The Timeshare Transparency Act

By Marcus Reed, Senior Timeshare Contract Analyst | Axe My Timeshare

Update — June 11, 2026: The Timeshare Transparency Act gained significant momentum this week when U.S. Representatives Kathy Castor (D-FL) and Glenn "GT" Thompson (R-PA) introduced the House companion bill, bringing bipartisan support to both chambers of Congress simultaneously. Senators Curtis and Schiff lead the Senate version. Consumer advocacy group TARDA publicly endorsed the legislation at introduction. The core provisions remain the same — and the analysis below still applies.

The short answer: The Timeshare Transparency Act (S.3502) is a bipartisan federal bill introduced in December 2025 that would require resorts to fully disclose all costs upfront, give buyers a 14-day cancellation window, and clearly document exit options before any contract is signed. It hasn't passed yet — but what it reveals about the industry matters right now, whether you bought last month or fifteen years ago.

Something unusual happened in Washington at the end of 2025.

Two senators from opposite parties — John Curtis, a Republican from Utah, and Adam Schiff, a Democrat from California — stood together to introduce legislation targeting one of the most complaint-heavy consumer industries in the country: the timeshare industry.

The bill is called the Timeshare Transparency Act. And if you've ever felt blindsided by a timeshare contract you didn't fully understand, you'll recognize exactly what problem it's trying to solve.

What Is the Timeshare Transparency Act?

The Timeshare Transparency Act (S.3502) is federal legislation introduced on December 16, 2025 in the 119th Congress. It was referred to committee after introduction — the standard first step in the legislative process — and is currently working through that process.

The bill's stated goal is straightforward: make timeshare sales more honest. Senator Curtis summed it up plainly: buyers should know what they're purchasing, they should be notified when terms change, and they should have a real window to change their mind after the sales pitch ends.

That sounds basic. The fact that a federal bill was needed to establish it tells you a lot about how the industry has operated.

What Does the Bill Actually Require?

The Timeshare Transparency Act would impose several mandatory requirements on any timeshare company entering into a new agreement with a buyer:

Full cost disclosure in a single document. Every fee associated with acquiring and maintaining the timeshare — including maintenance fees, special assessments, and any costs that could change over time — must be itemized in one document before the contract is signed. No buried language. No verbal promises that don't appear in writing.

Disclosure of which fees can change and how. The resort must specify exactly which fees are subject to change, and explain in writing how and when the owner will be notified of any increase. This directly targets the escalating maintenance fee problem that traps hundreds of thousands of owners every year.

Clear written exit options. Before signing, buyers must be given documented information about how to exit the contract. This is the piece the industry has resisted most — resorts profit from owners who believe they have no way out.

A 14-day penalty-free cancellation period. Under the bill, buyers would have 14 days from signing to cancel without penalty. Currently, rescission periods vary by state — some as short as three to five days — and they almost always start the clock while the buyer is still at the resort, under social pressure to stay the course. The new standard would give buyers time to review the contract at home, without a salesperson in the room.

FTC enforcement authority. The Federal Trade Commission (FTC) would be empowered to enforce these requirements and issue additional regulations — giving the protections actual teeth.

Who Is Behind It and Who Supports It?

The bill has genuine bipartisan backing, which is notable in the current political environment. Senator Curtis has discussed it publicly on The Dave Ramsey Show, and the legislation has drawn support from AARP, which noted that timeshare fraud cost consumers more than $50 million in 2024 according to the FBI, with a disproportionate impact on older Americans.

The American Resort Development Association (ARDA) — the industry's main lobbying group — has opposed the bill. ARDA's president argued it introduces "duplicative federal regulations" and interferes with state authority. That's the industry's standard defense when consumer protection legislation threatens business practices that benefit developers over owners.

It's worth noting that ARDA is funded by timeshare developers. When the industry's own trade group opposes disclosure requirements, that tells you something about what those disclosures would reveal.

What Does This Mean If You Already Own a Timeshare?

Here's the honest answer: the Timeshare Transparency Act, even if it passes, would not automatically change your existing contract.

Federal consumer protection legislation almost never applies retroactively to contracts already in force. If you signed a timeshare agreement in 2018, a 2026 disclosure law doesn't undo those terms. What it does do is confirm — in formal legislative language — what consumer advocates have been saying for years: the practices that trapped you were predatory, and Congress now agrees they need to be stopped.

That validation matters. It shifts the moral and political weight of the conversation. It makes the case for legal exit stronger. And it signals that the regulatory environment around timeshares is changing — which gives legitimate exit companies more leverage in negotiations with developers who want to avoid additional scrutiny.

