{"id":369389,"date":"2016-04-04T10:47:24","date_gmt":"2016-04-04T15:47:24","guid":{"rendered":"https:\/\/content.findlaw-admin.com\/ability-law\/realestate\/owning-a-home\/examples-of-state-regulation-of-timeshares.html"},"modified":"2024-01-02T16:54:00","modified_gmt":"2024-01-02T21:54:00","slug":"examples-of-state-regulation-of-timeshares","status":"publish","type":"page","link":"https:\/\/www.findlaw.com\/realestate\/owning-a-home\/examples-of-state-regulation-of-timeshares.html","title":{"rendered":"Examples of State Regulation of Timeshares"},"content":{"rendered":"\n<div class=\"wp-container-core-columns-is-layout-9d6595d7 fl-sectionWithSidebar fl-container fl-flex fl-flex-wrap fl-gap30\">\n    \n    <div class=\"fl-page-articles fl-section-main fl-section-main-full-width\">\n        <h1 class=\"fl-no-margin-top\">Examples of State Regulation of Timeshares<\/h1>\n<section class=\"fl-gutenberg-byline\">\n    <div class=\"fl-gutenberg-byline-content\">\n                    By <a href=\"https:\/\/www.findlaw.com\/company\/our-team\/robert-rafii-esq\/\">Robert Rafii, Esq.<\/a> | Legally reviewed by <a\n                href=\"https:\/\/www.findlaw.com\/company\/our-team\/aisha-success-esq\/\">Aisha Success, Esq.<\/a>\n                | Last updated\n        <time>\n                            January 02, 2024\n                    <\/time>\n    <\/div>\n\n    \n    <details class=\"fl-gutenberg-byline-toggle fl-gutenberg-byline-legally-reviewed\">\n        <summary>\n            <i class=\"fl-gutenberg-byline-icon\" aria-hidden=\"true\"><\/i>\n            Legally Reviewed\n        <\/summary>\n\n        <div class=\"fl-gutenberg-byline-toggle-content\">\n            <p><em>This article has been written and reviewed for legal accuracy, clarity, and style by <a href=\"https:\/\/www.findlaw.com\/company\/our-team.html\">FindLaw\u2019s team of legal writers and attorneys<\/a> and in accordance with <a href=\"https:\/\/www.findlaw.com\/company\/company-history\/editorial-policy.html\">our editorial standards<\/a>.<\/em><\/p>\n\n        <\/div>\n    <\/details>\n\n    <details class=\"fl-gutenberg-byline-toggle fl-gutenberg-byline-fast-checked\">\n        <summary>\n            <i class=\"fl-gutenberg-byline-icon\" aria-hidden=\"true\"><\/i>\n            Fact-Checked\n        <\/summary>\n\n        <div class=\"fl-gutenberg-byline-toggle-content\">\n            <p><em>The last updated date refers to the last time this article was reviewed by FindLaw or one of our <a href=\"https:\/\/www.findlaw.com\/company\/our-team\/contributing-authors.html\">contributing authors<\/a>. We make every effort to keep our articles updated. For information regarding a specific legal issue affecting you, please <a href=\"https:\/\/lawyers.findlaw.com\/?fli=bylinelink\" target=\"_blank\" rel=\"noopener\">contact an attorney in your area<\/a>.<\/em><\/p>\n\n        <\/div>\n    <\/details>\n<\/section>\n<p>Timeshares are jointly owned properties used for vacation by different prospective purchasers. Under the purchase agreement, each owner of the timeshare gets a different occupancy time. A timeshare can be set up over different types of real property, including:<\/p>\r\n<ul>\r\n<li>Vacation resorts<\/li>\r\n<li>Apartment buildings<\/li>\r\n<li>Condominiums<\/li>\r\n<\/ul>\r\n<p>Most states now regulate time-sharing and allow timeshare developers to hold sales presentations. Timeshare laws are structured either under existing state land sale laws or laws specifically enacted for time-sharing. Many state laws on time-sharing carry specific protections for buyers, including rights to cancellation of purchase. The regulating authority is usually the Real Estate Commission in the state where the timeshare property is located. The authority, which typically issues real estate licenses, may regulate:<\/p>\r\n<ul>\r\n<li>Real estate timeshare disclosure statements<\/li>\r\n<li>Issuance of timeshare vacation ownerships<\/li>\r\n<li>Required timeshare disclaimers for consumer protection<\/li>\r\n<li>Real estate brokers and salespersons that pitch timeshares<\/li>\r\n<li>Timeshare exchange companies, including those that handle resales<\/li>\r\n<li>Below are a series of examples regarding state regulation of timeshares.