How to cancel your Diamond Resorts timeshare and stop paying escalating maintenance fees

Why australian Diamond Resorts members are cancelling now

Diamond Resorts operates a points-based timeshare membership system across resort properties worldwide. The company is now part of Hilton Grand Vacations following a corporate acquisition, which has created significant confusion for members seeking to exit their contracts.

You purchase membership points that entitle you to annual holiday stays at affiliated resorts. In exchange, you pay ongoing annual maintenance fees that cover housekeeping, property upkeep and operational costs. These fees are billed to you every year, regardless of whether you use your membership.

Many Australian owners are cancelling because annual maintenance fees have risen far faster than inflation. Resale values have collapsed dramatically, and the effective cost per night often exceeds what you would pay for a luxury hotel booking. If you are paying thousands of dollars annually but only taking one or two holidays, cancellation makes strong financial sense. Yafee has helped thousands of consumers evaluate whether timeshare ownership remains worthwhile.

Escalating fees and declining resale value

Owners report that annual maintenance fees can escalate significantly without warning. You may have paid AUD $3,000 annually in year one, but face AUD $5,000 or more within a decade. This climbing cost structure catches many members off guard and creates a financial trap.

Additionally, resale values have plummeted. A timeshare membership that cost AUD $20,000 to purchase often sells for a fraction of that amount, or cannot be sold at all. You are locked into a contract where the asset depreciates while fees accelerate upward.

The financial case for exiting

Calculate your true cost per night: take your annual maintenance fee and divide it by the number of nights you actually use the resort. If that figure is AUD $200-$400 per night or higher, you are overpaying compared to booking luxury hotels or independent holidays.

Every year you delay costs you another year of maintenance fees. Owners who cancel within the first five years of membership often recover more value than those who wait a decade. The sooner you act, the sooner you stop paying fees on a declining asset.

Understanding your cancellation rights under australian consumer law

Your cancellation rights depend on the type of membership you hold and when you purchased it.

Cooling-off periods and statutory cancellation rights

If you purchased your Diamond Resorts membership within the last 14 days, you have an unconditional right to cancel under the Australian Consumer Law (Competition and Consumer Act 2010). This cooling-off period applies to distance sales, including those made online or over the phone.

Check your contract paperwork for the purchase date and any reference to a "14-day money-back guarantee" or "cooling-off period". If you fall within this window, your cancellation request is your strongest legal position. Yafee recommends you act immediately if you are within this timeframe.

If you purchased more than 14 days ago, your rights depend on whether the company breached its contract terms or engaged in misleading or deceptive conduct at the point of sale. You may have grounds to cancel if you were promised fee caps that never materialised, or told resale would be easy when it was not.

Your legal position regarding timeshare contracts

Under the Australian Consumer Law, you are protected against unconscionable conduct and false or misleading representations. If Diamond Resorts (or its representatives) misrepresented the financial terms, escalation clauses, or resale prospects at the point of sale, you have grounds to pursue cancellation even if you are outside the 14-day cooling-off period.

Request a copy of all marketing materials, emails and signed documents from your purchase. If these materials promise outcomes that did not materialise, preserve them as evidence. You may lodge a complaint with the Australian Competition and Consumer Commission (ACCC) or your state-based consumer protection agency.

Deeded contracts (where you hold legal interest in real property) are more complex. Some include liens registered against the property deed, which means the company can claim compensation from the property value if you sell. Points-based or subscription-style contracts are easier to exit from, although the company may still pursue you for unpaid fees.

Step-by-step guide to cancelling your Diamond Resorts membership

Follow this procedure to lodge a formal cancellation request with Diamond Resorts.

Step one: gather your contract documentation

Locate all original paperwork related to your membership. You will need:

• Your full name and current address
• Your Diamond Resorts membership number or contract reference number
• The date you purchased the membership
• A copy of your original membership deed or contract
• Details of all maintenance fees you have paid
• Any correspondence with Diamond Resorts or Hilton Grand Vacations

Yafee recommends you scan or photograph every document for your personal records.

