Timeshare Rescission Laws by State: Your Deadline to Cancel

Find your state, then read the second column

If you signed a timeshare contract in the last two weeks, find your state below and check your deadline today. Thirty-eight states have a timeshare rescission law we could verify against the statute, and the deadlines run from 72 hours in Indiana to 15 days in Alaska, and in Tennessee for a purchase made without an on-site inspection. Rescission is the only exit that gives you every dollar back.

Every row below was checked against the statute itself. Twelve states have no rescission statute we could verify, and rather than fill those rows with numbers we cannot support, we left them empty and explained why. Many fifty-row tables online fill in every state anyway, and some of the statutes they cite were repealed or govern something else.

Notice one thing before you scan for your state. The deadline is often not counted from the day you signed. In many of these states the clock starts on the later of signing or receiving the public offering statement and the other required documents. If the developer was slow with the paperwork, you may have more time than you think.

The 38 states with a verified rescission statute

State	Deadline	Clock starts	Statute
Alabama	5 days, excluding Sunday if it is the fifth	Signing	Ala. Code 34-27-53
Alaska	15 days	Receipt of public offering statement, if not given 15 days before signing	AS 34.08.580
Arizona	10 calendar days	Execution of the purchase agreement	A.R.S. 32-2197.03
Arkansas	5 days, and voidable until you receive the public offering statement	Execution of contract	Ark. Code 18-14-409
California	7 calendar days	Later of receipt of the public report or execution	Bus. & Prof. Code 11238
Colorado	5 calendar days	After the sale	C.R.S. 6-1-703
Connecticut	5 calendar days	Later of signing and receiving a copy, or receiving the disclosure statement	Conn. Gen. Stat. 42-103pp
Delaware	5 business days	Execution of contract	6 Del. C. 2824
Florida	10 calendar days	Later of execution or receipt of all required documents	Fla. Stat. 721.10
Georgia	7 days, excluding Sundays and holidays	Later of receipt of the public offering statement or signing	Ga. Code 44-3-174
Hawaii	7 calendar days	Later of execution or receipt of the disclosure statement	HRS 514E-8
Illinois	5 calendar days	Later of receipt of the public offering statement or execution	765 ILCS 101/10-10
Indiana	72 hours, excluding Sundays and holidays	Execution of the sales contract	Ind. Code 32-32-3-7
Iowa	5 business days	Receipt of all required information	Iowa Code 557A.14
Louisiana	7 calendar days, either party	Later of receipt of the public offering statement or execution	La. R.S. 9:1131.13
Maine	10 calendar days	Later of receipt of the written statement or execution	33 M.R.S. 592
Maryland	10 calendar days	Latest of contract date, receipt of the last document, or unit ready for occupancy	Md. Real Prop. 11A-114
Massachusetts	3 business days	Receipt of the public offering statement	Mass. Gen. Laws ch. 183B s. 38
Minnesota	5 days	Receipt of a legible copy of the contract and the public offering statement	Minn. Stat. 83.28
Missouri	5 days	Day of purchase	Mo. Rev. Stat. 407.620
Nebraska	3 business days	Receipt of the public offering statement	Neb. Rev. Stat. 76-1716
Nevada	5 calendar days	Execution of the contract	NRS 119A.410
New Jersey	7 calendar days	Later of receipt of the public offering statement or execution	N.J.S.A. 45:15-16.67
New Mexico	7 days	Execution of the contract of sale	N.M. Stat. 47-11-5
North Carolina	5 days	Later of signing or receipt of the public offering statement and all documents	N.C.G.S. 93A-45
Oklahoma	5 days	Receipt of the signed contract and the public offering statement	71 O.S. 643
Oregon	5 calendar days	Signing the first written offer or contract	ORS 94.836
Pennsylvania	5 days	Execution of the purchase contract	63 P.S. 455.609
Rhode Island	5 business days, excluding weekends and holidays	Later of the execution date or receipt of the last required document	R.I. Gen. Laws 34-41-4.06
South Carolina	5 days, excluding Sunday if it is the fifth	Later of signing or receipt of the disclosure statement	S.C. Code 27-32-40
Tennessee	10 days with an on-site inspection, 15 without	Signing	Tenn. Code 66-32-114
Texas	Before the sixth day	Later of signing and receiving a copy, or receiving the disclosure statement	Tex. Prop. Code 221.041
Utah	5 business days, not counting the signing day	Day the agreement is signed	Utah Code 57-19-12
Vermont	5 days	Notice must be dated on or before the fifth day	27 V.S.A. ch. 15
Virginia	7 calendar days, rolling past a Sunday or holiday	Execution of the contract	Va. Code 55.1-2221
Washington	7 days	Execution, and revived for 7 days if the disclosure document arrives late	RCW 64.36.150
West Virginia	10 days	Later of signing or receipt of the public offering statement	W. Va. Code 36-9-5
Wisconsin	5 business days	Later of execution or receipt of the last required document	Wis. Stat. 707.47

The 12 states we could not verify

We checked each of these on purpose. For each one we either found no timeshare rescission statute at all, or found that the statute other publishers cite was repealed, says something different, or governs something else.

