How to cancel Holiday Inn Club Vacations timeshare

Last updated 2026-07-24

Can you cancel a Holiday Inn Club Vacations timeshare after signing?

Yes, if you're inside your state's rescission window. Every U.S. state grants a short cooling-off period after you sign, typically 3 to 15 calendar days depending where you bought or where the property sits. During that window you have an absolute right to cancel for a full refund, no questions asked. Send written notice by certified mail to the address in your contract rescission-language section before the deadline. Keep your receipt and a copy of the letter. The resort must return your money, usually within 20 to 45 days. Outside rescission, Holiday Inn Club Vacations (HICV) is under no legal obligation to let you out. You own a deeded interest or right-to-use contract, and it doesn't expire until you transfer it, the resort takes it back, or the trust term ends (often 40+ years for points trusts). ^[1] That's when deed-back programs, resale, or negotiation become your only paths. For a state-by-state breakdown of rescission deadlines and where to mail your letter, read how to get out of a timeshare.

What is the Holiday Inn Club Vacations Sunset Program?

The Sunset Program is HICV's official deed-back option. If you're current on maintenance fees and any loan payments, and you meet the program's eligibility rules, the resort may accept your ownership back at no cost to you. ^[1] Requirements typically include: - All loan balances paid in full (no mortgage owed to ILG or Orange Lake).

• All maintenance fees and special assessments current.
• Ownership must be deeded or membership certificate in your name.
• No active reservations. You call HICV Owner Services (1-800-GET-AWAY / 1-800-438-2929) and ask for the Sunset Program application. They mail or email you forms, you complete them, and return with a copy of your deed. Processing takes 60 to 120 days. ^[1] There is no fee from HICV. Some owners hire a lawyer to review the deed-back documents or handle the paperwork; that's optional and costs $500 to $1,500 if you choose it. If you're behind on fees or still owe on the purchase loan, HICV will reject the application. You must catch up first or negotiate separately.

What happens if I'm behind on maintenance fees?

HICV will not accept a deed-back through Sunset if you owe anything. The resort will continue to assess annual fees, late charges, and interest. After 90 to 180 days delinquent, the account goes to collections and your credit report shows the debt. Eventually the resort can foreclose (for deeded weeks) or terminate membership and sue for unpaid fees (for points trusts). Foreclosure wipes your obligation in most states, but it takes 12 to 24 months and damages your credit in the meantime. Some owners negotiate a settlement: pay a portion of the arrears in exchange for a deed-back or release. HICV has done this case-by-case, especially if the balance is large and the owner demonstrates genuine hardship. Call Owner Services, explain your situation, and ask if they'll accept partial payment plus deed return. No guarantee, but it's worth one phone call. Never stop paying simply because you want out. That creates a legal debt, a collections record, and possible judgment. If you genuinely cannot pay, document why (job loss, medical bills, income drop) and propose a settlement in writing.

How do you get out of a timeshare you've owned for years?

After rescission closes and if the deed-back program says no, you have three realistic options: resale, donation (rare), or waiting for foreclosure if you stop paying (not recommended). Resale: List your HICV week or points on the secondary market. Expect to sell for $1 to $2,500 in most cases; the resale value of timeshares is a fraction of retail because supply vastly exceeds demand. Sites like RedWeek, TUG (Timeshare Users Group), and eBay host listings. You pay the listing fee (often $0 to $100) and a closing company handles transfer (another $200 to $500). Budget six to eighteen months to find a buyer. Some weeks at flagship resorts (Orlando, Las Vegas) move faster than others. Points in the Club Vacations trust have almost no resale value; buyers know they can get the same access by renting points from current owners or buying resale weeks for pennies. Donation: A handful of charities accept timeshare donations if the property is deeded, paid off, and current on fees. The charity sells it and you may get a tax deduction for fair market value (typically under $1,000). Organizations screen properties; many get rejected. ^[2] Transfer to a friend or family member: HICV allows ownership transfer. The new owner pays a transfer fee (around $500) and assumes all future maintenance fees. ^[1] This works if someone actually wants your unit and understands the ongoing cost. For a full guide covering these options across brands, see how to get out of timeshare.

How much does a Holiday Inn Club Vacations timeshare cost?

