How Timeshare Maintenance Fees Really Work (And How to Get Out of Them Legally)

Maintenance fees are one of the biggest ongoing costs associated with timeshares.

These fees can seem harmless at first, a few hundred dollars here or there. But over time, they often rise faster than inflation and can cost more than simply booking a hotel, Airbnb, or VRBO. Some owners end up paying thousands each year for weeks they don’t even use.

Here’s a closer look at how timeshare maintenance fees work, why they go up, and what you can do if you want out.

Table of Contents

1. What are timeshare maintenance fees?
   1. How often do are they billed? (Monthly vs. yearly)
   2. Why charge maintenance fees?
2. Average fees
3. Why maintenance fees keep rising at many timeshare resorts
4. Do you keep paying maintenance fees after your timeshare is paid off?
5. Are they tax-deductible?
6. When maintenance fee “forgiveness” is possible (and when it isn’t)
7. Can you negotiate or lower your fees?
8. What happens if you stop paying?
9. How to get out of timeshare maintenance fees legally

What are timeshare maintenance fees?

These are annual (sometimes quarterly or monthly) charges that cover the upkeep of the property. Think housekeeping, landscaping, utilities, insurance, and staff salaries. A portion also goes into a “reserve fund” to pay for bigger repairs like roof replacements or hurricane damage.

Fees are mandatory whether or not you use your timeshare. Skip your vacation? You’ll still get a bill. Even if you’ve paid off the purchase price, the fees keep coming.

The exact structure of maintenance fees depends on your ownership type:

1. Fixed or floating week owners pay a set amount each year for their specific unit or season.
2. Points-based owners pay per point. For example, in Marriott’s Vacation Club, fees are about $0.81 per point in 2025. That means 10,000 points would equal $8,100 in maintenance fees for the year.

These are the same as condo fees, and as with any typical condo association, there are unexpected repairs needed as well as rising costs for general maintenance.

How often do timeshare maintenance fees get billed? (Monthly vs. yearly)

Most are billed once per year, but some resorts split them into quarterly or monthly installments. Even if your resort lets you pay in smaller chunks, the total amount is still based on your annual obligation.

A few things to know:

• Annual billing is the industry standard. Nearly all major brands, including Marriott, Westgate, Hilton, and Diamond, calculate fees on a yearly basis.
• Monthly payments don’t change your cost. Monthly plans are usually just a convenience option, not a discount.
• Your contract controls the billing cycle. If your ownership specifies annual dues, you’ll owe them whether you use your timeshare or not.

If you prefer monthly budgeting, check whether your resort offers a payment plan. But the total annual fee remains the same.

Why do timeshares charge maintenance fees?

Resorts frame them as a way to keep your vacation property in good shape. In theory, these payments make sure the lights stay on and the landscaping looks Instagram-worthy when you arrive. In practice, they’re also how resorts cover most of their operating budget. 

According to ARDA, the trade association for the timeshare industry, maintenance fees make up around 83% of resorts’ operating revenue. Here’s what your fees typically pay for:

• Day-to-day upkeep. Cleaning, landscaping, pool maintenance, utilities.
• Staffing. Front desk, security, housekeeping, and management salaries.
• Insurance. Property insurance, especially in weather-prone areas like Florida or Hawaii.
• Property taxes. Passed on to owners as part of annual dues.
• Reserve funds. Savings for big-ticket items like roof repairs, HVAC replacements, or hurricane damage.

Average timeshare maintenance fees

According to ARDA’s 2025 industry study, the average annual fee is $1,480 per interval. That’s up from $1,260 in 2023 and $1,090 in 2020, a jump of more than 35% in just four years.

Fees also vary by unit size:

• Studios: $1,090
• One-bedrooms: $1,140
• Two-bedrooms: $1,450
• Three-bedrooms or larger: $1,790

Over 20 years, Finn Law Group estimates the average owner will pay about $44,484 in maintenance fees alone. That’s on top of the original purchase price, which averages $23,160 per ARDA.

To put that in perspective:

• You could rent a $200 per night Airbnb for a week every year for 20 years, and still spend less than the typical maintenance bill total.
• One Redditor reported their fees with Diamond Resorts jumped to $3,915 in 2024, nearly the cost of a weeklong stay at an upscale all-inclusive resort.

exorbitant maintenance fees
byu/rotund_apricot inTimeshareOwners

And unlike hotels or VRBOs, where you can skip years and pay nothing, timeshare fees are mandatory every year whether you travel or not.

Maintenance fees vary widely by brand. For example, many owners report higher annual dues at resorts such as Westgate, where fees often climb into the upper range for comparable unit sizes. This variation makes it important to review each resort’s budget and historical increases before buying or upgrading.

Why maintenance fees keep rising at many timeshare resorts

ARDA reports that many owners noticed their fees rising faster than usual in 2024 to 2025. Several factors are driving the increases:

What’s causing higher fees in 2025?

• Insurance spikes. Resorts in states such as Florida, California, and Hawaii are facing significantly higher property and liability insurance premiums.
• Storm and disaster repairs. ARDA notes that nearly 30 resorts temporarily closed after storms in 2024. Repairs, replacements, and rising construction costs often show up in next year’s budget.
• Higher staffing and utility costs. Labor shortages and rising energy prices add pressure to operational budgets.
• Delinquencies from other owners. When some owners stop paying, remaining owners often absorb the shortfall.

Many owners are seeing double-digit increases, especially among large resort groups. Staying involved in your owners’ association or budget meetings (if allowed) is one of the few ways to understand these jumps ahead of time.

Do you keep paying maintenance fees after your timeshare is paid off?

Yes; the fees don’t disappear once you’ve finished paying for your timeshare.

