How can I rent a timeshare?

Please confirm: To make sure that the reservation is from the resort and not an exchange from RCI or Interval International, we need to call the resort to confirm that the person I am trying to rent a unit from is indeed the owner of that unit?

kimyn wrote:

Please confirm: To make sure that the reservation is from the resort and not an exchange from RCI or Interval International, we need to call the resort to confirm that the person I am trying to rent a unit from is indeed the owner of that unit?

Hi Kimy,

Yes, it's a very good idea to call the resort to make sure everything is good to go.

Thanks, Marty

marty8084 wrote:

kimyn wrote:

Please confirm: To make sure that the reservation is from the resort and not an exchange from RCI or Interval International, we need to call the resort to confirm that the person I am trying to rent a unit from is indeed the owner of that unit?

Hi Kimy,

Yes, it's a very good idea to call the resort to make sure everything is good to go.

Thanks, Marty

____________________________________________ Some resorts, however, will not disclose any information about who owns the unit, whether the maintenance fees are paid up to date, etc... due to "privacy issues."

It is best to ask the owner to provide you with proof of the above. Usually the annual maintenance fee bill is sufficient proof of ownership. If it is a "floating week" the owner should supply the confirmation slip showing which week has been reserved. Obviously you want it to show the week you are interested in renting.

Speaking with the owner by telephone during this phase is highly recommended. You should ask enough questions to make you feel comfortable that the person is honest and knows how to handle the deal without using an escrow service (which adds about $100. to the cost, usually paid 50/50 by each party--renter and owner). If you have any doubts, ask if they have rented the unit before. If so, can they provide contact info for you to obtain a reference from a former renter.

When I rent any of our weeks, I tell the potential renter that I require them to send me a check for 50% of the agreed upon price. I also tell them to feel free to post-date the check for about 2 weeks and I promise not to cash it until they are satisfied that everything is in order. Once I receive the check, which assures me of their serious intent to rent our unit, I obtain a confirmation from our resort with the renters' names on it. I then send the confirmation to them by fax, regular mail or as an Email attachement,--their choice. Only after they acknowledge receiving the confirmation do I deposit their check. At that point it becomes non-refundable.

Not every owner wants to go through all this but I choose to do so because it establishes trust between all parties. This is assuming that the check-in date is many weeks or months off.

I require the other 50% of the payment to be received 30 days before the check in date.

I have had some "too trusting" renters and others who started out very suspicious or nervous. But it has always worked out well for all of us.

This is my first time to rent from an owner; what kind of document will I get to feel comfortable that I have a confirmed room? How much does First American Title typically cost as a vacation rental escrow service?

donnab298 states /asks, quoted in pertinent part:

>>This is my first time to rent from an owner; what kind of document will I get to feel comfortable that I have a confirmed room? <<

If you are renting from an (alleged) owner, you should first personally confirm for yourself, directly with the resort by a phone call, that the person from whom you are renting DOES INDEED own the week in question. If it's a week obtained through an exchange company (not an owned week), that person cannot actually "rent" such an exchange to you at any price above the exchange fee and guest certificate (which, combined, is an amount well under $200).

Once ownership is confirmed, you should then execute a rental agreement, which spells out depost terms, refund terms, security deposit terms. The owner is responsible for your damages, so it is entirely reasonable and appropriate for the owner to request a refundable security deposit from you. There are lots of rental agreements around, all free, on any and every timeshare site on the Internet (TUG, RedWeek, TS4MS). MyResortNetwork also has one, but they charge a small fee to download it.

The owner should put the reservation in your name and the owner should confirm that fact in writing to both the resort and to you. You should, upon receipt of that written notification, again contact the resort directly yourself at some point BEFORE you travel to ensure that all is in order, with no potential for surprises upon arrival.

Re: >> How much does First American Title typically cost as a vacation rental escrow service? <<

I believe that it's $50 from each party (owner and renter).

ken1193 wrote:

donnab298 states /asks, quoted in pertinent part:

>>This is my first time to rent from an owner; what kind of document will I get to feel comfortable that I have a confirmed room? <<

If you are renting from an (alleged) owner, you should first personally confirm for yourself, directly with the resort by a phone call, that the person from whom you are renting DOES INDEED own the week in question. If it's a week obtained through an exchange company (not an owned week), that person cannot actually "rent" such an exchange to you at any price above the exchange fee and guest certificate (which, combined, is an amount well under $200).

Once ownership is confirmed, you should then execute a rental agreement, which spells out depost terms, refund terms, security deposit terms. The owner is responsible for your damages, so it is entirely reasonable and appropriate for the owner to request a refundable security deposit from you. There are lots of rental agreements around, all free, on any and every timeshare site on the Internet (TUG, RedWeek, TS4MS). MyResortNetwork also has one, but they charge a small fee to download it.

