Timeshare Cancellation Deadlines in All 50 States

Your state’s deadline, in one table

Thirty-nine states give timeshare buyers a statutory right to cancel that we could check against the statute, with deadlines that range from 72 hours (Indiana) to 15 days (Alaska, and Tennessee when the buyer skipped an on-site inspection). In many of those states the countdown starts only when you receive the required disclosure documents, so the deadline may be later than the date you signed. Signed within the past two weeks? Look up your state and get the written notice out today: cancelling inside this window is the one exit that refunds what you paid.

The other eleven states have no timeshare cancellation statute we could confirm. Their rows are blank on purpose, with a note on what we found. A guessed deadline that turns out wrong can cost a buyer the full refund, and several statutes that other fifty-state lists still quote have been repealed or govern a different kind of property.

A second table covers how each state lets you send the notice, whether a postmark is enough, and how fast the refund has to come back. We only filled it in where the statute itself says so.

The 39 states with a cancellation statute

Give the last column as much attention as the deadline. “Days” means calendar days unless the row says business days. Massachusetts, Rhode Island and Utah define business days to leave out Saturdays, Sundays and holidays; Delaware’s definition leaves out only Sundays and legal holidays, so a Saturday counts there.

State	Statute	Time to cancel	Countdown begins
Alabama	Ala. Code 34-27-53	5 days; a Sunday falling on day five is not counted	When you sign
Alaska	AS 34.08.580	15 days	When you receive the public offering statement, if it was not provided at least 15 days before you signed
Arizona	A.R.S. 32-2197.03	10 calendar days	When you execute the purchase agreement
Arkansas	Ark. Code 18-14-409	5 days; the contract also stays voidable until you get the public offering statement	When the contract is executed
California	Bus. & Prof. Code 11238	7 calendar days, or longer if the contract says so	Later of signing and getting the public report
Colorado	C.R.S. 6-1-703	5 calendar days	The sale
Connecticut	Conn. Gen. Stat. 42-103pp	5 calendar days	Signing and getting a copy of the contract, or receiving the disclosure statement, whichever is later
Delaware	6 Del. C. 2824	5 business days; Saturdays count, Sundays and legal holidays do not	When the contract is executed
Florida	Fla. Stat. 721.10	10 calendar days	Signing, or receiving the last required document, whichever is later
Georgia	Ga. Code 44-3-174	7 days, Sundays and holidays left out	Later of signing and getting the offering statement
Hawaii	HRS 514E-8	7 calendar days	Later of signing and getting the disclosure statement
Idaho	Idaho Code 55-1804A	5 calendar days, until 11:59 p.m. of day five; the chapter’s definition of subdivided lands includes time shared property	When the contract is executed
Illinois	765 ILCS 101/10-10	5 calendar days	Whichever comes last: signing, or getting the offering statement
Indiana	Ind. Code 32-32-3-7	72 hours, Sundays and legal holidays left out	When the sales contract is executed
Iowa	Iowa Code 557A.14	5 business days	Receipt of all the information the statute requires
Louisiana	La. R.S. 9:1131.13	7 calendar days, and either side may cancel	Later of signing and getting the offering statement
Maine	33 M.R.S. 592	10 calendar days	Signing or receipt of the current written statement, whichever is later
Maryland	Md. Real Prop. 11A-114	10 calendar days	The latest of the contract date, receipt of the last required document, or the unit being ready to occupy
Massachusetts	Mass. Gen. Laws ch. 183B s. 41	3 business days; no right under this section if you got the offering statement more than 3 business days before signing	Getting the offering statement
Minnesota	Minn. Stat. 83.28	5 days	Actually getting a readable copy of the contract, plus the offering statement
Missouri	Mo. Rev. Stat. 407.620	5 days	The purchase date
Nebraska	Neb. Rev. Stat. 76-1716	3 business days	Getting the offering statement
Nevada	NRS 119A.410	5 calendar days, ending at midnight	When the contract is executed
New Jersey	N.J. Stat. 45:15-16.67	7 calendar days	Later of signing and getting the offering statement
New Mexico	N.M. Stat. 47-11-5	7 days	When the contract of sale is executed
North Carolina	N.C.G.S. 93A-45	5 days	Later of signing and getting the offering statement plus every required document
Oklahoma	71 O.S. 643	5 days; part of the state’s subdivided land sales code, so it reaches sales that had to be registered under that code	Getting the signed contract along with the offering statement
Oregon	ORS 94.836	5 calendar days	Your signature on the first written offer or contract (and not until the developer supplies its cancellation address)
Pennsylvania	63 P.S. 455.609	5 days	When the purchase contract is executed
Rhode Island	R.I. Gen. L. 34-41-4.06	5 business days, weekends and holidays left out	Later of signing and getting the final required document
South Carolina	S.C. Code 27-32-40	5 days; a Sunday falling on day five is not counted	Later of signing and getting the disclosure statement
Tennessee	Tenn. Code 66-32-114	10 days if you inspected the resort before signing, otherwise 15; the contract also stays voidable until you get the offering statement	When you sign
Texas	Tex. Prop. Code 221.041	Until before the sixth day	Signing and getting a copy of the contract, or receiving the disclosure statement, whichever is later
Utah	Utah Code 57-19-12	5 business days; the signing day is not counted	The day you sign the agreement
Vermont	27 V.S.A. 607	5 days; a mailed notice has to go by certified mail, dated no later than the fifth day	When the contract is executed
Virginia	Va. Code 55.1-2221	7 calendar days; a deadline landing on a Sunday or legal holiday moves to the next day	When the contract is executed
Washington	RCW 64.36.150	7 days	Execution; if the disclosure document arrives late, you get 7 days from when it arrives
West Virginia	W. Va. Code 36-9-5	10 days	Later of signing and getting the offering statement
Wisconsin	Wis. Stat. 707.47	5 business days	Later of signing and getting the final required document