<\/li>\r\n<\/ul>\r\n<table style=\"font-family: arial; font-size: 10.0pt;\" align=\"center\" cellpadding=\"3\" border=\"1\" cellspacing=\"0\">\r\n<tbody><tr><td valign=\"top\"><p><b>Florida<\/b><\/p>\r\n<\/td>\r\n<td><p>Under the Florida Vacation Plan and Time-Sharing Act, purchasers have important rights. They may cancel timeshare contracts within 10 calendar days after the date the contract is signed. Cancellation will be effective if the seller is notified in writing in a timely manner. Any attempt by the seller to obtain a waiver of the cancellation right is void and of no effect. While closing documents may be executed, the closing cannot actually take place until the 10-day cancellation period has expired.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><b style=\"font-size: 10.0pt; background-color: transparent;\">Hawaii<\/b><br>\r\n<\/td>\r\n<td><p>Hawaii state law requires the purchaser to have a seven-day right of&nbsp;<a href=\"https:\/\/dictionary.findlaw.com\/definition\/rescission.html\" target=\"_blank\" rel=\"noopener\">rescission&nbsp;<\/a>of any time-sharing sales contract. Hawaii law also outlines specific guidelines for developers, acquisition agents, and sales agents of timeshare units. Failure to fully disclose certain actions as sales solicitations constitutes unfair and deceptive business practices. The law is also quite severe with respect to seller misrepresentations.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>Maryland<\/b><\/p>\r\n<\/td>\r\n<td><p>In Maryland, the timeshare purchaser may cancel the sales contract, whichever is latest:<\/p>\r\n<ul>\r\n<li>Until midnight of the tenth calendar day following the contract date; or<\/li>\r\n<li>The day on which the timeshare purchaser received the last of all documents required to be provided as part of the public offering statement<\/li>\r\n<\/ul>\r\n<p>This right of cancellation cannot be waived by the purchaser or any other person. Although documents may be signed in advance, closing cannot occur until the purchaser&#8217;s cancellation period has expired. Any false representation made by or on behalf of a developer is illegal. Examples of false representations include statements that:<\/p>\r\n<ol>\r\n<li>A purchaser may not exercise the right of cancellation; or<\/li>\r\n<li>A purchaser&#8217;s cancellation rights are waived; or<\/li>\r\n<li>Closing shall occur prior to the expiration of the cancellation period<\/li>\r\n<\/ol>\r\n<p>In such situations, the transaction is voidable at the option of the purchaser for a period of one year after the expiration of the cancellation period.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>Massachusetts<\/b><\/p>\r\n<\/td>\r\n<td><p>In Massachusetts, timeshares are considered real estate. Notices of assessments and bills for taxes are required to be furnished to and paid by the managing entity. If there is no managing entity, it&#8217;s to each timeshare owner. The managing entity is required by law to give notice of such assessment to the timeshare owners.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>Nevada<\/b><\/p>\r\n<\/td>\r\n<td><p>In Nevada, the purchaser of a timeshare may cancel the contract of sale by written notice. They have until midnight of the fifth calendar day after the date of execution of the contract. The contract of sale must include a statement of this right. This right of cancellation may not be waived. Any attempt by the developer to obtain a waiver will result in a contract that is voidable by the purchaser. The cancellation notice may be delivered personally to the developer or sent by certified mail to the developer&#8217;s business address. The developer shall, within 15 days after receipt of the notice of cancellation, return all payments made by the purchaser.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>New Mexico<\/b><\/p>\r\n<\/td>\r\n<td><p>The contract of sale is voidable by the purchaser within seven days after execution of the contract of sale. The contract shall conspicuously disclose the purchaser&#8217;s right to cancel under this subsection and how that right may be exercised. An instrument transferring a timeshare shall not be recorded until seven days after the execution of the contract of sale. Advertisements that include the offer of a prize or other inducement must fully comply with state laws.