Consumer protection guide

The timeshare exit checklist.

24 checklist items across 4 phases, plus 7 red flags to watch for. Free to use, whether or not you ever talk to us.

Start with Phase 1: before you contact an exit company Jump to the 7 red flags

About 8 min read

How to use this checklist

Tick each step as you finish it.

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Phase 1
Phase 2
Phase 3
Phase 4

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Phase 1 · 7 items

Before you contact an exit company.

Complete this phase on your own, before you talk to any company, including us.

Key action

Contact your developer before anyone else.

A developer deed-back program is the lowest-risk, no-cost exit option when one is available. Move to Phase 2 only if the developer can’t help.

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Read your original timeshare contract in full.Find your purchase agreement and note the developer name, deed number, resort name, and any loan attached to the property. You will need these details for any conversation with a developer or exit company.
Check whether your rescission period has passed.State rescission windows commonly run 3–10 days, and up to 15 in some states. In many states the clock starts on the later of the day you signed and the day you received the required disclosure documents, so check your contract and your state’s rule. If you may still be inside that window, a written rescission letter sent by certified mail is the simplest, lowest-cost way out. See our guide to how rescission periods work for where to confirm your state’s rule.
Confirm every name on the deed.If a spouse, family member, or co-owner is on the deed, every owner generally has to consent to and take part in an exit. A company usually cannot exit one owner’s interest alone unless the deed structure allows it.
Determine whether an outstanding mortgage or loan exists.A timeshare with an active loan is harder and more expensive to exit than a paid-off deed. Get a current loan balance from the developer’s finance division before you evaluate any exit option.
Document your maintenance fee payment history.Note whether you are current, delinquent, or in collections. Any exit company should know this upfront, since your fee status affects which options are available.
Contact your developer directly about a deed-back or surrender program.Several major developers operate internal exit or surrender programs for qualifying owners. These are generally free and the safest first option to explore. Ask directly: “Do you have an owner exit or deed-back program?” See timeshare exit options explained for how a developer program compares to other routes.
Get every developer response in writing.If the developer says there is no program, or that you don’t qualify, ask for that in writing, or document the call yourself: agent name, date, and what was said. This protects you if questions come up later.

Phase 2 · 7 items

Evaluating a timeshare exit company.

Use this phase to vet any exit company, including us, before you pay or sign anything.

Key action

Don’t pay or sign anything during this phase.

Finish vetting before you make any financial commitment. See our full list of questions to ask before hiring an exit company.

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Search the BBB profile for the company.Search bbb.org for the company’s exact legal name, not just its brand name. Check the complaint count, complaint categories, and whether the company responded. An A+ rating with few or no complaints is a good sign; multiple unresolved complaints are a warning sign.
Search the company name alongside “scam,” “lawsuit,” and “complaint.”A web search can surface court filings, attorney general actions, FTC cases, or consumer forum posts. A legitimate company will usually have a verifiable presence going back several years.
Confirm a verifiable physical address and an operating history of at least three years.Check that the address resolves to a real office and that the company has operated continuously for several years. A newly formed company carries materially higher risk.
Ask about their specific experience with your developer.Outcomes differ by developer. A company with real experience on your specific developer’s cases can usually explain that process more clearly than one that hasn’t handled it. Ask for specifics.
Understand the complete fee structure before any payment.Ask what the total fee is, when each portion is due, whether any of it is refundable if the case isn’t resolved, and whether it’s a flat rate, a retainer, or contingency-based. Get every answer in writing.
Ask what happens if your case is not resolved.A company that can’t answer this clearly, or that deflects, is a red flag. A legitimate company has a defined policy: a refund commitment, a fee credit, or a clear explanation of what “unresolved” means for your situation.
Ask for references you can contact directly.Testimonials on a website are easy to fabricate. Ask for two or three past clients whose situations were similar to yours. Check independent reviews such as the BBB as well.

Phase 3 · 6 items

Before you sign the service agreement.

Key action

Stop if there’s no written contract.

If a company won’t produce one with specific, verifiable terms before it takes payment, stop the process. This isn’t a negotiating point.

