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Pros and cons
One of the major benefits of the product is the fact that vacation timeshare is
real property. Resort developers purchase land in a location and develop a
timeshare resort. They are actually selling consumers deeded weeks of real
property at a specific location, meaning customers can do what they wish with
the weeks they own. This flexibility includes the opportunity to rent out weeks
that are not used or lend them to friends or family. A timeshare unit is real
property, it does require constant maintenance. With each unit owned by many
people, a competent management team is necessary for it to operate in an
efficient and economically beneficial manner.
The problems discussed below notwithstanding, timeshare has the potential to
provide a range of vacation experience in a variety of locations, for
substantially less than an equivalent resort if rented on the open market. This
is particularly the case with overseas travel where a convenient and economical
location is sought, rather than a 'holiday' at a given resort. An often
overlooked advantage is that timeshare units are usually 'self-catering' with a
full or partial kitchen and have readily available laundry facilities. This
frees the occupant from the necessity of eating at retail establishments and
allows purchase of local products from markets, thus providing a more flexible
and economical approach to the daily requirements of life.
To gain the most from a timeshare experience it pays to research any purchase
thoroughly. Understand the precise nature of the particular timeshare
contemplated, the management scheme and competence, the time of year or other
conditions and the details associated with the available exchange mechanisms.
The key is to be knowledgeable and flexible. Understand what the benefits and
potential problems are, and how to use it to maximum advantage.
The timeshare industry has been widely criticized and even likened to a travel
scam. Unlike the customary renting arrangement, where the customer decides every
year on the quality and price of accommodations, timeshare requires a major
payment up front. Doubts exist as to whether timeshare buyers ever recover the
money spent.
Many people complain that they cannot trade their weeks easily, or that the
weeks they bought are suddenly "unavailable". There are also complaints that
owners have to return to the same resort every year, but several companies exist
that enable timeshare owners to exchange their weeks into literally thousands of
resorts around the world. However, using these companies increases the overall
financial cost of owning a timeshare. There are a growing number of independent
timeshare exchange organizations available to timeshare owners. One of the
biggest issues for exchange is that it depends on another owner to deposit a
desired week, which may not happen. Another issue is some exchange systems have
hidden rules and the deposit unit may not be strong enough to allow the owners
to get the vacation they want. Also, some owners can not make a decision on when
to vacation or where to vacation until the last minute, which often results in a
bad exchange or no exchange at all.
Other complaints involve issues surrounding the yearly maintenance fee. Some
critics talk of ever escalating fees that owners cannot afford, and the
resulting financial pressure prohibits them from keeping their weeks. In the
worst cases, there are maintenance fees, homeowners' fees, rental fees, fees for
trading weeks, property taxes (depending on location), and an assortment of
hidden fees that buyers were not aware of when they first bought their
timeshares. In addition, if a resort suffers as a result of a natural disaster,
it may need some special assessments to recover it.
As real estate, timeshare requires the owner to take an interest in their
resort's operation and, unfortunately, most owners are not prepared to do so
since they see the purchase as just a vacation unit.[citation needed] Also, when
owners first purchase the timeshare, they have little knowledge of the local
renting market and local season, and end up getting a time slot they can not
use. When they then try to rent it out, they find that there is no chance to
rent or the rent income is not able to cover their maintenance fee.[citation
needed]
People interested in purchasing a timeshare are strongly advised to look online
at the secondary market listings for the development they are interested in.
Developers put a very large mark-up on new inventory and a new owner will find
the resale value of their timeshare to be half or less of what they purchased it
for. In the very worst of cases, timeshare resales are virtually impossible and
users are stuck paying fees indefinitely. This is what is commonly known as the
"timeshare trap,[citation needed]" Sometimes, when it happens, owners can talk
to the resort and the resort may be willing to take it back if there is no loan
attached to it and the maintenance fee has been paid. Sometimes, there are
various charity groups that are willing to accept a timeshare if no loan is
attached and the maintenance fee is current. With the development of the
internet, there are a lot of sites that charge little or no fees to let owners
put "for sale ads" that will reach a larger market over the internet. However,
it is usually hard to evaluate the value of a timeshare, thus it may take a
while to sell or to get a reasonable price.[citation needed] If the unit belongs
to a big chain, there is a better chance that enough people know the product and
desire to add more vacation time from that product, and will thus increase your
chances to sell. There are also sites that let owners put their share up for
auction, and within weeks it will be taken if the ad is successful[citation
needed]. Some of the resorts have resale programs that will take a cut of the
final price. If owners are not very comfortable about reselling by themselves,
there are real estate companies that can do that for the owner, although some
charge a hefty up-front costs. Usually, if there is no sale, an owner will have
a difficult time trying to get the money back.
There are also numerous timeshare user groups that form various fora. If one
happens to have an interest in purchasing a timeshare, one may want to check
various internet communities like Yahoo, AOL, Google. If the owned unit is part
of a major point system, those groups also provide a place to rent out your
points or rent more points from other owners.
Like any other product, timeshare exchange is subject to the law of supply. This
should make the exchange mechanism a fair and meritocratic system. For example
if a timeshare owner deposits a studio apartment in low season that owner is
unlikely to be able to exchange into a villa during a country's high season. In
practice the major exchange companies have proprietary exchange formulas that
add complexity to the system. The study of and issues revolving around
exchanging are beyond the scope of this article and should be researched before
making any timeshare purchase.
One aspect that is little known outside of the travel industry is that timeshare
companies generally have very generous compensation programs for those sales
agents able to convince individuals to take a tour of their timeshare facilities
(something that normally takes approximately 90 minutes).[citation needed] With
this in mind, a crafty individual can bargain for incredible vacation deals with
a sales agent if they are willing to spare a bit of time. At one time,
timeshares were known for applying considerable pressure to these touring
individuals to purchase (even prompting a South Park episode called Asspen
parodying the process), though that is generally supposed to have been lessened
after a backlash by customers. The movie Once Around provided a look at the
"inside" of a timeshare company. Each timeshare has its own rules for who it is
willing to allow to tour, and most only allow one tour per year, though this
does not prevent multiple tours from different resorts. An entire industry has
sprung up based around this concept, negating the need for the frugal individual
to do his own bargaining.
Several people have discussed what should be the motives for purchasing a
timeshare. It is important to review them based on the facts and avoiding to be
trapped with false expectations.
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