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>New Hampshire<\/b><\/p>\r\n<\/td>\r\n<td><p>The law requires that buyers&#8217; deposits must be held in escrow accounts until the closing. Some projects must present a public offering statement to each buyer before or at the time of purchase. Buyers may cancel their purchase, whichever is later:<\/p>\r\n<ul>\r\n<li>Within five days of signing the purchase contract<\/li>\r\n<li>Five days after receiving the public offering statement<\/li>\r\n<\/ul>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>Oregon<\/b><\/p>\r\n<\/td>\r\n<td><p>A seller offering an exchange program to a purchaser in conjunction with a timeshare plan must:<\/p>\r\n<ul>\r\n<li>Provide specific written information to the purchaser about the exchange program, including whether participation is voluntary<\/li>\r\n<\/ul>\r\n<p>A purchaser from a developer may cancel, for any reason, any contract, agreement, or other evidence of indebtedness associated with the sale of the timeshare:<\/p>\r\n<ul>\r\n<li>Within five calendar days from the date the purchaser signs the first written offer or contract to purchase<\/li>\r\n<\/ul>\r\n<p>A notice of cancellation given by a purchaser need not take a particular form. It&#8217;s sufficient if it indicates in writing the purchaser&#8217;s intent not to be bound by the contract or evidence of indebtedness. Notice of cancellation, if given by mail, shall be:<\/p>\r\n<ul>\r\n<li>Given by certified mail, return receipt requested; and<\/li>\r\n<li>Effective on the date that the notice is deposited with the United States Postal Service, properly addressed and postage prepaid<\/li>\r\n<\/ul>\r\n<p>Upon receipt of a timely notice of cancellation, the developer shall immediately return any payment received from the purchaser. If the payment was made by check, the developer shall not be required to return the payment to the purchaser until the check is finally paid. Upon return of all payments, the purchaser shall:<\/p>\r\n<ol>\r\n<li>Immediately transfer any rights the purchaser may have acquired in the timeshare to the developer; and<\/li>\r\n<li>Not subject to any encumbrance (lien) created or suffered by the purchaser<\/li>\r\n<\/ol>\r\n<p>No act of a purchaser shall be effective to waive the right of cancellation.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>South Carolina<\/b><\/p>\r\n<\/td>\r\n<td><p>Contracts must inform the purchaser of the right to cancel the contract within four days. This does not include Sunday if that is the fourth day from the date of the contract. Additionally, the purchaser may cancel at any time if the accommodations or facilities are no longer available as provided in the contract. The cancellation notice must be sent to the seller by certified mail, return receipt requested.<\/p>\r\n<\/td>\r\n<\/tr><tr><td valign=\"top\"><p><b>Texas<\/b><\/p>\r\n<\/td>\r\n<td><p>Under the Texas Timeshare Act, a purchaser may cancel a contract to purchase a timeshare interest before the sixth day after the date the contract is signed. If a purchaser doesn&#8217;t receive a copy of the contract at the time the contract is signed, the purchaser may cancel the contract to purchase the timeshare interest before the sixth day after the date the purchaser receives the contract. A purchaser may not waive the right of cancellation under this section. A contract containing a waiver is voidable by the purchaser.<\/p>\r\n<\/td>\r\n<\/tr><\/tbody><\/table>\r\n<h2>Facing Timeshare Issues? Contact a Real Estate Attorney<\/h2>\r\n<p>Timeshare ownership comes with many strings attached. You may end up paying hefty maintenance fees for an indefinite period of time. You might also feel you&#8217;ve been dragged into an arrangement that wasn&#8217;t properly explained to you. To understand your rights and resolve these issues, start by contacting a&nbsp;<a href=\"https:\/\/lawyers.findlaw.com\/real-estate-law\/?fli=dcta\" target=\"_blank\" rel=\"noopener\">real estate attorney<\/a>.<\/p>\r\n<div class=\"was-this-helpful\">\n    <div\n            class=\"was-this-helpful__question-container\"\n            aria-labelledby=\"was-this-helpful__question\"\n            role=\"group\"\n    >\n        <span\n                id=\"was-this-helpful__question\"\n                class=\"was-this-helpful__question fl-text-lg-bold\"\n        >Was this helpful?