The owner should put the reservation in your name and the owner should confirm that fact in writing to both the resort and to you. You should, upon receipt of that written notification, again contact the resort directly yourself at some point BEFORE you travel to ensure that all is in order, with no potential for surprises upon arrival.

Re: >> How much does First American Title typically cost as a vacation rental escrow service? <<

I believe that it's $50 from each party (owner and renter).

============= For RCI and II, exchange fees and guest certificates will start $189 (7 nights RCI Points) and escalate to over $250 (international). I have one II bonus week that is priced based on the unit size. A 2 BR plus is $299 (plus $39 guest fee)

You can use First American Title, if rentals are made at least 60 days in advance. This brings me to a different point. I have II bonus weeks which I am more than willing to let someone use for the cost of the exchange and guest fees. However, these usually need to be booked no later than 45 days prior to travel. Any suggestions as to how to make a safe transaction is a short time period?

mike1536 wrote:

However, these usually need to be booked no later than 45 days prior to travel. Any suggestions as to how to make a safe transaction is a short time period?

In this day of instant faxes, it shouldn't be too diffcult to fax a signed rental agreement to your renter and have them sign the agreement and fax it back to you within a day's time. The renter could then wire the money to you to expediate the transaction. You would then fax to them a confirmation of the reservation in their name at the resort. There has to be a level of trust in such a short transaction period.

jayjay wrote:

mike1536 wrote:

However, these usually need to be booked no later than 45 days prior to travel. Any suggestions as to how to make a safe transaction is a short time period?

In this day of instant faxes, it shouldn't be too diffcult to fax a signed rental agreement to your renter and have them sign the agreement and fax it back to you within a day's time. The renter could then wire the money to you to expediate the transaction. You would then fax to them a confirmation of the reservation in their name at the resort. There has to be a level of trust in such a short transaction period.

======== Good suggestion. I agree with you about having a "level of trust". We read about all the bad experiences (i.e. Chris Wood and Americap), but we need to be able to give kudos to all the folks out there that complete the transactions with integrity.

I haven't read the entire thread so here are two ideas that may help you rent a timeshare. I hope they haven't already been covered.

There are other sources of timeshares most people don't think about - resellers and charities.

If you have a specific resort you want to go to, that makes things a little more difficult. If you have an area to go to, this give greater flexibility.

Do an Internet search and send an email to as many resellers and nonprofit organizations as you can giving them the details of your desire - resort location, resort name, spread of time you can travel, and that you're willing to pay reasonable ownership fees as rent.

Since they both has thousands (collectively) in their inventories, you are bound to find one with a close match. They are trying to sell them. If they can think that by renting it to you, you may decide you like it enough to buy it, they will do whatever they can to cover their holding costs AND put you into it.

If you have a budget, let them know. For the same reasons they may be willing to work with you on that. The reality is that almost all of them are simply representing an owner that continues to hold title and wants something for their timeshare. You are using the reseller and/or NPO as an agent to make an offer of rental for you. Even if you don't buy, they got something for it just sitting there doing nothing but collecting bills.

Good luck, Dr. Ken Rich

"If you are renting from an (alleged) owner, you should first personally confirm for yourself, directly with the resort by a phone call, that the person from whom you are renting DOES INDEED own the week in question. If it's a week obtained through an exchange company (not an owned week), that person cannot actually "rent" such an exchange to you at any price above the exchange fee and guest certificate (which, combined, is an amount well under $200). " ======= Confirmation plus guest confirmation is over $200 now.

Confirming ownership with the resort would not really work in the case of point system owners who may quite legally reserve and rent out time in other resorts in their group which are not their Home resort. Secure from them a copy of the Confirmation in THEIR name to prove they have access. When you then make payment, they should reconfirm with the company in YOUR name as a guest. Some companies will send this guest confirmation directly to the renter (maybe with a copy to the owner); others deal only with their member and ask him to send the guest confirmation on to the renter. Some also want a cover letter, saying that the guest is using the space with permission.

If the confirmation they have is an RCI exchange, it will say so.

Ive never rented on red week and I am interested in the spa palace that is all inclusive. There will be 4 of us total. Do all of us get the all inclusive option or how would that work? thanks

lisar271 wrote:

Ive never rented on red week and I am interested in the spa palace that is all inclusive. There will be 4 of us total. Do all of us get the all inclusive option or how would that work? thanks

=============== Normally you would pay the resort at check-in. Be sure to confirm the exact cost of the all-inclusive fees with the owner and/or the resort. I've seen some resort charge per person per day, bye the unit or per week.

1st time trying to rent. inregards to the condo resort check in...I'm not sure of there policy ref outsiders? Do I tell them of the trans or just tell them friends are coming?

brianl137 wrote:

1st time trying to rent. inregards to the condo resort check in...I'm not sure of there policy ref outsiders? Do I tell them of the trans or just tell them friends are coming?