How to send the notice, and whether the postmark counts

This is the part a developer can dispute, so it gets its own table. We re-read all 39 statutes above in October 2026 and recorded only what each one actually says about sending the notice, the moment it takes effect, and the refund. “Not stated” means that statute is silent on the point, which is a reason to get the letter there early, since the developer, or a court, will look to your contract instead.

State	Ways the statute lets you send it	When a sent notice counts	Refund deadline in the statute
Alabama	Written notice by certified mail, return receipt requested, according to the contract statement the statute requires	Not stated	Not stated in this section
Alaska	Hand delivery, or prepaid U.S. mail to the seller or its agent for service of process	Not stated	Payments refunded “promptly”
Arizona	Send or deliver a written notice to the seller’s address shown in the agreement	On the date it is sent	Not stated in this section
Arkansas	Hand delivery, or mail to the developer or its agent for service of process	When deposited in the mail	Within “a reasonable time”
California	Written notice to the place of business named in the contract; the required contract notice also allows fax or hand delivery	Mail: presumed given on the postmark date. Fax: on confirmed transmission. Other: when delivered	Not stated in this section
Colorado	Email or other electronic means, mail, or hand delivery	Mail: when postmarked. Email: when sent. Hand delivery: when it reaches the seller’s place of business	Deposit back within 7 days of the notice, or within 7 days after your check clears if it had not cleared yet
Connecticut	Hand delivery, prepaid U.S. mail, fax, or overnight carrier	The required contract notice says the date sent for mail or overnight carrier, and the moment of transmission for fax	20 business days after the developer gets the notice, or 5 days after your funds clear, whichever is later
Delaware	Certified mail only, to the address in the contract	On mailing	Within 15 days
Florida	Mail, or another written method	Mail: the postmark date, provided the developer actually receives it. Other methods: on delivery	20 days after you demand it, or 5 days after your check clears, whichever is later
Georgia	The required contract notice says certified mail or statutory overnight delivery, return receipt requested	The required notice says on the date you send it	30 days after the notice arrives
Hawaii	Mail or deliver it to the address specified in the contract	On mailing or delivery	Not stated in this section
Idaho	Personal delivery, or certified mail	Delivered or sent by 11:59 p.m. of day five	Not stated in this section
Illinois	Hand delivery, or certified mail with return receipt requested	Timely if handed to the Postal Service by midnight of day five	20 calendar days after the notice or cleared funds, whichever is later
Indiana	Mail, telegram, or other written notice	Mail: the postmark date. Other writing: on delivery at the developer’s or escrow agent’s place of business	Not stated in this section
Iowa	Hand delivery or personal service, electronic notice, or prepaid U.S. mail	Not stated	30 days after the notice arrives
Louisiana	Hand delivery, or certified mail with return receipt requested	Mail: the postmark date. Other writing: on delivery to the developer	30 days after the notice or cleared funds, whichever is later, and never later than 60 days after the notice
Maine	Hand delivery, or prepaid U.S. mail	Not stated	Deposit returned “promptly” and in full
Maryland	Mail, or another written method	Mail: the postmark date, provided the developer actually receives it. Other methods: on receipt at the developer’s main office	20 business days after you demand it, or 5 days after your check clears, whichever is later
Massachusetts	Hand delivery, registered mail with return receipt, telegram, or next-day courier	Mail: the postmark date. Telegram or courier: when sent	Immediately if your deposit check has not been deposited; otherwise within 7 days of the notice, once the funds have cleared
Minnesota	Written notice to the address in the contract; the required notice tells buyers to mail it	Once dropped in a mailbox, correctly addressed with postage paid	Required notice promises a refund within 30 days of the seller getting your notice