That’s because they aren’t tied to your purchase loan. They’re tied to ownership itself. Whether you bought your timeshare with cash or financed it and paid it off, you’ll still get an annual bill for upkeep as long as your name is on the deed or contract.

It’s similar to how a homeowners association collects HOA fees. Even if you own your condo outright, you still owe monthly dues for shared expenses. Timeshare maintenance fees work in a similar way.

Are timeshare maintenance fees tax-deductible?

For most owners, the answer is no. If you use your timeshare purely for personal vacations, maintenance fees are treated like any other travel expense. They don’t qualify for deductions.

That said, here is one common exception:

• Rental use. If you rent out your timeshare, you may be able to deduct part of your fees as a business expense.

If your timeshare is a true rental property that generates income for you, you might be able to deduct fees, interest, and property taxes. However, if your property taxes are rolled into your maintenance fee (and therefore not itemized), it may be difficult to deduct those.

When maintenance fee “forgiveness” is possible (and when it isn’t)

True “forgiveness” is rare, but it can happen in limited situations. Resorts aren’t eager to waive fees because maintenance dues make up the majority of their operating revenue. However, some owners qualify for relief under specific circumstances.

When it may be possible

• Hardship or compassionate programs. Some resorts offer short-term fee relief for owners facing medical issues, job loss, or financial hardship.
• Approved deed-back or surrender. If the resort accepts your ownership back through a formal take-back program, your future fees stop immediately. (This is the most common form of “forgiveness.”)
• Developer-led relief programs. Certain brands have created owner-relief initiatives, especially when fees spike dramatically after disasters or special assessments.

When it’s not realistic

Resorts almost never waive fees simply because:

• you no longer use the timeshare
• the fees feel too high
• you didn’t expect them to increase
• you tried renting out the week but couldn’t

If you see companies promising guaranteed fee forgiveness without conditions, treat that as a red flag. Legitimate relief typically happens only through documented hardship or a formal exit, not a loophole.

Can you negotiate or lower your timeshare maintenance fees?

It’s rare to negotiate fees directly with your resort. Most are set annually by the homeowners association (HOA) or resort management, and individual owners can’t opt out.

On Reddit, one user shared how their maintenance fees jumped from $700 in 2022 to $1,200 in 2024.

While you can’t control how much fees will increase, there are a few ways to keep costs from spiraling:

1. Join the owners’ association. Some resorts let owners vote on budgets and proposed fee increases. It won’t slash your bill overnight, but it gives you a voice.
2. Pay on time. Avoiding late fees and interest charges is the easiest way to make sure you’re paying only what’s absolutely necessary.
3. Check for autopay or prepay discounts. Some resorts might offer small savings if you pay early or set up automatic payments.
4. Watch for unnecessary add-ons. Some fees might be optional (like club memberships or exchange program dues, for example). Make sure you’re not paying for services you don’t use.

What happens if you stop paying timeshare maintenance fees?

Stuffing your maintenance bill in a drawer and forgetting about it might feel tempting, but it can have serious consequences.  One Redditor said their credit took a hit from “excellent” to “fair” once the resort sent the bill to collections:

Timeshare in collections
byu/BIGMAK1966 inTimeshareOwners

Here’s what could happen:

• Late fees and penalties. Resorts tack on charges quickly, which can turn an average $1,500 bill into an even bigger debt.
• Collections. If you stop paying your fees for long enough, your account could get sent to collections, where you’ll receive relentless calls and potentially more fees.
• Credit damage. If the debt goes to collections or foreclosure, it can wreck your credit score for years.
• Foreclosure risk. Because many timeshares are deeded real estate, failing to pay can eventually lead to foreclosure proceedings.

At Stonegate Firm, we don’t consider defaulting on a contract to be a legal exit. Just walking away and hoping nothing happens isn’t the same as being released. These resorts have airtight contracts and large legal teams. Default often leads to collections, foreclosure, and long-term credit damage

How to get out of timeshare maintenance fees legally

If rising fees have you ready to bail, don’t just stop paying. There are legal, safer ways to cut ties:

1. Contact your resort directly

Many developers now offer “take-back” or surrender programs. You’ll need to be current on fees, but it can be the cleanest way out.

2. List it on a legitimate resale site

Platforms like RedWeek or Timeshare Users Group (TUG) let you resell (or even give away) your timeshare. It may not return much, but getting rid of the contract ends the fees.

3. Consult a real estate attorney

If your contract is especially complicated, it might be time to call in a timeshare attorney. They can review your case and help you find the most affordable path forward.

Stonegate is transparent that not every case is simple. Often we negotiate multiple cancellation offers for a single client and keep pushing until we get the best possible outcome.

4. Consider a reputable exit company 

If DIY options fail, you could could help from a vetted timeshare exit company. We encourage timeshare owners to look for firms with escrow payment options, transparent pricing, and licensed attorneys. Avoid anyone demanding huge upfront fees without explanation or promising “guaranteed exits.”

Our favorite timeshare exit company is Stonegate. It partners with a co-branded law firm and uses federal consumer protection laws to challenge contracts. Stonegate has eliminated millions in timeshare-related debt without pushing owners into foreclosure or strategic default.

As a full-service consumer rights law firm, we at Stonegate take a legal approach to every case, not just boilerplate letters. We don’t vanish once a fee is paid. We stay in the trenches with our clients until the job is done.

At the end of the day, you can escape maintenance fees, but it takes a deliberate process. Rushing into the wrong “solution” (or a timeshare scam) often makes the situation worse.

Honestly, my advice as a CFP is: Don’t buy a timeshare to begin with. In our professional networks, the only questions that ever come up are how to get out of timeshare ownership.
It is much easier to do vacation rentals or hotels, and you’ll have easier recourse when things aren’t the way they were promised when you reserved the rooms.