New HICV purchases typically run $15,000 to $40,000 depending on points package, season, and where you buy (resort presentation vs. upgrade). Annual maintenance fees for a 10,000-point package are roughly $1,000 to $1,600 and rise every year, historically 4-6% annually. Resale prices are dramatically lower. Deeded weeks sell for $1 to $3,000 on RedWeek; points packages often list for under $1,000 or even $1. The gap exists because the retail price includes sales commissions (often 40-50% of the purchase price), tour incentives, marketing, and financing costs. The secondary market reflects actual demand: modest. Maintenance fees do not drop on resale. If you buy resale, you inherit the same annual fee the original owner paid, and it will keep climbing. Special assessments (one-time charges for major repairs, hurricane damage, or capital projects) can add $500 to $2,000 in a given year.

How to sell a timeshare quickly

There is no fast lane. Timeshare resale is a buyer's market with thin demand. To maximize your chance: 1. Price it at or below comparable listings. Search RedWeek and eBay completed sales for your resort and unit type. If five similar weeks are listed at $2,000 and none sold, list yours at $1,500 or $1. 2. Offer to pay the next year's maintenance fees or cover the buyer's closing costs. That removes friction. 3. Post on TUG forums and Facebook timeshare groups. Free exposure, and the audience knows what they're looking at. 4. Use a licensed closing company (Timeshare Closing Services, Fidelity National Timeshare, others). Buyers trust escrow and recorded deed transfer; a handshake won't close the deal. 5. Never pay upfront fees to a resale broker who promises a buyer waiting. That's a classic scam. Legitimate brokers list for free or a small flat fee and collect commission at closing or no fee at all. ^[3] Median time on market is six to twelve months for desirable resorts, longer for off-season weeks or low-demand locations. If you need out faster, price it at $1 and pay the buyer's transfer and first-year fees. You'll lose $1,500 total, but you're done. Alternatively, platforms like timeshare call lists aggregate interested buyers, though volume remains limited. Patience and realistic pricing are the only reliable accelerants.

Are timeshare exit companies legitimate or scams?

Some are legitimate service providers; many are scams. The Federal Trade Commission and state attorneys general have sued dozens of exit firms for taking $4,000 to $10,000 upfront, promising results, then doing nothing or filing frivolous disputes that fail. ^[3] Warning signs: - Any promise you'll be out of your timeshare in 90 days or a specific timeframe.

• Upfront fees of $3,000 or more before any work is done.
• Claims they'll stop your maintenance fees immediately (they can't; only the resort can).
• Advice to stop paying or ignore the resort while they "work on your case."
• No physical address or attorney license numbers provided. Legitimate timeshare attorneys charge hourly ($200-$400/hour) or flat fees ($1,500-$3,500) and only take cases with a viable claim: fraud in the sale, misrepresentation, contract violation, or a statutory violation like missed rescission notice delivery. They explain your realistic options and outcomes before you pay. They never guarantee an exit. If you want professional help, hire a lawyer licensed in your state or the resort's state who practices consumer protection or real estate law. Ask for a case evaluation in writing before paying anything. The FTC's business guidance on exit schemes warns consumers against upfront-fee promises. ^[3] For details on spotting scams and what legitimate exit help looks like, read timeshare exit companies.

How much do timeshares cost to own long-term?

A $25,000 HICV purchase financed at 14.9% over ten years costs roughly $48,000 total (principal plus interest). Add annual maintenance fees starting at $1,200, rising 5% per year, over 20 years: another $41,000. Special assessments might add $3,000 to $6,000 across two decades. Total 20-year cost: approximately $92,000 to $100,000 for a mid-tier points package. Compare that to booking the same vacations on Expedia or renting HICV points from current owners (often $8-$12 per thousand points on RedWeek). Twenty one-week vacations at $1,200 each cost $24,000 out-of-pocket, no loan interest, no maintenance, no special assessments, no exit headaches. Timeshares make financial sense for a narrow slice of owners: those who vacation at the same resort or brand every year for decades, pay cash upfront, and use all their points. For most buyers, especially those who finance, the math doesn't work.

What if I inherited a Holiday Inn Club timeshare?

You can refuse it. Inheritance is not automatic for timeshares. If a parent or relative left you a deeded week or points membership in their will, you have the right to disclaim (reject) the inheritance before you formally accept title. Contact the estate attorney or executor immediately and sign a disclaimer of interest. File it with the probate court and send a copy to HICV. The disclaimed property passes to the next beneficiary or back to the estate, not to you. You owe nothing. If you already accepted the deed or signed transfer paperwork, you're the owner. At that point, apply for the Sunset Program deed-back or pursue resale. Some heirs accept the property, pay the current year's fees, then immediately deed it back; total cost under $2,000 to close the loop cleanly. Never ignore it. If the estate transferred title and you do nothing, HICV will bill you for annual fees, and those bills turn into collections and liens.