Missouri	Written notice; the required contract notice covers mail to the address in the agreement	Mail: when postmarked	Not stated in this section
Nebraska	Hand delivery, or prepaid U.S. mail	Not stated	30 days after the notice arrives
Nevada	In person, certified mail with return receipt, or express, priority or overnight service with proof of service	Not stated	20 days after the developer gets the notice
New Jersey	Hand delivery, or certified mail with return receipt requested	Timely if handed to the Postal Service by midnight of day seven	30 days after the notice or cleared funds, whichever is later
New Mexico	Hand delivery, or mail to the developer or its agent for service of process	Not stated	30 days after the notice arrives
North Carolina	Mail, electronic means, or other writing	Mail: the postmark date. Electronic: when transmitted. Both only if the developer or escrow agent actually receives it. Other writing: on delivery	20 days after you demand it, or 5 days after your funds clear, whichever is later
Oklahoma	Not stated	Not stated	Not stated in this section
Oregon	Written notice to the developer’s address; certified mail with return receipt if you mail it	On the day it is deposited with the Postal Service	Payments returned “immediately,” once any check has cleared
Pennsylvania	Certified mail with return receipt, or any delivery method that gives you a receipt	The postmark date, or the date you hand it to the delivery service	10 business days after the notice arrives
Rhode Island	Mail, telegram, or other written notice	Mail: the postmark date, provided the developer or escrow agent actually receives it. Other writing: on delivery	20 days after you demand it, or 5 days after your funds clear, whichever is later
South Carolina	The required contract notice says certified mail with return receipt, or another verifiable method	Mail: the postmark date, provided the seller actually receives it. Other methods: on delivery to the seller’s address	20 days after the notice, if you received no benefits under the contract
Tennessee	Hand delivery, prepaid U.S. mail, or email	Mail: postmarked inside the period. Email: time-stamped inside the period	30 days after the notice arrives
Texas	Hand delivery, prepaid U.S. mail, or overnight carrier	Not stated	By day 30 after the notice arrives, or day 5 after your funds clear, whichever is later
Utah	Hand delivery, certified mail with return receipt, or a courier that proves delivery	Delivered or postmarked by midnight of the fifth business day	30 days after the developer receives it
Vermont	Hand delivery to the seller, or certified mail to the developer or its agent for service of process	A mailed notice has to be dated on or before day five	15 days after the notice arrives
Virginia	Hand delivery to the developer’s principal office or the project, or certified mail with return receipt	Certified mail: the postmark date	45 days after the notice arrives
Washington	Mail or hand delivery	Not stated	Not stated beyond a refund of what you paid
West Virginia	Written notice to the seller at the address in the contract	The required contract notice says on the date sent	Not stated in this section
Wisconsin	Personal delivery, or mail to the developer or its agent for service of process	Mail: the postmark date	20 days after the notice, or 5 days after your check clears, whichever is later

Three patterns stand out. A few states (Colorado, Iowa, North Carolina and Tennessee) accept electronic notice, and two (California and Connecticut) accept fax, but most expect paper. Where the statute protects a mailed notice on the day it goes out, the protection often comes with a condition, such as certified mail in Delaware, Oregon, Vermont and Virginia, or actual receipt in Florida, Maryland, North Carolina, Rhode Island and South Carolina. And in the states marked “Not stated,” nothing in the statute rescues a letter still in transit when the deadline passes.

Whatever your state, read your contract’s cancellation clause for the method and the address, and use certified mail with a return receipt unless the clause requires something else. The rescission period guide has a sample letter and a checklist for proving when you sent it.

The 11 states without a statute we could verify

We looked at each of these individually. Either no timeshare cancellation statute turned up, or the law other publishers point to has been repealed, says something different, or covers another type of property.