If you're a current owner reading this and wondering whether any of this helps you get out — the answer is yes, indirectly. The best path forward isn't waiting for legislation to save you. It's pursuing a legal exit now, using the options that already exist.

What Exit Options Exist Right Now, Without Waiting for the Bill?

The Timeshare Transparency Act is a forward-looking consumer protection measure. But you don't need it to pass to start moving toward an exit. Current owners have several documented legal paths:

Rescission — If you're within your state's rescission window (typically 3–10 days from signing), you can cancel the contract without penalty. This window is short and time-sensitive. If you're reading this within days of signing, contact us immediately.

Deedback programs — Some major developers, including Wyndham and Marriott, maintain voluntary surrender programs for qualifying owners. Our post on how to exit a Wyndham, Marriott, or Bluegreen timeshare covers eligibility requirements and what to expect.

Legal cancellation — If misrepresentation occurred during your sale — a common fact pattern — timeshare cancellation through a formal legal process may be available. This is where documentation of what you were told versus what's in the contract becomes critical.

Working with a legitimate exit company — A reputable exit company negotiates directly with the developer to obtain a legal release. The industry has bad actors — our post on timeshare resale scams shows you the red flags to watch for before engaging anyone.

Stop paying and manage the fallout — This is not a solution, but it's a reality for some owners. Our post on what happens when you stop paying timeshare maintenance fees lays out exactly what the consequences are, month by month.

And if you've inherited a timeshare along with all of these complications, our post on inherited timeshares explains what you're actually walking into and what choices you have.

Will the Timeshare Transparency Act Pass?

Honestly, no one knows. Bipartisan support helps. AARP endorsement helps. The sheer volume of FTC complaints and BBB filings against timeshare developers gives lawmakers political cover. But the timeshare industry spends heavily on lobbying, and ARDA has a track record of defeating or diluting consumer protection legislation at the state level for years.

What's significant is that the bill exists at all. Federal legislators don't introduce timeshare-specific legislation unless constituent complaints have reached a threshold that demands a response. The GovTrack page for S.3502 lets you track its progress through committee if you want to follow it directly.

Whether it passes or stalls, the pressure it creates on the industry is real. Developers know that more transparency requirements are coming eventually. That creates an incentive — however small — to negotiate exits rather than dig in.

The Bottom Line

The Timeshare Transparency Act is the clearest signal yet that Washington recognizes what millions of timeshare owners have known for years: the system was designed to keep you in, not let you out, and the information you needed to make a fair decision was deliberately withheld.

That doesn't fix your existing contract. But it confirms that legal exit — not permanent obligation — is where this industry is heading. And if you're a current owner, the smartest move is pursuing that exit now rather than waiting for legislation to do the work for you.

A free consultation costs nothing and takes 15 minutes. You'll leave knowing exactly what your contract says, what your options are, and what exit actually looks like for your situation.

Schedule Your Free Consultation →

Frequently Asked Questions

What is the Timeshare Transparency Act? The Timeshare Transparency Act (S.3502) is a bipartisan federal bill introduced in December 2025 by Senators John Curtis and Adam Schiff. It would require timeshare companies to disclose all costs in a single document, provide a 14-day penalty-free cancellation window, and clearly document exit options before any contract is signed.

Has the Timeshare Transparency Act passed? No. As of June 2026, the bill was introduced and referred to committee in December 2025. It is still working through the legislative process and has not been signed into law.

Does the Timeshare Transparency Act help current owners get out of their contracts? Not directly. The bill is forward-looking and would apply to new contracts. It does not retroactively alter existing agreements. However, it strengthens the legal and political environment around timeshare exits and validates the case that many existing contracts involved inadequate disclosure.

Who supports the Timeshare Transparency Act? AARP has formally endorsed the bill. Both Republican and Democratic senators are co-sponsors. Consumer advocacy groups broadly support it. The American Resort Development Association (ARDA), the timeshare industry's trade group, has opposed it.

What can current timeshare owners do while the bill is pending? Current owners can pursue legal exits through rescission (if within the window), deedback programs, formal cancellation, or by working with a legitimate timeshare exit company. These options exist now and do not require the bill to pass.

Why did Congress introduce timeshare legislation now? A surge in consumer complaints to the FTC and BBB, combined with FBI data showing timeshare fraud cost consumers over $50 million in 2024, created bipartisan pressure for federal action. Approximately 85% of timeshare owners report regretting their purchase, according to Senate findings cited in the bill's introduction.