Step two: prepare your written cancellation notice

Draft a formal letter to Diamond Resorts stating your intent to cancel. Include the following elements:

• Your full name, membership number and contract reference number
• The date of your membership purchase
• The date you are submitting the cancellation request
• A clear, unambiguous statement: "I hereby request cancellation of my Diamond Resorts membership effective immediately"
• A brief reason for cancellation (escalating fees, financial hardship, or misleading information at sale)
• Your signature

Keep the tone professional and factual. Do not include emotional language or threats. A sample cancellation letter is:

Sample cancellation letter:

10 [Your Street]
[Your Suburb], [State] [Postcode]
Australia
[Date]

Diamond Resorts
10600 W Charleston Boulevard
Las Vegas, Nevada 89135
USA

Dear Sir or Madam,

I hereby formally request cancellation of my Diamond Resorts timeshare membership, effective immediately.

Membership Number: [Your Number]
Contract Reference: [Your Reference]
Date of Original Purchase: [Date]

I am writing to exercise my right to cancel this contract due to escalating annual maintenance fees that now exceed AUD $[amount]. The effective cost per night has become prohibitively expensive and no longer represents value for money.

Please confirm cancellation in writing within 14 days and provide details of any final settlement required.

Yours faithfully,
[Your Full Name]

Step three: send your cancellation letter by registered post

Post your cancellation letter via Australia Post's registered mail service. This provides proof of delivery and a tracking number. Send to:

Diamond Resorts International
10600 W Charleston Boulevard
Las Vegas, Nevada 89135
USA

Keep the Australia Post receipt and tracking number. Do not send via standard post, as you will have no proof of delivery. Yafee advises you to also take a photograph of the envelope before posting.

Step four: follow up by email and phone

Once you have posted your letter, send an email to Diamond Resorts stating that you have submitted a formal cancellation request by post. Include:

• Your membership number
• The date you posted the cancellation letter
• The Australia Post tracking number
• A request for written confirmation within 7 days

Search the Diamond Resorts or Hilton Grand Vacations website for a customer service email address or contact number. If you cannot find direct contact details, call their main telephone line and request the member services department. Document the date, time and name of the person you speak to.

Step five: request written cancellation confirmation

After 14 days, if you have not received written confirmation of cancellation, send a follow-up email and letter. Reference your original cancellation request and the Australia Post tracking number. Yafee recommends you state clearly: "If I do not receive cancellation confirmation by [date], I will lodge a complaint with the ACCC."

Continue to pay any maintenance fees that are due during this process. If you stop paying without confirmation of cancellation, the company may pursue you for debt. Once cancellation is confirmed in writing, you should have no further obligation to pay.

What happens after your cancellation is confirmed

Cancellation does not happen overnight, and you must remain vigilant after the company confirms your request.

Final maintenance fees and settlement

Diamond Resorts may bill you for final maintenance fees up to the date of cancellation. Check this charge carefully against your contract terms. If the company attempts to bill you for fees beyond the cancellation date, dispute this immediately in writing.

If you have an outstanding loan related to your membership purchase, cancellation does not extinguish that debt. You remain liable to repay the loan separately. Contact your lender to discuss settlement options.

Monitoring your account and credit report

After cancellation, monitor your bank statements to ensure no further maintenance fees are charged. Request a final invoice from Diamond Resorts confirming that all fees have been settled and your membership is closed.

Check your credit report via Equifax or Experian within 30 days. Look for any adverse credit listings related to unpaid Diamond Resorts fees. If a listing appears after you have cancelled and paid all outstanding amounts, dispute it with the credit reporting agency and provide them with your cancellation confirmation letter.

Common mistakes to avoid when cancelling

You are taking control of your finances by cancelling, and avoiding these pitfalls will protect your cancellation request.

Mistake one: not sending your cancellation in writing

Never rely on phone calls, online chat or email alone. Diamond Resorts may claim they have no record of your verbal request. Always send a formal written cancellation notice by registered post. This creates an enforceable paper trail and demonstrates your intent to a court or regulator if disputes arise.