State	What we found	What to do
Idaho	No timeshare-specific rescission statute located. Idaho Code 55-1805 is about subdivision exemptions, not cancellation.	Ask a licensed Idaho attorney. Check your contract’s own cancellation clause first.
Kansas	No timeshare act located. Chapter 58 article 32 covers land and water recreational areas. The door-to-door right at K.S.A. 50-640 expressly excludes the sale of real property, so it does not rescue a deeded purchase.	Read your contract’s own cancellation clause, then a Kansas attorney.
Kentucky	No timeshare-specific rescission statute located in KRS chapter 367.	Read your contract’s cancellation clause and get a Kentucky attorney to check it.
Michigan	The Land Sales Act, MCL 565.801 to 565.835, is repealed. A general home solicitation right exists at MCL 445.931, but we did not confirm whether it reaches real estate.	Do not rely on any site still quoting the repealed act. Ask a Michigan attorney which rule governs your sale.
Mississippi	No timeshare-specific rescission statute located.	Check your contract, then a Mississippi attorney.
Montana	MCA 37-53-304 gave seven days, but it was repealed by Sec. 17, Ch. 482, L. 2023 (SB 455), which eliminated timeshare registration effective October 1, 2023. We found no replacement cooling-off provision.	Do not rely on any site still quoting 37-53-304. Read your contract, then ask a Montana attorney what now governs.
New Hampshire	RSA 356-B is the Condominium Act. It contemplates timeshare interests but we found no rescission period for them.	Ask a New Hampshire attorney whether the condominium provisions reach your purchase.
New York	Seven days is widely reported and is consistent with the 13 NYCRR part 24 offering plan framework, but we could not confirm it in primary text.	Treat seven days as the working assumption, act well before it, and confirm with a New York attorney.
North Dakota	Century Code chapter 47-24 is the repealed Uniform Gifts to Minors Act, not a timeshare law.	Check your contract, then a North Dakota attorney.
Ohio	ORC 5311.27 gives 15 days, but it governs condominium ownership interests and only where disclosure rules were violated. It is not a general timeshare cooling-off right.	Ask an Ohio attorney whether 5311.27 reaches your contract.
South Dakota	Codified law 43-15A is the Condominiums chapter, not a timeshare act.	Check your contract, then a South Dakota attorney.
Wyoming	Title 34 chapter 25 is the Plane Coordinates System, not timeshare law. A general home solicitation right exists at W.S. 40-14-252, but we did not confirm whether it reaches real estate.	Read your contract, then ask a Wyoming attorney whether any cooling-off right reaches your sale.

If your state is blank, check your contract first

A missing state statute does not leave you without a deadline. Start with your contract’s own cancellation clause. A developer that sells in many states may write a cancellation period into its contracts even where the law does not require one, so you may hold a contractual right your state never required. Read the first pages of your purchase agreement.

Do not count on the federal cooling-off rule. The FTC’s Cooling-Off Rule gives three business days on many sales made at your home or at a seller’s temporary location, such as a hotel or convention center, which describes a timeshare presentation. The rule also says it does not cover sales involving real estate, and a deeded timeshare is real estate. Rely on your state’s timeshare statute and your contract instead.

Before you assume your deadline has passed

Compare the clock-starts column with what you actually received, and when. If the developer never handed you the public offering statement or the other required documents, the window in many of these states may not have started. Arkansas makes the contract voidable until you receive the public offering statement. Washington revives the seven-day window if the disclosure document arrives late.

Florida goes further. Under Fla. Stat. 721.10, if the closing happens before the cancellation period expires, the closing is voidable at the purchaser’s option for up to five years. If a purchaser waives the cancellation right, knowingly or unknowingly, and a closing occurs, the closing is voidable for up to one year after the date the cancellation period would have ended. Whether either applies turns on dates in your own file, so put the paperwork in front of an attorney licensed in the state.