I usually send a generic type message stating that "we have made arrangements for our unit to be used this year by: Mr. and Mrs. John Doe 111 Maple Street, City, State zip

Why? In some states this may save them from having to pay a hotel occupancy tax (which you have already indirectly paid in the real estate portion of your annual maintenance fees).

One of my resorts once listed the info in their records as a "rental" as if they had done it for me. They then sent me a bill for their "commission." When I called to discuss it, they apologized for their error. However, months later, they sent me a 1099 tax form.

So, I decided, the less said, the better.

how do you know that the person advertising their week is real.

ajfkmf asks: >> how do you know that the person advertising their week is real. << ====================================

There are always some dishonest scammers around, but confirmation for timeshare rentals by their actual owners is always "doable", with just a little effort. Some of the above posts in this very thread already address several different methods which help in the confirmation process. At some point, direct (non-keyboard, such as telephone) communication between owner and renter helps both parties to establish credibility and comfort level with one another. If you're not comfortable, don't proceed any further --- and don't part with a penny until and unless you are comfortable with the legitimacy of the other party. Also, the use of an escrow service as a "middleman"(which will cost both parties an additional $50 each, at least with First American Title) can provide an additional measure of protection -- for both parties to the transaction. Frankly, if I was a potential renter, I'd be much more suspicious of all the assorted, scamming, "marketing" companies which advertise units for rent --- units that they don't own (or even have any lawful access to) in the first place. When it's a "one on one" transaction between the actual week owner and a potential renter, it's much easier to confirm names, facts, claims and all of the relevant details needed for mutual comfort.

does anyone have a protected way to rent your time share. What do you do first?

valaries3 wrote:

does anyone have a protected way to rent your time share. What do you do first?

This topic has been discussed so many times in these forums over the past year. Please just start reading them. It will take time but you will gain invaluable information.

Thanks for the contract, that was what I needed

jayjay wrote:

rashedf wrote:

How can I get mony from renter

You must use a rental agreement signed by both you and the renter. A sample rental agreement is below. If you did not use a rental agreement I don't know of any recourse you have in getting your money from a renter.

SAMPLE RENTAL AGREEMENT RENTAL AGREEMENT

RESERVATIONS - Upon mutual agreement of unit rental, a ____% deposit must be made to confirm your reservation. Balance is due upon written confirmation or no later than _________, 2007. Payment is to be made with a bankcheck/draft (or a personal check if you accept that mode).

CANCELLATIONS - No cancellation allowed once a reservation has been made.

CHECK-IN/OUT - Check-in time is _____ P.M. on arrival date of __________, 2007. Check-out time is _____A.M. on date of departure of_________, 2007. Any exceptions must have prior approval from the owner and/or resort. The agreed upon rental price for the above stated timeframe or week of ______, 2007 is ________$ for unit number ____ at _________ (resort).

RULES AND REGULATIONS - Upon check-in, you must present a credit card to the front desk personnel, just like when you rent a hotel room. YOU are responsible for any damage, loss or theft incurred while renting this property. Any damage, which is not considered normal wear and tear, loss or theft caused by you, the renter, may be charged to your credit card. In order to reserve the integrity of the unit, we ask that it be occupied in a quiet and dignified manner. As guests of ______________(resort), you are expected to respect the premises and its contents and guard against damage, loss or theft. You are expected to adhere to all of _______________(resort) rules and regulations. The _____________ (resort), its employees and property owners will not be held libel for any claims, suits, damages, costs, losses and/or expenses arising from injury to any person or property occurring on the premises resulting from/relating to rental of this property. The renter must be at least 21 years of age and agrees not to sub-rent this unit. The rental rights acquired from this rental agreement are non-transferable.

TELEPHONE - All telephone calls, toll calls etc. will be billed to your credit card. NO PETS ALLOWED AT______________ (RESORT) AND NO SMOKING ALLOWED IN THE UNITS. A copy of this rental agreement is hereby acknowledged by both parties.

_________________ _________________ Signature of renter Signature of owner

Name, address, phone Name, address, phone __________________ __________________

jayjay wrote:

Joel, no I do not work for RCI, II, Redweek or any other timeshare related industry. I merely have a lot of experience in timesharing.

As far as renting your RCI or II exchanged week(s) (which is illegal), I am merely the messenger of that rule. If RCI or II finds out that you're renting an exchanged week, your membership can be immediately cancelled and your renters turned away at check-in. It's just a fact and part of their Terms and Conditions.

Don't blame me :o).

It seems pretty obvious to me why RCI or II have made it a rule not to allow anyone to rent out an exchanged week. If you did so, you are competing directly with THEIR rental business.