New Jersey Timeshare Cancellation Laws

New Jersey protects consumers through two main rules. The first is the Real Estate Timeshare Act. The second is the state Consumer Fraud Act. 

Together, they set guardrails that sales teams must follow. They also give you a 7-day cooling-off window. If you act within those seven calendar days, you can cancel the deal and get a full refund.

Key points every owner needs to know:

• The right to rescind lasts seven calendar days. Weekends count. Holidays count.
• The clock starts with the later of the two events: the day you sign or the day you receive the public offering statement.
• Your notice must be in writing. A phone call does not count.
• The seller must place your deposit in a third-party escrow account during that week.
• If you cancel on time, the seller must refund every cent within thirty days or once checks clear, whichever is later.

The Real Estate Commission oversees developers and can fine them for any slip-up. The Division of Consumer Affairs enforces the Consumer Fraud Act, which forbids misleading promises about resale value or fee increases. 

In simple terms, the law arms you with real teeth. You just need to bite before the clock stops.

The seven-day rescission right is your built-in escape hatch. Here is how to use it without error

• Write a short notice. State your name, contract number, the unit or week, and the words I cancel my purchase.
• Send the letter by certified mail, return receipt requested. Some owners also hand-deliver a copy to the sales office and get a date-stamped receipt.
• Mail it early. Do not wait for day seven. Postal delays are real. If the letter arrives late, the law offers no second chance.
• Keep every proof. Place the postal receipt, a copy of the letter, and any email in a folder labeled Timeshare.

Once the resort receives your letter, their countdown starts. They must return all funds within thirty days or when your original payment clears. If they do not, you may seek interest, legal fees, and even triple damages under the Consumer Fraud Act.

What if You Missed the Window

Missing day seven is common. All is not lost. New Jersey law still covers fraud, omissions, and misrepresentation. If the seller failed to give the final public offering statement, hid fees, or used false resale claims, you can argue that the contract is voidable.

Steps to take:

1. Gather your evidence. Save every brochure, email, recording, and note.
2. Write a demand letter. Cite the Real Estate Timeshare Act and the Consumer Fraud Act. Give the resort ten working days to reply.
3. File complaints with the Real Estate Commission and the Division of Consumer Affairs. These agencies can force attention faster than a private letter alone.
4. Track every response in a timeline. Dates matter. They show regulators how long the resort drags its feet.

Owners who follow this path often secure release or partial refunds. The resort may offer a deed-in-lieu agreement. Read any offer carefully. Make sure all future fees stop once you sign.