hire a company or lawyer to get out of a Holiday Inn Club timeshare?

Sometimes, yes, but only after you've confirmed rescission has passed and HICV's own deed-back options don't apply or aren't available to you. A licensed attorney who handles timeshare contract disputes in your state can review your specific contract for misrepresentation claims (some owners have valid claims if the sales presentation involved false statements about investment value or resale guarantees, which is itself illegal under most state timeshare statutes and FTC deceptive practices rules). What you should not do is pay a large flat fee, often $3,000 to $8,000 or more, to a 'timeshare exit team' upfront with no escrow protection and no clear scope of work. State attorneys general have sued and shut down exit companies that operated this way, leaving owners out the fee with the timeshare still on their credit and deed ^[3]. Before hiring anyone: check the company's name against your state attorney general's consumer complaint database, ask for a written contract describing exactly what work will be done and under what conditions you get a refund, and confirm they're not asking you to stop paying your maintenance fees or mortgage as part of the plan (advice like that can tank your credit and, if there's still a loan, expose you to deficiency judgment risk, regardless of what the exit company promises will happen to the account). A $149 one-time tool like ExitHonest's Exit Kit Builder, which walks you through gathering your contract, checking your rescission status, and drafting the right documentation yourself, is a lower-risk starting point than a several-thousand-dollar retainer, precisely because it doesn't promise an outcome it can't control.

what if you just stop paying, does that get you out?

Stopping payment isn't a strategy, it's a default, and it comes with real consequences that outlast the timeshare itself. If there's still a loan balance, the lender can pursue collections and report the default to credit bureaus for years. If maintenance fees go unpaid, the HOA or resort association can place a lien and eventually foreclose, which is sometimes the only realistic path for a very low-value deeded week nobody will take off your hands, but it's not something to walk into blind. We're not going to tell you to stop paying money you contractually owe as some kind of exit hack, because it isn't one, it's a decision with credit and, in some states, deficiency judgment consequences that need a clear-eyed look at your specific loan terms and state law first. If you're already behind and considering this path, talk to a consumer law or bankruptcy attorney about what foreclosure or deed-in-lieu actually does to your credit and finances in your state before treating it as the plan.

step-by-step: the order to actually try these options in

1. Pull your original purchase contract and find the cancellation/rescission clause. Compare it against your state's statute. If you're still inside the window, rescind in writing today, don't wait. 2. If rescission has passed, call HICV owner services and ask directly, in writing, what deed-back or surrender programs exist right now and what you'd need to qualify (current on payments, loan paid off, minimum ownership age). 3. If HICV has no program for you, get a real resale valuation, list with a licensed broker in the resort's state or check recent sold prices on established timeshare resale marketplaces, and decide if giving it away covers your closing/transfer costs. 4. If none of that works and you believe the original sale involved misrepresentation, consult a licensed attorney in the resort's state who specifically handles timeshare contract disputes, not a marketing company that calls itself an 'exit team.' 5. Throughout, verify anyone you're paying against your state attorney general's website and the FTC's timeshare consumer guidance before sending a dime. For the general framework this applies to any brand, see how to get out of timeshare and how do you get out of a timeshare.

Frequently asked questions

How do I get out of a Holiday Inn Club timeshare fast?

The fastest legitimate exit is rescission, canceling within your state's cancellation window right after signing. Send written notice exactly as your contract specifies, ideally by certified mail. If that window has passed, there is no fast guaranteed path; deed-back, resale, or attorney review all take weeks to months.

Can I just give my Holiday Inn Club timeshare back?

Sometimes. HICV has offered deed-back or surrender programs in the past for owners current on payments with no loan balance, but availability changes and isn't guaranteed for every owner or resort. Call HICV owner services directly and ask what's currently offered, and get any agreement in writing.

How much does it cost to get out of a timeshare?

Rescission is free if done inside the window. Deed-back programs sometimes charge a small administrative or transfer fee. Resale involves closing costs, often a few hundred dollars. Hiring an exit company can run $3,000 to $8,000 or more; verify any company against your state attorney general's site before paying that much upfront.

Are timeshares a scam?

The timeshare product is legal and regulated by state law, so owning one isn't a scam by itself. The scam risk is concentrated in the exit and resale industry: companies charging large upfront fees with promises they can't back up. The FTC has published repeated warnings about deceptive practices in this space.

How much do timeshares cost to buy?

Developer-direct purchase prices for points-based products like Holiday Inn Club commonly range from roughly $10,000 to $30,000 or more depending on points level and resort, though prices aren't published and vary by sales presentation and financing offered at the time.

How much are timeshares worth on resale?

Often close to nothing. Resale prices typically run far below original developer prices industry-wide because there are far more sellers than buyers. Some owners sell for $1 or pay someone to take the deed just to stop owing maintenance fees.

How do I sell my Holiday Inn Club timeshare?

List with a licensed real estate broker in the resort's state, since Florida requires timeshare resale activity to go through a licensed real estate broker under Chapter 721 of the Florida Statutes. Price based on recent sold listings, not asking prices. Never pay an upfront fee to anyone claiming they already have a buyer lined up.

What is the rescission period for a Holiday Inn Club timeshare?

It depends on the state where you signed the contract; rescission periods commonly run from about 3 to 15 days but vary by state statute. Florida, where many HICV resorts sit, sets a 10-day window under Chapter 721 of the Florida Statutes. Check your purchase contract's cancellation clause and confirm the exact number against your state attorney general's page before assuming a deadline.

Can I get out of an inherited Holiday Inn Club timeshare?

If the estate is still in probate and you haven't accepted the interest, you may be able to file a formal disclaimer under your state's disclaimer statute, often within nine months of the death, refusing the inheritance entirely. Once accepted, disclaimer isn't available and you'd need deed-back, resale, or attorney help instead.

What happens if I just stop paying my timeshare maintenance fees?

The resort's HOA can place a lien and eventually pursue foreclosure, and any remaining loan can go to collections and hit your credit report for years. This isn't a shortcut exit; talk to an attorney about deficiency judgment risk in your state before treating nonpayment as a plan.

Is there a class action or lawsuit against Holiday Inn Club Vacations?

Timeshare companies, including major brands, have faced individual and group litigation over sales practices in various states over the years. Check your state attorney general's consumer complaint database and court records for your specific resort and region rather than relying on rumors; litigation status changes and isn't a substitute for reviewing your own contract.

Do I need a lawyer to get out of a timeshare?

Not always. Rescission and many deed-back requests don't require an attorney. A lawyer becomes worth the cost if you believe the original sale involved misrepresentation, if there's a complicated loan or estate issue, or if you're being threatened with foreclosure and need to understand deficiency judgment exposure in your state.

Sources

1. Federal Trade Commission, Vacation Timeshares consumer guidance: HICV has offered deed-back/surrender style programs for eligible owners; general timeshare exit context
2. Florida Department of Agriculture and Consumer Services, Timeshare Consumer Guidance: Florida publishes guidance on the timeshare purchase cancellation window
3. Uniform Law Commission, Uniform Disclaimer of Property Interests Act (1999): State disclaimer statutes generally allow heirs to refuse an inheritance, including timeshare interests, typically within nine months
4. Federal Trade Commission, Press Releases on timeshare exit company enforcement: FTC has brought enforcement actions against timeshare exit companies for deceptive upfront-fee practices
5. Florida Attorney General, Consumer Alert on Timeshare Resale and Exit Scams: State attorneys general maintain consumer alerts specifically about timeshare exit and resale fraud