BBB timeshare exit: how to check a company before you pay

Last updated 2026-07-26

What does a BBB rating actually tell you about a timeshare exit company?

A Better Business Bureau rating tells you how a company has handled past complaints and whether it follows BBB's own guidelines for business practices. It does not tell you whether the company can legally get you out of your timeshare contract, and it is not a government license or endorsement. BBB itself is a private nonprofit, not a regulator. A company can hold an A+ rating and still be legally incapable of delivering what it promises, because timeshare cancellation almost always depends on facts specific to your contract and your state's law, not on the vendor's sales pitch. BBB profiles are genuinely useful for one narrow thing: pattern recognition. If a company has 40 complaints in three years, most alleging "took my money and did nothing," that pattern matters more than the letter grade. Read the actual complaint text, more than the score. BBB also runs a Scam Tracker tool where consumers report scams directly, which is often more current than the accreditation rating. So use BBB as one data point among several, not as a green light. Cross-check with your state attorney general's consumer complaint page and the FTC's complaint database before you sign anything or pay anyone.

How do you get out of a timeshare?

There are really only a handful of legitimate paths out of a timeshare, and none of them involve paying a stranger a large upfront fee to "guarantee" your release. The paths, roughly in order of speed and cost: 1. Rescission (the cancellation window right after you signed). Every state gives buyers a short window to cancel a timeshare purchase for any reason, no penalty. The length varies a lot by state, so confirm your state's rescission window with your state's statutes or your state attorney general's office before assuming you missed it. Florida's is 10 calendar days ^[1]. This is by far the cheapest and fastest exit if you're still inside it. 2. Deed-back or surrender programs run by the resort or developer. Many major developers (Wyndham, Marriott Vacation Club, Hilton Grand Vacations, Bluegreen) run some form of voluntary surrender program for owners current on fees, especially for older, low-demand deeds. These are free or low-cost through the developer directly. 3. Selling the timeshare. Resale value on the secondary market is usually near zero to a few hundred dollars, because supply massively exceeds demand, and the buyer typically still has to cover transfer fees. 4. Hiring a timeshare exit company to negotiate or litigate a release. This can work, but it costs real money (commonly $2,000 to $8,000 or more depending on the firm and your contract), takes months to years, and the industry has a well-documented scam problem that state and federal regulators have pursued repeatedly ^[2]. 5. Walking away and accepting the consequences. If maintenance fees go unpaid, the HOA or developer can send the account to collections, report it to credit bureaus, and in some cases foreclose on the timeshare interest, which resolves the ownership question but damages your credit. This is not something we'd recommend as a strategy, and you should never stop paying fees you owe without understanding what happens to your credit and any resale value first. For a fuller walkthrough of each option and how to sequence them, see how to get out of a timeshare.

How do you get rid of a timeshare if you're past the rescission period?

Once your rescission window has closed, you're a full contract owner and the exit path shifts from "cancel" to "negotiate, surrender, sell, or (rarely) litigate." Start with the developer's own deed-back or exit program, since it's usually free and doesn't require a middleman. Call the resort's owner services line and ask directly: "Do you have a deed-back, surrender, or exit program for owners current on their fees?" Wyndham's Cares Program, Marriott Vacation Club's exit programs, and Bluegreen's similar offerings exist specifically because these companies would rather take a deed back than chase an owner through collections for years. Not every resort has one, and independent or developer-defunct properties often don't. If the resort says no, your next move is checking whether the HOA will accept a deed-back even without a formal program, sometimes for a modest transfer fee. After that, look at resale (accepting you'll likely net nothing or pay to transfer it) or a paid exit company, vetted carefully using the steps in the next section. What you should not do is pay a company thousands of dollars upfront on a promise alone, and you should not simply stop paying maintenance fees hoping the resort "gives up." Unpaid timeshare fees can go to collections and hit your credit report the same as any other consumer debt.

How do you sell a timeshare, and is it worth trying first?

Yes, try selling first if your timeshare is deeded and reasonably in-demand (a well-located week at a name-brand resort, current on fees, no big special assessment pending). It costs you nothing but time and maybe a small listing fee, and it's the only exit path where you might actually get money back instead of paying to leave. List on established resale marketplaces (Redweek, Timeshare Users Group, or the resort's own official resale program if it has one) rather than a company that cold-calls you claiming they have a "buyer waiting." That claim is one of the most common scam openers in the industry, according to consumer alerts from state attorneys general. Be realistic about price. Industry-reported average purchase prices sit well into five figures per interval ^[3], but resale demand is so weak that most listings sit for months and eventually sell for a token amount, sometimes $1, with the seller still covering the closing and transfer fee (often $200 to $500). If a "buyer" offers to purchase your timeshare but asks you to pay fees, taxes, or insurance upfront before the sale closes, that is the classic advance-fee resale scam pattern that federal and state consumer protection offices have warned about directly.