<\/span>\n        <button\n                class=\"was-this-helpful__button fl-text-sm\"\n                aria-label=\"Yes\"\n                value=\"yes\"\n        >\n            <span class=\"was-this-helpful__button-text fl-text-bold\">Yes<\/span>\n            <i class=\"was-this-helpful__button-icon\">\n                <svg width=\"22\" height=\"22\" viewBox=\"0 0 22 22\" fill=\"none\" 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id=\"clip0_604_3418\">\n                            <rect width=\"22\" height=\"22\" fill=\"white\"><\/rect>\n                        <\/clipPath>\n                    <\/defs>\n                <\/svg>\n            <\/i>\n        <\/button>\n        <button\n                class=\"was-this-helpful__button fl-text-sm\"\n                aria-label=\"No\"\n                value=\"no\"\n        >\n            <span class=\"was-this-helpful__button-text fl-text-bold\">No<\/span>\n            <i class=\"was-this-helpful__button-icon\">\n                <svg width=\"22\" height=\"22\" viewBox=\"0 0 22 22\" fill=\"none\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\">\n                    <g id=\"thumbs-down\" clip-path=\"url(#clip0_604_3423)\">\n                        <path id=\"Vector\"\n                              d=\"M16 0.999995H18.67C19.236 0.989986 19.7859 1.18813 20.2154 1.55681C20.645 1.9255 20.9242 2.43905 21 3V10C20.9242 10.5609 20.645 11.0745 20.2154 11.4432C19.7859 11.8119 19.236 12.01 18.67 12H16M9.00003 14V18C9.00003 18.7956 9.3161 19.5587 9.87871 20.1213C10.4413 20.6839 11.2044 21 12 21L16 12V0.999995H4.72003C4.2377 0.994543 3.76965 1.16359 3.40212 1.47599C3.0346 1.78839 2.79235 2.22309 2.72003 2.7L1.34003 11.7C1.29652 11.9866 1.31586 12.2793 1.39669 12.5577C1.47753 12.8362 1.61793 13.0937 1.80817 13.3125C1.99842 13.5313 2.23395 13.7061 2.49846 13.8248C2.76297 13.9435 3.05012 14.0033 3.34003 14H9.00003Z\"\n                              stroke=\"#666666\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\"\/>\n                    <\/g>\n                    <defs>\n                        <clipPath id=\"clip0_604_3423\">\n                            <rect width=\"22\" height=\"22\" fill=\"white\"\/>\n                        <\/clipPath>\n                    <\/defs>\n                <\/svg>\n            <\/i>\n        <\/button>\n    <\/div>\n    <span class=\"was-this-helpful__taken-action fl-text-sm-bold\"><\/span>\n    <div class=\"was-this-helpful__feedback-container\">\n        <div class=\"was-this-helpful__choose-option-message\" role=\"status\">\n            <p class=\"was-this-helpful__choose-option-message-text\"><\/p>\n        <\/div>\n        <form class=\"was-this-helpful__feedback-form\">\n            <div class=\"was-this-helpful__feedback was-this-helpful__feedback--positive\">\n                <fieldset>\n                    <legend class=\"was-this-helpful__feedback-form-title\" tabindex=\"0\">Why was this helpful?<\/legend>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--understandable\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"positive-feedback\"\n                                value=\"Easy to understand\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--understandable\"\n                        >Easy to understand<\/label>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--solved-problem\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"positive-feedback\"\n                                value=\"Solved my problem\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--solved-problem\"\n                        >Solved my problem<\/label>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--other\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"positive-feedback\"\n                                value=\"Other\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--other\"\n                        >Other<\/label>\n                    <\/div>\n                <\/fieldset>\n            <\/div>\n            <div class=\"was-this-helpful__feedback was-this-helpful__feedback--negative\">\n                <fieldset>\n                    <legend class=\"was-this-helpful__feedback-form-title\" tabindex=\"0\">Why was this not helpful?<\/legend>\n                    <div class=\"was-this-helpful__choose-option-message\" role=\"status\">\n                        <p class=\"was-this-helpful__choose-option-message-text\"><\/p>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--missing-info\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"negative-feedback\"\n                                value=\"Missing Information\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--missing-info\"\n                        >Missing the information I need<\/label>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--complicated\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"negative-feedback\"\n                                value=\"Too