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Never wire money or pay with gift cards.Wired funds and gift cards are nearly impossible to recover if something goes wrong. Pay by credit card or check wherever you can, so you have a way to dispute the charge if the company doesn’t perform.
Read the full contract, not a summary or a verbal explanation.Ask for the complete, unedited service agreement before signing. Review the definition of a “successful exit,” what triggers a refund, what voids the agreement, and how disputes are resolved.
Check the agreement’s own rescission window.Exit service contracts are often themselves subject to state rescission laws, which may give you a short window to cancel after signing. Find that deadline before you sign so you know your window.
Confirm in writing exactly what “exit” means under this contract.Does it promise deed transfer, loan satisfaction, release of liability, or all three? Vague language like “we will exit you from your obligation” leaves room for a company to argue minimal performance. Specific language protects you.
Verify who handles the deed transfer.Whoever executes a deed transfer needs to be properly authorized to do so. Ask specifically whether a licensed title company or other qualified party will handle it, and get their name and license or registration number.
Get a realistic timeline in writing.Exits often take many months and can take more than a year, depending on the developer, contract and any loan. Be cautious of any company that promises a specific, short timeline without explaining what that estimate is based on.

Phase 4 · 4 items

During the exit process.

Key action

Get written confirmation when the deed or mortgage is recorded.

That document is what proves your exit is legally complete. Wondering about fees in the meantime? See maintenance fees during an exit.

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Keep a written communication log.After every call or email, note the date, who you spoke with, their title, and what was discussed or promised. If a dispute comes up later, this log is your primary record.
Don’t transfer, rent, or otherwise use the timeshare without consulting your exit company first.Continued use can complicate negotiations with the developer, particularly in cases involving hardship claims or alleged misrepresentation at sale.
Request written confirmation when the deed or mortgage is recorded as transferred or cancelled.This is the document that shows your exit is complete. It may be a recorded deed-in-lieu, a mortgage satisfaction, or a formal release-of-liability letter from the developer. Keep the original.
Pull your credit report 6–12 months after your exit is confirmed complete.Check that the timeshare no longer appears as an open liability and that no delinquencies were reported during the process. Dispute any incorrect entries directly with the credit bureau.

Walk away immediately

Red flags in the timeshare exit industry.

Any one of these is a reason to stop and look elsewhere.

A guaranteed outcome or a specific timeline.
No company can guarantee a developer will accept an exit, or predict exactly how long one will take.
Upfront fees with no written contract.
Never pay anything before you have a signed service agreement in hand. This is a common pattern in timeshare exit fraud.
High-pressure urgency tactics.
“This offer expires today” has no legitimate basis in timeshare exit work. Pressure is designed to stop you from doing the vetting in this checklist.
“We buy timeshares” or “we can sell your timeshare.”
Resale demand for most timeshares is very low. Be cautious of any company that says it can sell yours at market value.
No verifiable address, phone number, or operating history.
If a company exists only as a website and can’t provide a physical address or years of documented history, don’t engage.
Being asked to misrepresent your situation to the developer.
This exposes you to potential liability. A legitimate exit company gives the developer accurate information, not misrepresentation.
No written service agreement before payment.
If a company won’t put a contract in writing before it takes your money, that’s the clearest possible red flag.

If you’ve already paid a company that showed these behaviors, you can file a complaint with the FTC at reportfraud.ftc.gov and contact your state attorney general. Some states run restitution programs, so don’t assume the money is gone.

Know before you act

Your consumer rights as a timeshare owner.

FTC: the Telemarketing Sales Rule
The FTC’s Telemarketing Sales Rule limits upfront fees for certain services sold by phone and bars claims of a ready buyer used to justify an upfront fee. The FTC has brought enforcement actions against timeshare resale and exit operators. File a complaint at reportfraud.ftc.gov .
CFPB: the Consumer Financial Protection Bureau
If your timeshare was financed and you believe the terms were deceptive, the CFPB accepts complaints about financial products and services at consumerfinance.gov/complaint .
State attorneys general
Most states prohibit deceptive trade practices under their own consumer protection laws, and many state attorneys general have taken action against timeshare exit companies. Find your state AG’s complaint process at naag.org/find-my-ag .
Right of rescission
State law gives new timeshare buyers a short cancellation window, commonly 3–10 days and up to 15 in some states. In some states, including Florida, the right cannot be waived. Check the rule and the start date for your state in our guide to how rescission periods work.

A second opinion

If you’d like one, a CPG specialist can review your situation free.

No cost, no obligation, and no pressure to use any of our services. This checklist works whether or not you ever contact us.

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The timeshare exit checklist.

Tick each step as you finish it.

FTC: the Telemarketing Sales Rule

CFPB: the Consumer Financial Protection Bureau

State attorneys general

Right of rescission

Request a Free Consultation