Are timeshares scams?

The timeshare product itself is legal in every US state, so "timeshare" as a category is not a scam. But the industry has three well-documented scam patterns layered around the legitimate product, and owners get hit by all three regularly. First, high-pressure sales tactics at the point of purchase. State attorneys general and consumer protection offices have fielded complaints for decades about owners feeling misled about resale value, rental income potential, or the ability to "just sell it later." That's why every state gives you a rescission period. Second, resale scams targeting existing owners, where a caller claims to have a buyer lined up and asks for an upfront "closing fee" or "tax payment" before any sale happens. State attorney general offices have documented this pattern repeatedly in consumer alerts. Third, exit-company scams, where a firm takes a large upfront fee (often $3,000 to $10,000) promising to cancel your contract, then does little or nothing, sometimes advising you to stop paying maintenance fees, which damages your credit and can trigger a separate collections mess. The FTC's 2021 case against Timeshare Exit Team and related entities alleged the companies collected over $124 million from consumers while leaving many owners still on the hook for their timeshares ^[2]. So: the deed itself isn't a scam. The surrounding sales and exit ecosystem has a real, well-documented scam problem, and that's exactly why vetting matters before you sign or pay anyone.

How much is a timeshare, and how much do timeshares cost over time?

Purchase price (one interval)	$10,000 to $40,000+	Industry average roughly $20,000-$24,000 [3]
Annual maintenance fee	$800 to $2,000+	Industry average roughly $1,000-$1,200/year [3], rises most years
Special assessment	$500 to $5,000+	Irregular, tied to repairs/disasters
Financing interest rate	12% to 18%+	Common on developer-financed purchases
Resale value	$0 to a few hundred dollars	Secondary market oversupplied	Over 10 to 20 years of ownership, maintenance fees alone commonly add up to more than the original purchase price, which is exactly why so many owners eventually go looking for an exit rather than a resale buyer.

The purchase price is only the first cost. Industry trade group ARDA has reported average per-interval purchase prices in the low-to-mid $20,000s in recent years ^[3]. That's the sticker price for a single week or points package at purchase, often financed at interest rates well above a typical mortgage. Then come the recurring costs. Average annual maintenance fees per interval have been reported in the roughly $1,000 to $1,200 range by ARDA ^[3], and these fees climb most years, sometimes sharply, when the resort needs a new roof, elevator, or storm repair. Special assessments on top of regular fees, sometimes running into the thousands, are common after hurricanes or major deferred maintenance and are a leading reason owners look for the exit door in the first place. Here's a rough cost picture over a typical ownership span: | Cost category | Typical range | Notes |

How do you check a timeshare exit company before you pay anything?

Run every company through the same five-step check before you sign a contract or pay a dollar. This applies whether the company shows up on BBB, in a Google ad, or through a referral. 1. Search "[company name] + attorney general" and "[company name] + lawsuit." State AG offices publish enforcement actions and consumer alerts; several have specifically warned about timeshare exit and resale scams. Florida's Attorney General, for example, maintains consumer alerts and complaint resources on timeshare resale and exit scams. 2. Pull the BBB profile, but read the complaints, more than the letter grade. Look for a repeated pattern like "paid upfront, no results" or "stopped responding after payment." A handful of resolved complaints on an otherwise long track record is very different from dozens of unresolved ones in the last 12 months. 3. Check public court records and news coverage for any enforcement action naming the company or its principals. The FTC's 2021 action against Timeshare Exit Team, Resort Relief, and related defendants is a useful template for what a bad actor looks like: heavy upfront fees, vague timelines, and advice to stop paying fees ^[2]. 4. Ask for the fee structure in writing before signing. Legitimate firms should tell you clearly whether you pay upfront, in escrow, or only on results, and should be able to explain, in plain terms, what legal or contractual mechanism they'll use to get you out (deed-back negotiation, litigation over misrepresentation, etc.). "We have a proprietary process" with no specifics is a red flag. 5. Confirm they are not advising you to stop paying maintenance fees or mortgage payments as part of their process. That advice, on its own, is one of the clearest scam signals regulators warn about, because it damages your credit while you wait, sometimes for years, for a resolution that may never come ^[2]. For a running list of companies and how they've held up under this kind of scrutiny, see timeshare exit companies and our timeshare call list of contacts to verify claims directly with resorts and regulators.

What should you do if you're still inside your rescission window?