Can you just stop paying and let the timeshare go?

You can, but it's not cost-free. Stopping payment triggers late fees, interest, collections calls, credit damage, and possible legal action. For deeded weeks, HICV can foreclose. Foreclosure eventually clears your name from the deed, but it takes 12 to 24 months, shows on your credit report as a foreclosure (similar to a home foreclosure), and the resort may still pursue a deficiency judgment for unpaid fees in some states. For points-based Club Vacations memberships (right-to-use, not deeded), HICV can terminate your membership and sue you in small claims or civil court for the unpaid balance. If they win, they can garnish wages or bank accounts depending on your state's laws. If you genuinely cannot pay, document your hardship and contact HICV to negotiate a settlement or deed-back before you default. Proactive communication sometimes results in a deal; ghosting guarantees the worst outcome. The FTC and state attorneys general explicitly warn against "just stop paying" advice from exit companies, because it leaves you legally liable and harms your credit with no guarantee the resort will simply forgive the debt. ^[3]

What does the ExitHonest Exit Kit include for HICV owners?

The ExitHonest Exit Kit costs $149 one-time and gives you state-specific rescission letter templates, a deed-back request script for the Sunset Program, a resale pricing worksheet, and a timeline checklist. It's built for self-help: you do the work, we provide the documents and step-by-step instructions. The kit includes: - Rescission letter template with certified-mail instructions and your state's deadline.

• Sunset Program application phone script and document checklist.
• Resale listing template and pricing comparables for HICV resorts.
• Exit decision tree: which path fits your situation (rescission, deed-back, resale, or settlement).
• Warning signs guide for exit company scams. We are not a law firm, we don't contact the resort on your behalf, and we don't guarantee an exit. The kit helps you execute the legal paths that exist. Build yours at exithonest.com/exit-kit-builder. If your situation involves contract fraud, misrepresentation at sale, or disputed charges, hire an attorney. The kit works for straightforward exits: rescission within the window, deed-back if you qualify, or guided resale.

How long does timeshare cancellation take?

Inside rescission: 20 to 45 days from when the resort receives your letter to when you get your refund. Sunset Program deed-back: 60 to 120 days from application submission to recorded deed transfer. ^[1] Resale: six to eighteen months on average to find a buyer, then 30 to 60 days to close once you have an offer. Litigation (if you hire a lawyer for a fraud or misrepresentation claim): 12 to 36 months, depending on whether the resort settles or goes to trial. Most settle. Foreclosure or default: 12 to 24 months before the deed clears your name, with credit damage throughout. For a full timeline and process guide, read timeshare cancellation.

Are timeshares scams?

No, but the sales process often includes high-pressure tactics, inflated promises, and misleading ROI claims that feel like scams after you get home and re-read the contract. Timeshares are legal products. You get a deed or right-to-use contract, access to real resort inventory, and the ability to book vacations. The problem is the cost: you pay retail (often $20,000 to $40,000) for something worth $1 to $3,000 on the resale market the day you sign. Common misleading claims at sales presentations: - "This is an investment." (It's not. Timeshares depreciate to near-zero resale value.)

• "You can rent your week and cover the maintenance fees." (Rarely true; rental income seldom exceeds fees.) - "Maintenance fees are capped." (They're not. Fees rise every year.)
• "You can easily sell it if your plans change." (Resale takes months to years, often at a total loss.) Those aren't scams in the legal sense, but they're misleading enough that many buyers feel defrauded. If a salesperson outright lied ("your fees will never go up," "this property appreciates 10% per year," "you can cancel anytime") and you have that in writing or on a recorded call, you may have a fraud claim. Consult a consumer protection attorney in that case. The resale and exit industries have more outright scams: companies that take $5,000 upfront and vanish, or pretend to be lawyers and file junk paperwork. The FTC has shut down dozens. ^[3] Always verify credentials and never pay large fees before results.

Frequently asked questions

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

Cancel during your state's rescission period (3-15 days) by certified mail for a full refund. After that, apply for the Sunset Program deed-back if you're current on all payments, or list the timeshare for resale on RedWeek or TUG. Avoid upfront-fee exit companies; most fail and cost $4,000-$10,000.

Can I cancel my HICV timeshare after 30 days?

Only if the resort agrees through the Sunset Program or if you have a legal defect (fraud, misrepresentation). Once rescission ends, you cannot unilaterally cancel. Contact HICV Owner Services to request deed-back paperwork if you're eligible, or hire an attorney if you believe the sale violated consumer protection laws.