What to do after your deadline passes

Once the window is truly closed, the no-questions cancellation is gone. These are the next steps, in order.

Contact the resort and check the resale market. Write to the developer or management company and ask for its surrender, deed-back, or exit program by name, what it costs, and what it requires. Get the answer in writing, and look up what comparable weeks at your resort actually sell for. The FTC tells owners exploring an exit to “start by contacting your timeshare company directly.” Developers generally have no legal duty to take a timeshare back, so the developer decides who qualifies and on what terms. Wyndham’s Certified Exit page, for example, lists voluntary surrender only for owners whose loan is paid in full, asks owners to make Wyndham their “first and only call for guidance and solutions,” and warns that working with anyone other than its Certified Exit Specialists may leave options “limited or nonexistent.” Finish that conversation and get Wyndham’s written answer before you contact any outside firm. Holiday Inn Club Vacations and Westgate owners should also wait for the developer’s written answer before contacting any exit firm, including for a free consultation, for reasons explained in our Holiday Inn Club and Westgate guides.

Disclosure: Candid Yak works with Vacation Ownership Consultants, a timeshare exit firm, and may be paid when readers hire it.

Vacation Ownership Consultants, an attorney-backed exit firm we work with, starts its own process the same way. Step one on its How It Works page is to “contact your resort and check the resale market.”

Treat an upgrade pitch as a no. The developer’s reply often turns into a sales pitch. In the 2026 study ARDA, the developers’ trade group, commissioned from Ernst & Young, 61% of 2025 sales volume went to existing owners. In their 2025 annual reports, Marriott Vacations Worldwide and Hilton Grand Vacations put sales to existing owners at about 70% and 74% of contract sales, and Travel + Leisure Co. (which sells Club Wyndham) put upgrade sales at 72% of its net VOI (vacation ownership interest) sales. Don’t sign anything on the call or at an owner update meeting. An upgrade is a bigger contract, and it leaves you owning more.

If there’s no resale value and the resort refuses, or quotes a price you can’t accept. A free consultation and file review from an attorney-backed exit firm is one route to consider. VOC says that once the window closes, an exit has to be built around the loan, the ownership type, the developer’s practices, what was documented about the sale, and the owner’s circumstances. With VOC, you upload your documents through its eligibility form, its team determines which options you may qualify for, you get a free file review, and you decide afterward whether to enroll for a one-time flat fee. A legitimate firm reviews your documents before quoting, charges one flat fee in writing, names the attorney who will represent you (you can look that attorney up with the state bar), says in writing what happens to your fee if the developer refuses, never tells you to stop paying, never guarantees a result or claims a developer connection, and tells you when a free route is still open. Your own attorney is another route if you have a documented claim, and a resale listing through a licensed broker who charges no upfront fee is a third. Our full route list covers each option.

If you were misled, the clock on that claim is different. A claim that the seller misled you can have its own, longer deadline. Nolo notes that Arkansas lets a purchaser sue within four years to rescind where there is a question about the accuracy of the public offering statement or the validity of the contract. In Arizona, a suit over fraud or material misrepresentation in the sale must be brought within two years after the violation and no more than three years after the sale. Write down what the salesperson told you now, and read what turns a sales promise into a claim.

Keep paying while you work on it. The purchase loan is a separate obligation, often at a high rate. Few lenders will refinance against the timeshare itself, because it has almost no resale value. If you qualify for a lower rate, a personal loan can replace the developer’s loan while the ownership question gets resolved.

How we built this table

Each entry was checked against the text of the statute it cites, through the state legislature’s own site where that site was reachable, and through a statutory database reproducing the section where it was not. Where a state’s own site could not be reached, the citation still points at the text we read.

No row came from a timeshare exit company, a resale company, or a law firm, including the exit firm we work with. After the table was built, we compared it with the six state pages Vacation Ownership Consultants publishes, for Arizona, California, Florida, Hawaii, Nevada, and South Carolina. The statutory text quoted on its pages matches our rows for all six.

If you find an error, or a statute we missed in one of the twelve, tell us and we will check it against the text.

Disclosure: Candid Yak works with Vacation Ownership Consultants, a timeshare exit firm, and may be paid when readers hire it. This page’s author, Kira Fairbank, is a manager at Vacation Ownership Consultants. We cite its published case data on this page where marked.

This is general information, not legal advice, and a table can never account for the contract in front of you. Deadlines turn on which state’s law your agreement selects, on when your documents actually arrived, and on language we cannot see. If your window is close, send the notice and call a licensed attorney in the governing state today.