Move fast and skip the exit-company step entirely, because rescission is free and doesn't require anyone's help but yours. This is the cheapest exit that exists in the entire timeshare industry, and most owners don't realize how short the window is until it's already closed. Every state's rescission (sometimes called "cooling off") period is triggered by the date you signed, not the date you realized you made a mistake. Send your cancellation notice in writing, by the method your contract specifies (often certified mail), and keep proof of the date sent. Florida law requires notice of cancellation be given within 10 calendar days after the date of signing or the date the buyer receives the public offering statement, whichever is later, and the statute states this cancellation "shall be evidenced by written notice... sent by certified mail, return receipt requested, or hand delivered" to the seller's address ^[1]. Other states set their own day counts and delivery rules, so pull your specific state's statute or call your state attorney general's consumer protection line to confirm before you assume you've missed it. Don't call the resort's sales office and ask them informally to "cancel" over the phone. Put it in writing, follow the exact method in your contract and state law, and keep copies of everything. For a state-by-state breakdown of rescission rules, see timeshare cancellation and how do you get out of a timeshare.

What does the FTC say about timeshare exit companies?

The FTC treats deceptive timeshare exit and resale marketing as straightforward consumer fraud enforcement, and it has taken public action on it. In its 2021 complaint, the FTC alleged that Timeshare Exit Team and related companies used false promises and collected more than $124 million from consumers, many of them elderly, in upfront fees supposedly to get them out of their timeshare contracts, while frequently failing to deliver the promised cancellations, according to the FTC's press release announcing the settlement and stipulated order ^[2]. That action is a useful reference point regardless of BBB rating, Google ad placement, or referral source: a company can look polished and still be the subject of a live federal case. If you get a call from someone claiming to have a buyer ready to purchase your timeshare who then asks for fees upfront before any sale, hang up, and report it to the FTC at reportfraud.ftc.gov.

What about deed-back programs run by the resort itself?

Deed-back (also called surrender or deedback) programs let you hand the deed back to the resort or management company, usually at no cost beyond a small administrative or recording fee, ending your ownership and future maintenance fee obligation. These are generally the safest and cheapest way out once you're past rescission, because you're dealing directly with the entity that already holds title records and doesn't need convincing that the deed is real. Eligibility usually requires you to be current on maintenance fees (behind-on-fees owners are often turned away, which is one more reason not to stop paying while you're pursuing any exit route). Some developers only offer deed-back for specific resort brands or older deeded weeks, not points-based products, so ask directly rather than assuming. Wyndham, Marriott Vacation Club, Hilton Grand Vacations, and Bluegreen have all operated some version of an owner exit or deed-back program in recent years, though terms and availability change, so call owner services directly and get the current terms in writing rather than relying on old forum posts. Compare this path against paid exit-company options and DIY approaches in alternatives before committing money to anyone.

When does hiring a paid exit service actually make sense?

A paid exit service can make sense when you're well past rescission, the resort has no deed-back program, you can't find any resale interest, and you have a genuine legal argument (like misrepresentation at the point of sale) that a company or attorney can act on rather than just "negotiate away." It does not make sense as the first call for every frustrated owner. Try free options first: the resort's own deed-back program, direct negotiation, and resale listings. If those genuinely fail and you decide to pay for help, favor firms that hold funds in a licensed third-party escrow account and release payment only on completion of specific, contractually defined milestones, rather than firms that want the full fee wired upfront. At ExitHonest, we built the $149 one-time Timeshare Exit Kit for owners who want a structured, DIY-first way to organize their contract facts, deadlines, and resort contacts before paying anyone thousands of dollars to do it for them. It's not a law firm, it doesn't contact the resort on your behalf, and it doesn't promise a cancellation, it's a toolkit to help you build your own case and compare it against what a paid exit company is actually offering. You can start at /exit-kit-builder.

How do special assessments and rising maintenance fees push owners toward exit?

Rising fees are the single biggest driver of exit searches, and the numbers explain why. Industry-reported average annual maintenance fees have run in the roughly $1,000 to $1,200 per interval range in recent years ^[3], and that figure has trended upward for years as resorts age and repair costs climb. Special assessments compound the problem. After hurricanes, flooding, or major deferred maintenance, HOAs can levy one-time charges on top of the regular annual fee, sometimes in the thousands of dollars, with little notice and mandatory payment terms written into the original contract. Owners who bought decades ago at a fixed price often find the cumulative fee burden has already exceeded what they paid for the timeshare itself. If rising fees, not buyer's remorse, are your main motivation, check whether you're current, then check the resort's deed-back eligibility rules before looking at paid exit help, since a fee-current owner in good standing is usually the easiest case for any exit route, paid or free. See maintenance-fees for a full breakdown of how these fees are set, disputed, and sometimes reduced.

Frequently asked questions

Does a BBB accreditation mean a timeshare exit company is legitimate?

No. BBB accreditation means a company met BBB's own standards around transparency and complaint handling. It is not a government license and doesn't verify the company can legally cancel your contract. Always read the actual complaint text on the profile, check your state attorney general's site, and search for enforcement actions before paying anyone.

How do I get out of a timeshare?

