TimeshareExit Path
Guide 01 ยท Cancel a new purchase

Timeshare rescission period by state: how to cancel a timeshare you just bought

Signed at a resort presentation while on vacation? You may still be able to cancel for any reason and potentially get your money back. The clock is short and often starts while you are still on the trip, so read this today.

By the Timeshare Exit Path editorial teamUpdated 6 min read
Resort tower on the beach at dusk with a clock in the sky
Many timeshares are sold during a vacation, so the cancellation clock can run out before you're even home.
Short answer

The rescission period is a short window, set by state law, when you can cancel a new timeshare purchase for any reason and potentially get a refund. It is usually between 3 and 15 days after signing. To use it, send a written cancellation notice, by the method your contract specifies, before the deadline printed in your contract.

How the rescission period works

Most US states with timeshare laws give buyers a "cooling off" right, often called rescission or revocation. During that window you don't need a reason. You only need to clearly say you are cancelling, in writing, on time.

  • The deadline in your contract controls. State law requires the contract to tell you how long you have and where to send the notice.
  • Calendar days vs. business days. Some states skip weekends and holidays. Count carefully.
  • Postmark often counts. In many states a notice postmarked before midnight on the last day is on time, but check your contract's wording.

Rescission periods in common states

These are the cancellation windows for some of the most common timeshare states. Always confirm against your own contract, since laws change and some periods start from when you received the disclosure documents.

Where you signedCancellation windowCounted from
Florida10 daysSigning or receipt of required documents, whichever is later (Fla. Stat. 721.10)
Michigan9 daysSigning
California7 daysSigning (Cal. Bus. & Prof. Code 11238)
Arizona7 calendar daysSigning
Hawaii7 calendar daysSigning or receipt of the disclosure statement
Texas6 daysSigning and receiving a copy, or receipt of the disclosure statement
Nevada5 calendar daysSigning
North Carolina5 calendar daysSigning
Colorado5 calendar daysSigning
Mexico5 business daysSigning

Table compiled from the sources listed below. This is general information, not legal advice.

How to cancel, step by step

  1. Find the cancellation section of your contract. Note the exact deadline, the mailing address, and the delivery method required.
  2. Write a short cancellation letter. Include your name, the resort, the contract or member number, the date you signed, and a clear statement that you are cancelling.
  3. Send it the way the contract requires, ideally by certified mail with return receipt. If email or fax is also allowed, send it that way too.
  4. Keep copies of the letter, the receipt, and the contract.
  5. Watch for a potential refund. Many states set a deadline for returning money owed after a valid cancellation. If a refund you're owed doesn't arrive, ask your bank about disputing the card charge.

Sample cancellation letter

[Your full name] [Your address] [Date] Sent by certified mail, return receipt requested [Developer name from your contract] [Cancellation address from your contract] Re: Notice of cancellation Resort: [Resort name] Contract or member number: [Number] Date signed: [Date] I am cancelling the timeshare purchase contract referenced above, which I signed on [date]. This notice is sent within the cancellation period provided by my contract and by law. Please confirm the cancellation in writing and refund all amounts paid, including any deposit and down payment, within the time required by law. Signed, [Signature of every buyer on the contract] [Printed names]

Every person who signed the purchase contract should sign the letter.

If you missed the deadline

You still have options. Read our full guide on how to get out of a timeshare, which covers deed-back programs, resale, and releases based on misleading sales claims. If you never received the disclosure documents your state requires, talk to an attorney in that state soon.

FAQ

Does the timeshare rescission period include weekends?

It depends on the state. Some states count calendar days and some count business days, which skip weekends and holidays. Your contract must state the deadline, so use the date it gives.

Does the rescission period depend on where I live or where I signed?

Generally it is set by the law of the state where you signed the contract, which is often the state where the resort is. Contracts signed in Florida, for example, follow Florida's 10-day rule.

What if the timeshare company never gave me the cancellation notice?

In some states the rescission clock does not start until you receive required disclosures. If key documents were missing, talk to an attorney licensed in that state promptly.

Can I cancel a timeshare bought in Mexico?

Mexico's consumer law provides a 5 business day cancellation window for timeshare purchases. Check your contract, since the deadline may already be running when you get home.

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Sources

  1. Debt.org, Timeshare cancellation (state rescission periods)
  2. Nolo, Timeshare cancellations
  3. Florida Statutes, Chapter 721.10, Cancellation
  4. California Business and Professions Code, Section 11238