Mistake two: failing to track your delivery

Standard post to the United States can take 2-4 weeks and may be lost. Always use Australia Post's registered mail service and retain the receipt. Yafee recommends you also send a follow-up email stating you have posted a formal cancellation request, so you have dual proof of your intent.

Mistake three: stopping payment before cancellation is confirmed

Do not cease paying maintenance fees while your cancellation is being processed. Diamond Resorts will use non-payment as grounds to reject your cancellation and pursue you for debt. Continue paying until you receive written confirmation that your membership is cancelled and no further fees are due.

Mistake four: ignoring misleading or deceptive conduct

If you were misled at the point of sale, preserve all evidence. Do not accept the company's response that "all terms are in the contract". Yafee advises you to document any broken promises about fee caps, resale ease or property value. This evidence strengthens your case if you need to escalate to the ACCC.

Comparison of cancellation methods and timelines

Different methods of cancelling Diamond Resorts produce different outcomes and timelines. This table sets out your options:

When to escalate to the ACCC or your state regulator

If Diamond Resorts refuses to cancel or disputes your cancellation request, you have regulatory options in Australia.

Lodging a complaint with the ACCC

The Australian Competition and Consumer Commission (ACCC) investigates breaches of the Australian Consumer Law. You may lodge a complaint if:

• The company engaged in misleading or deceptive conduct at the point of sale
• You were promised fee caps or resale guarantees that were not delivered
• The company refuses to honour your legal cancellation right
• The company has engaged in unconscionable conduct or unfair contract terms

Visit the ACCC website at www.accc.gov.au and complete their online complaint form. Provide copies of your contract, marketing materials, and correspondence with Diamond Resorts. The ACCC will investigate and may take enforcement action against the company.

Contacting your state consumer affairs office

Each Australian state and territory operates its own consumer protection agency. If you are in New South Wales, contact the NSW Office of Fair Trading. In Victoria, contact the Consumer Affairs Victoria. These agencies can investigate local complaints and refer matters to the ACCC if necessary.

Yafee recommends you lodge a complaint with both your state regulator and the ACCC simultaneously. This increases pressure on Diamond Resorts to resolve your cancellation.

Your checklist for successfully cancelling Diamond Resorts

Use this checklist to ensure you have completed every step and documented your actions properly.

• Gathered all original contract documentation and membership details
• Drafted formal written cancellation letter including membership number and cancellation date
• Posted cancellation letter via Australia Post registered mail
• Retained Australia Post receipt and tracking number
• Sent follow-up email to Diamond Resorts with tracking number
• Continued paying maintenance fees while cancellation was being processed
• Received written cancellation confirmation from Diamond Resorts
• Obtained final invoice confirming all fees settled
• Checked credit report for adverse listings
• Monitored bank account to ensure no further charges after cancellation date

Summary and next steps

Cancelling your Diamond Resorts membership requires formal written notice sent via registered post to the company's headquarters in Las Vegas. You must include your membership number, the date of purchase, and a clear statement of intent to cancel. Send a follow-up email and continue paying fees until you receive written confirmation that your membership is closed.

Your legal position is strongest if you purchased within the last 14 days, as the Australian Consumer Law grants you an unconditional cooling-off period. If you purchased outside this window but were misled about fees, resale prospects or fee caps, you may still have grounds to cancel under the Consumer Law protections against misleading or deceptive conduct.

If Diamond Resorts refuses to cancel, escalate your complaint to the Australian Competition and Consumer Commission (ACCC) and your state consumer affairs office. Document every interaction with the company and preserve all contract paperwork and marketing materials as evidence.

Yafee has helped thousands of consumers cancel timeshare memberships and recover their financial position. By following this procedure methodically and keeping detailed records, you maximise your chances of a successful cancellation. Act now to stop the escalation of maintenance fees and reclaim control of your finances.

Contact address for cancellation notice:
Diamond Resorts International
10600 W Charleston Boulevard
Las Vegas, Nevada 89135
USA