Check your state's rescission window first if you recently signed, since that's free and fast. If you're past it, ask the resort about a deed-back or surrender program, try reselling through an established marketplace, and only consider a paid exit company as a last resort after vetting it through BBB complaints, your state AG, and public case records.

How do you get out of a timeshare contract after the rescission period ends?

Ask the resort directly about deed-back or surrender programs, which are often free for owners current on fees. If that's unavailable, try resale listings, then consider a vetted paid exit company as a last option. Never stop paying fees you owe as a strategy; that can trigger collections and credit damage independent of any exit outcome.

How to sell a timeshare?

List on established resale sites like Redweek or Timeshare Users Group, or check if your resort runs an official resale program. Price realistically; most resales go for a token amount or nothing, and you'll likely cover a transfer fee. Never pay an upfront fee to a caller claiming to have a buyer lined up; that's a documented scam pattern state consumer protection offices warn about ^[6].

How to get rid of a timeshare you inherited?

Confirm whether you've formally accepted the inheritance (in most states you can disclaim it before accepting title). If you've already accepted it, contact the resort about deed-back eligibility, check for unpaid fees or liens first, and consider probate or estate counsel if the deceased's estate is still open, since that can affect who's legally responsible for fees.

Are timeshares scams?

The timeshare product itself is legal, but the industry has documented scam patterns around it: high-pressure sales tactics, resale scams (fake buyers demanding upfront fees), and exit-company scams charging thousands upfront with no results. The FTC's 2021 case alleged one company network collected over $124 million this way ^[7]. Vet any company before paying.

How much is a timeshare?

Industry trade group data has put the average purchase price per interval in the low-to-mid $20,000s, plus an average annual maintenance fee in the roughly $1,000 to $1,200 range that typically rises over time ^[4]. Special assessments for repairs or disasters can add thousands more in irregular years. Financing, if used, often carries double-digit interest rates well above typical mortgage rates.

How much do timeshares cost over the life of ownership?

Beyond the roughly $20,000 to $24,000 average purchase price, owners pay an average of roughly $1,000 to $1,200 a year in maintenance fees that tend to climb, plus occasional special assessments in the thousands ^[4]. Over 10 to 20 years, cumulative fees frequently exceed the original purchase price, which is a major reason owners look for an exit.

How much are timeshares worth on the resale market?

Often close to zero. Because supply massively outpaces buyer demand, resale listings for timeshares that originally cost $20,000 or more commonly sell for a few hundred dollars or even $1, and the seller usually still pays a transfer or closing fee of roughly $200 to $500.

What is the rescission period for a timeshare?

It varies by state; Florida requires written cancellation within 10 calendar days of signing or receiving the public offering statement, sent by certified mail or hand delivered per Florida Statutes Section 721.10 ^[3]. Other states set different day counts and delivery requirements. Always confirm your specific state's rescission window rather than assuming a number.

Should I stop paying my timeshare maintenance fees while trying to exit?

No. Stopping payment can trigger collections, credit damage, and in some cases foreclosure on the timeshare interest, and it doesn't guarantee any faster exit. Some exit companies advise this, and it was part of the deceptive pattern the FTC alleged in its 2021 case against Timeshare Exit Team ^[7]. Keep paying what you owe while you pursue rescission, deed-back, resale, or a vetted exit option.

How can I check if a timeshare exit company is a scam before I pay?

Search the company name plus "attorney general" and "lawsuit," read the actual text of its BBB complaints (more than the score), ask for the fee structure in writing, and walk away if they tell you to stop paying maintenance fees. That advice pattern was central to the FTC's 2021 case against Timeshare Exit Team, which alleged over $124 million collected from consumers ^[7].

What's the difference between a deed-back program and an exit company?

A deed-back program is run directly by the resort or developer, is usually free or low-cost, and simply transfers the deed back to end your ownership. An exit company is a third-party paid service that negotiates or litigates on your behalf, typically costing $2,000 to $8,000 or more, with no guaranteed outcome.

Sources

1. Better Business Bureau, BBB Accreditation Standards overview: BBB accreditation is based on its own standards, not government licensing
2. Florida Statutes, Section 721.10 (2023): Florida requires timeshare purchasers to cancel within 10 calendar days by certified mail or personal delivery
3. CFPB, Consumer Financial Protection Circular and consumer guidance on timeshare loans and fees: Timeshare owners face ongoing maintenance fees in addition to the purchase price, and these fees typically rise over time
4. Federal Trade Commission, Consumer Advice: "Timeshares and Vacation Plans": Resale value for timeshares is typically far below purchase price and resale scams targeting existing owners are a documented pattern
5. FTC, press release: "FTC Action Leads to Court Order Halting Timeshare Exit Team's Deceptive Practices" (Oct. 5, 2021): FTC's 2021 enforcement action alleging Timeshare Exit Team and related companies collected over $124 million through deceptive upfront-fee practices