complicated\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--complicated\"\n                        >Too complicated \/ too many steps<\/label>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--dated\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"negative-feedback\"\n                                value=\"Out of date\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--dated\"\n                        >Out of date<\/label>\n                    <\/div>\n                    <div class=\"fl-radio-button-field fl-flex was-this-helpful__feedback-form-title\">\n                        <input\n                                id=\"was-this-helpful__radio-button--negative-other\"\n                                class=\"fl-radio-button-field-input\"\n                                type=\"radio\"\n                                name=\"negative-feedback\"\n                                value=\"Other\"\n                        >\n                        <label\n                                class=\"fl-radio-button-field-label fl-text-sm was-this-helpful__radio-label\"\n                                for=\"was-this-helpful__radio-button--negative-other\"\n                        >Other<\/label>\n                    <\/div>\n                <\/fieldset>\n            <\/div>\n            <div class=\"was-this-helpful__form-buttons-container\">\n                <button\n                    class=\"was-this-helpful__feedback-button was-this-helpful__feedback-button--positive at-feedback-submit fl-button secondary\"\n                    type=\"submit\"\n                >\n                    <span class=\"fl-button-content\">Submit<\/span>\n                    <i\n                        class=\"fa fa-angle-right medium\"\n                        aria-hidden=\"true\"\n                    ><\/i>\n                <\/button>\n                <button\n                    class=\"was-this-helpful__feedback-button was-this-helpful__feedback-button--cancel fl-button primary disabled\"\n                    type=\"reset\"\n                >\n                    <span class=\"fl-button-content\">Cancel<\/span>\n                    <i\n                        class=\"fa fa-times-circle medium\"\n                        aria-hidden=\"true\"\n                    ><\/i>\n                <\/button>\n            <\/div>\n        <\/form>\n    <\/div>\n    <div class=\"was-this-helpful__thank-you-message\" role=\"status\">\n        <i class=\"was-this-helpful__thank-you-message-icon fa fa-check\"><\/i>\n        <p class=\"was-this-helpful__thank-you-message-text\" aria-live=\"polite\"><\/p>\n    <\/div>\n<\/div>\n\n\n    <\/div>\n    \n    <div class=\"fl-section-sidebar\">\n        <div class=\"fl-editors-summary\" data-testid=\"fl-editors-summary\">\n    \n    <div class=\"fl-editors-summary-content\" data-testid=\"fl-editors-summary-content\">\n                    <h2>Can I Solve This on My Own or Do I Need an Attorney?<\/h2>\n                <div class=\"fl-editors-summary-content-main\" data-testid=\"fl-editors-summary-content-main\">\n            \n        <\/div>\n        <ul class=\"fl-list-style-none\">\n                            <li data-testid=\"fl-editors-summary-content-item\">\n                    <i class=\"fa fa-check medium fl-editors-summary-content-item-icon\" aria-hidden=\"true\"><\/i>\n                    Many real estate processes can be handled on your own or with the help of a realtor\n\n                <\/li>\n                            <li data-testid=\"fl-editors-summary-content-item\">\n                    <i class=\"fa fa-check medium fl-editors-summary-content-item-icon\" aria-hidden=\"true\"><\/i>\n                    Some tenant or neighbor disputes may need the help of local police\n\n                <\/li>\n                            <li data-testid=\"fl-editors-summary-content-item\">\n                    <i class=\"fa fa-check medium fl-editors-summary-content-item-icon\" aria-hidden=\"true\"><\/i>\n                    Complex real estate issues (such as construction defects or illegal landlord actions) may need the support of an attorney\n\n                <\/li>\n                    <\/ul>\n                    <div class=\"fl-editors-summary-content-description\" data-testid=\"fl-editors-summary-content-description\">\n                <p>Buying or selling a home, facing foreclosure, or mortgage loan issues can benefit from legal expertise. 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