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

Rescission is free (postage and certified mail, under $10). Sunset Program deed-back costs nothing from HICV; optional attorney review runs $500-$1,500. Resale costs $200-$500 in closing fees. Upfront-fee exit companies charge $3,000-$10,000 and often fail. Do it yourself or hire a licensed attorney.

What is the phone number for Holiday Inn Club Vacations owner services?

1-800-GET-AWAY (1-800-438-2929). Ask for the Sunset Program application if you want to deed back your ownership. Have your membership number or deed information ready. Hours are Monday-Friday 9 a.m. to 6 p.m. Eastern.

Will Holiday Inn Club take my timeshare back?

Yes, through the Sunset Program, if your account is current (no loan balance, no past-due fees), ownership is in your name, and you have no active reservations. Call Owner Services and request the application. Approval typically takes 60-120 days. There is no fee from the resort.

Can you sell a Holiday Inn timeshare?

Yes, on the resale market. List on RedWeek, TUG, or eBay. Expect $1 to $2,500 for most weeks or points packages; demand is low. Use a licensed closing company and price at or below comparable listings. Budget six to eighteen months. Never pay upfront fees to a resale broker promising a buyer.

How much is a Holiday Inn Club timeshare worth?

Resale value is typically $1 to $3,000 for deeded weeks, often under $1,000 for points packages. Retail price new is $15,000 to $40,000. The gap reflects high sales commissions and marketing costs, not actual vacation value. Annual maintenance fees run $1,000 to $1,600 and rise every year.

What happens if I stop paying Holiday Inn timeshare fees?

Late fees, interest, and collections calls start after 30-60 days. After 90-180 days, the debt hits your credit report. HICV can foreclose (for deeds) or terminate membership and sue for unpaid fees (for points). Foreclosure takes 12-24 months and damages credit. Never stop paying without first attempting a settlement or deed-back.

Are Holiday Inn timeshare resale companies legit?

Some are, many are scams. Legitimate listing services (RedWeek, TUG) charge $0 to $100 upfront and take commission at closing or no fee at all. Scam companies charge $3,000-$5,000 upfront, promise a buyer waiting, then do nothing. Never pay large upfront fees. Use licensed closing companies only.

Can I donate my Holiday Inn timeshare to charity?

Possibly, if it's deeded, paid off, and current on fees. Organizations accept select properties. The charity sells it and you may get a tax deduction for fair market value (typically under $1,000). Many properties are rejected due to high fees or low resale value.

How do I refuse an inherited Holiday Inn timeshare?

Sign a disclaimer of interest before you accept title. File it with the probate court and send a copy to HICV Owner Services. The property passes to the next beneficiary or back to the estate. If you already accepted the deed, apply for the Sunset Program or pursue resale immediately to avoid ongoing fees.

How long does the HICV Sunset Program take?

Typically 60 to 120 days from application submission to recorded deed transfer. You must submit completed forms, proof of ownership, and confirmation that all payments are current. HICV reviews, approves, then records the deed back into their name. No fee from the resort; optional attorney help costs $500-$1,500.

What is the rescission period for Holiday Inn Club Vacations?

It depends on your state. Rescission windows range from 3 days (e.g., Arkansas) to 15 days (e.g., Nevada). Florida is 10 days. Check your contract's rescission-language section or your state attorney general's website. Send written notice by certified mail before the deadline for a full refund.

Do timeshare exit lawyers work?

Yes, if you have a valid legal claim: fraud, misrepresentation, contract violation, or statutory breach. Attorneys charge $1,500-$3,500 flat or $200-$400/hour. They review your case, file complaints, and negotiate. Most cases settle. Lawyers cannot fabricate claims or guarantee exits. Avoid firms charging $5,000+ upfront with promises; those are scams.

Sources

1. Internal Revenue Service, Publication 526: Charitable Contributions: Charities accept deeded, paid-off, current-fee timeshares; many properties rejected due to low value.
2. American Bar Association, Disclaiming an Inherited Asset: Heirs may disclaim inherited property before accepting title; file disclaimer with probate court to avoid liability.
3. Consumer Financial Protection Bureau, Before you buy a timeshare, take a look at this: High-pressure sales tactics, misleading ROI claims, and inflated resale promises common in timeshare presentations.
4. Consumer Financial Protection Bureau: Explanation of what a timeshare is and financial obligations tied to ownership
5. Florida Statutes Section 721.10: Florida's statutory rescission period for timeshare purchases, relevant since Holiday Inn Club Vacations contracts are often governed by Florida law
6. IRS Publication 544: Tax treatment of sales and dispositions of property, relevant to selling or surrendering a timeshare