Timeshare Cancellations: Can I Cancel a Timeshare Purchase?

If you just bought a timeshare, can you cancel? Maybe, but you'll have to act quickly.

By , Attorney · University of Denver Sturm College of Law

If you recently bought a timeshare and regret that decision, you might be able to cancel the contract. But you'll need to act quickly.

The amount of time you have to cancel the purchase, called the "rescission period," depends on state law. Usually, you have only a few days.

State Law Says How Long You Get to Cancel (Rescind) a Timeshare Purchase

Timeshare purchasers usually get the right to rescind the contract within a specific amount of time. Most states and some foreign countries have laws giving timeshare buyers at least a few days to cancel the agreement, usually between 3 and 15 days.

In Colorado, for instance, a purchaser has up to five calendar days after the sale to rescind a timeshare contract. (Colo. Rev. Stat. § 6-1-703). Under Nevada law, timeshare purchasers get the right to cancel a timeshare contract until midnight of the fifth calendar day following the date the contract was executed. (Nev. Rev. Stat. § 119A.410). (Remember that statutes change, so checking them is always a good idea.)

State law also often requires that information about the right to cancel be included in the contract. The right to cancel is typically nonwaivable, meaning the seller can't ask or require you to give up this right.

Canceling Your Timeshare Contract

Most of the time, you must send your cancellation in writing. Even if the law allows you to cancel the contract orally, preparing and sending a timeshare cancellation letter to the seller is a good idea.

What to Include in a Cancellation Letter

A cancellation letter should typically include the following information:

  • the current date
  • the purchaser's name as it's written on the contract
  • the purchaser's address, phone number, and email address
  • the name of the timeshare company
  • the timeshare description (use the description from the timeshare paperwork)
  • the date the timeshare was purchased, and
  • a clear statement that the purchaser is canceling the contract.

While it's usually unnecessary to provide a reason for canceling the timeshare contract, you must explicitly state that the letter's purpose is to rescind the contract. A statement like "I am contacting you within the rescission period to cancel this timeshare contract" will usually work. Be aware that state law might provide specific information you have to include in your cancellation notice.

Delivering a Cancellation Notice

State law usually sets out the method by which you should deliver the cancellation. Or the timeshare contract itself might provide instructions.

Some timeshare companies allow hand-delivery of a cancellation notice. Others accept delivery only via registered or certified mail. Be sure to follow the instructions exactly and make sure the letter is delivered within the applicable rescission period. Otherwise, your cancellation might not count.

Canceling a Timeshare After the Rescission Period Has Expired

If the rescission period has passed and you want to unload your timeshare, you'll probably have to try to sell it to a new owner rather than get a refund. Be sure to watch out for resale scams. However, under limited circumstances, state law might give you the right to get out of a timeshare contract after the rescission period has expired.

In Arkansas, for instance, a buyer has five days to cancel a timeshare contract after execution of the contract of sale or up until receipt of the public offering statement. (Ark. Code § 18-14-409). But the purchaser may bring a lawsuit in court within four years to rescind the contract if there is a question about the accuracy of the public offering statement or validity of the timeshare contract. (Ark. Code § 18-14-403).

Beware of Timeshare Exit Companies

The vast majority of timeshare exit companies that claim they can get you out of your timeshare are scammers. They'll take an upfront fee from you and then either stall while not resolving your timeshare problem or simply disappear with your money.

How to Protect Yourself in a Timeshare Deal

It's critical to understand all of your rights when purchasing a timeshare. If you sign a timeshare contract early in your vacation, the rescission period could very well expire before you even get home.

To avoid missing the window of opportunity for canceling the contract, be sure to read all of the terms of the contract at the time you purchase the timeshare. Most timeshare laws require the seller to include information in the contract about how long you have to cancel the deal and the procedures for delivering a cancellation letter. But a timeshare seller might bury these details in the paperwork, or the instructions might be confusing.

To protect yourself, you should be familiar with timeshare laws before you sign the agreement.

Talk to a Lawyer

To verify how long you get to cancel a timeshare contract and the specific procedures you need to follow, consider talking to a consumer protection attorney or timeshare attorney in the state where the timeshare is located.

If you buy a timeshare abroad and want to learn about your cancellation rights, consult with an attorney or consumer protection agency in that country.

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