State	Our finding	Next step for a buyer there
Kansas	We located no Kansas timeshare act; article 32 of chapter 58 governs land and water recreational areas. K.S.A. 50-640, the door-to-door rule, excludes real property sales, which leaves a deeded week outside it.	Your contract’s terms, then a lawyer licensed in Kansas.
Kentucky	KRS chapter 367 contains no timeshare cancellation period that we could find. KRS 367.397 gives three business days to cancel a buying club or vacation club membership; we could not confirm that it reaches a timeshare.	A Kentucky lawyer reading the clause in your paperwork.
Michigan	Michigan repealed its Land Sales Act (MCL 565.801 through 565.835). A broader home solicitation rule exists in MCL 445.931; whether it covers real estate is something we could not confirm.	Disregard pages that still cite the old act; a Michigan lawyer can say which rule controls.
Mississippi	Nothing timeshare-specific located.	Your paperwork, then a Mississippi lawyer.
Montana	Section 37-53-304 used to allow seven days. Senate Bill 455 of 2023 (Laws ch. 482, sec. 17) repealed it as part of ending state timeshare registration on October 1, 2023, and no substitute turned up.	Disregard pages that still cite 37-53-304; check the contract and ask a Montana lawyer.
New Hampshire	Chapter 356-B is the state’s condominium law. It refers to timeshare interests without giving them a cancellation window that we could find.	A New Hampshire lawyer can say whether the condominium chapter applies to you.
New York	No statute located. The Attorney General’s offering plan rules at 13 NYCRR 24.3 require a plan filed in New York to let buyers cancel by mailing notice postmarked within seven business days of signing, and the Attorney General says that right applies if a New York plan has been filed.	Ask the seller whether a New York offering plan was filed, read the cancellation page of the plan, send early, and have a New York lawyer confirm.
North Dakota	Chapter 47-24 of the Century Code turns out to be a repealed gifts-to-minors law.	Your paperwork, then a North Dakota lawyer.
Ohio	Section 5311.27 allows 15 days, but only for condominium interests sold in breach of disclosure rules, which makes it something narrower than a cooling-off period for timeshares.	An Ohio lawyer can tell you if 5311.27 fits your sale.
South Dakota	Chapter 43-15A covers condominiums.	Your paperwork, then a South Dakota lawyer.
Wyoming	Chapter 25 of title 34 deals with the state plane coordinate system. A home solicitation rule appears at W.S. 40-14-252, and its reach to real estate is unconfirmed.	Check the contract, then ask a Wyoming lawyer whether any cancellation right applies.

My state is blank. Do I have any right to cancel?

Possibly, through the contract rather than the statute. Developers that sell in many states often print one cancellation period into every contract, which can hand you a right your own legislature never created. Connecticut’s statute, for instance, expressly lets a developer offer more than five days where the state in which the timeshare sits requires it, and Arizona’s requires the contract disclosure to show the longer period if the developer allows one. Turn to the first pages of your purchase agreement and look for the words “cancel” or “rescind.”

Do not count on the federal three-day rule. Under the FTC’s Cooling-Off Rule, buyers get three days to back out of some sales made away from the seller’s permanent place of business, a hotel room or convention center included, which describes many timeshare pitches. The FTC’s own guidance then excludes sales involving real estate, and a deeded week counts as real estate. Your state statute and your contract set the deadline.

How do I count the days for my state?

Write the dates down before you count. Here is how the rules play out for one signing date, a Saturday:

• Calendar days (Florida, ten days): Sunday is day one, and day ten is the following Tuesday. Your right runs until midnight that night, unless you received the last required document later, in which case count from that date.
• Business days, signing day excluded (Utah, five days): Saturday and Sunday do not count, so day one is Monday and day five is Friday. The notice has to be delivered or postmarked by midnight Friday.
• Sunday excluded only if it is day five (South Carolina and Alabama): Sunday is day one and Thursday is day five, so the Sunday rule never comes into play for a Saturday signing.

Holidays can move a business-day deadline, and the start date can move every deadline in the states that count from receipt of documents. The deadline calculator does the arithmetic, but your contract and the statute control.

Check the start date before you give up

Line up the “countdown begins” column with what you were actually handed, and when. If the developer never handed over the offering statement and the other mandatory disclosures, your window may never have opened in many of these states. Arkansas lets the buyer void the contract until that statement arrives. Washington makes the agreement voidable until the disclosure document arrives and for seven days after.

Florida and Maryland go further. Under Fla. Stat. 721.10, a buyer may undo a closing that took place inside the cancellation period for up to five years afterward, and a closing after a waiver of the cancellation right, knowing or not, is voidable for one year after the period would have expired. Maryland’s statute makes an early closing, or an attempt to get a buyer to waive the right, unlawful and lets the buyer void that closing for one year after the cancellation period ends. Both turn on dates in your own file, so have an attorney licensed in that state read it.

The right is also hard to sign away. Florida and Delaware call any attempt to obtain a waiver unlawful; Connecticut, Nevada and Texas make a contract with a waiver voidable by the buyer; California’s required notice says an attempted waiver is void; and Minnesota says no act of the buyer can waive it. If a salesperson asks you to initial a waiver, decline, and write down that they asked.

What should I do once my deadline has really passed?

Once the window is closed, these are the next steps, in this order.

Ask the resort, and check the resale market. Send the developer or management company a letter naming its exit, surrender or deed-back program, and ask for the price and the conditions on paper. At the same time, look up recent resale prices for weeks like yours. For owners who want out, the FTC says to “start by contacting your timeshare company directly.” Developers generally have no legal duty to take a timeshare back, which leaves eligibility and price up to them. Wyndham is a good example: its Certified Exit page offers voluntary surrender only under the heading for paid-off loans, asks owners to make it their “first and only call,” and says that working with outsiders may leave options “limited or nonexistent,” so finish that process and get Wyndham’s answer on paper before you contact an outside firm. Holiday Inn Club and Westgate owners should also hold off on any exit firm, free consultation included, until the developer has answered in writing.

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

Vacation Ownership Consultants begins its own process at the same place. The first step on its How It Works page reads: “Contact your resort and check the resale market.”

Say no to the upgrade. The developer’s answer often arrives as a sales offer. ARDA, the trade group for developers, paid Ernst & Young for its 2026 industry study, which found that people who already owned accounted for 61% of 2025 sales volume. In 2025 annual reports, Hilton Grand Vacations put existing owners at 74% of contract sales and Marriott Vacations Worldwide at about 70% of its sales, and Travel + Leisure Co. (the Club Wyndham seller) reported that upgrades made up 72% of its net vacation ownership interest sales. Don’t sign at the exit call or at any owner update meeting it leads to. An upgrade adds to what you own.

No resale value and a refusal, or a price you won’t pay? One route to consider is an exit firm’s free consultation and file review. With VOC, you upload your billing statements, purchase agreement and deed (if you have one) through its eligibility form, its team works out which options fit your ownership, a free file review follows, and you choose afterward whether to sign up at its one-time flat fee. VOC’s home page says its consultations are “supported by seasoned industry partners and experienced timeshare attorneys.” Whichever firm you talk to, it should review your documents before quoting, quote one flat fee in writing, name the attorney on your file so you can look them up with the state bar, put in writing what happens to the fee if the developer refuses, never tell you to stop paying, never guarantee a result or claim ties to your developer, and say so when a free route is still available. Beyond that, a lawyer of your own can press a documented claim, and a licensed resale broker who takes nothing upfront can list the week. Our route-by-route guide covers each one.

If you were misled, a separate deadline applies. A misrepresentation claim can outlast the cancellation window. Arizona, for one, gives a buyer two years from the violation to sue over fraud or a material misstatement in the sale, with an outer limit of three years from the sale itself. Make notes of the salesperson’s claims today, then read which sales promises can become claims.

Stay current meanwhile. The developer loan is a separate debt that often carries a steep rate, and lenders rarely refinance against the timeshare because its resale value is close to nothing. If you qualify for a lower rate, a personal loan can replace the developer loan; see paying off a timeshare loan.

How this table was checked

Each of the 39 rows rests on a reading of the statute named in it, and in October 2026 we re-read every one of them for both tables. Where a state’s own site blocked automated reading, we read the section on a site that reproduces it (Justia, FindLaw or Onecle) or an Internet Archive copy of the official page. Idaho is in the table because its land sales chapter defines subdivided lands to include time shared property and gives five days to rescind; Oklahoma’s row comes from a land sales code of the same kind.

None of the rows was taken from an exit firm, a resale company or a law firm, VOC included. If you find a mistake, or a statute we overlooked for a blank state, send it and we will read it and correct the table.

Disclosure: Candid Timeshare 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 page is general information, not legal advice. Your deadline depends on which state’s law your agreement picks, the dates your documents reached you, and contract wording no table can see. When the window is nearly shut, mail the notice first and then phone a lawyer licensed in the governing state.