Encore Law timeshare exit: what it is and how it works

Last updated 2026-07-25

What is "Encore Law" in timeshare exit?

"Encore Law" is not a government program or a specific statute. It's a name used by law-firm-affiliated timeshare exit services that market themselves as more credible than the exit companies burned in the wave of state attorney general lawsuits over the last decade. The pitch usually sounds like this: a licensed attorney reviews your contract, finds a violation in how it was sold or disclosed, and negotiates or litigates to get you released. That basic idea, using a lawyer to challenge a contract on legal grounds, is legitimate as a category of service. Real consumer protection and contract law does apply to timeshare sales in every state. The problem is that the industry has a long history of companies using "attorney-backed" branding as a marketing hook while running the same upfront-fee playbook that got dozens of non-lawyer exit companies sued into oblivion. The FTC has described this exact pattern in consumer guidance on timeshare resale and exit offers: consumers pay upfront for a promised exit or sale, get little or no follow-through, and never get released from their contract or their maintenance fee obligations ^[1]. Before you sign anything with a company using "law" or "legal" in its name, verify the actual attorneys are licensed in your state and check the state bar's public attorney lookup, more than the company's own website bio pages. If you're just starting to research your options, read how to get out of a timeshare first. It walks through the full decision tree before you spend a dollar on any exit service, legal or otherwise.

How do you actually get out of a timeshare?

There are really only four paths off a timeshare deed or contract, and they apply whether or not a company calls itself a law firm. Path 1: Rescission. Every state gives new timeshare buyers a short window to cancel with no reason needed and no penalty. This is your cheapest and fastest exit if you're still inside it. Florida gives 10 calendar days from signing or receipt of the public offering statement, whichever is later ^[2]. California gives 7 calendar days ^[3]. The clock and the required delivery method (often certified mail, sent to the address in your contract) vary by state, so confirm your state's rescission window and follow the exact cancellation instructions printed in your contract. Path 2: Deed-back or exit program through the resort. Many major developers (Marriott Vacation Club, Hilton Grand Vacations, Wyndham Destinations, Diamond Resorts legacy programs) now run their own voluntary deed-back or surrender programs for owners who are current on fees and want out. These cost far less than a third-party exit company, often just a transfer fee in the low hundreds of dollars, because the developer wants the inventory back rather than dealing with deedback foreclosure or resale hassle. Path 3: Resale. You can list and sell a timeshare on the resale market, though most resale timeshares fetch $0 to a few hundred dollars, since supply massively outpaces demand and buyers know they can often get one for free just by covering closing costs. Path 4: Paid third-party exit help, which includes attorney-model firms like the ones marketing themselves as "Encore Law" style services. This is the most expensive and most scam-prone path, and it should be your last resort after you've ruled out 1 through 3.

How much does a timeshare cost to own, and does that affect my exit options?

The average timeshare buyer paid $23,940 for their timeshare interval as of 2023 data from the American Resort Development Association's owner survey, and average annual maintenance fees ran $1,240 that same year ^[4]. Fees typically rise every year, often faster than general inflation, and special assessments for storm damage or major renovations can add thousands more in a single bill. Those fee increases are exactly why owners look for an exit in the first place. But the amount you originally paid, or what you still owe on a developer loan, doesn't change your legal rescission rights. It does change your resale value (almost always near zero) and it changes how much room a deed-back program has to work with, since developers are more willing to take back a paid-off week than one still carrying a loan balance. If a special assessment or fee hike is what's driving you toward an exit, read maintenance fees content before deciding you need a paid exit company at all. Sometimes the fastest fix is confirming the assessment is legitimate and budgeting around it, not paying $3,000 to $8,000 to a firm promising cancellation.

How do I sell a timeshare if I don't want to pursue cancellation?

Selling is legal, straightforward, and usually the cheapest non-litigation path if you're outside your rescission window and the resort won't take a deed back. Realistic expectations matter here: the resale market for timeshares is brutal. List through a licensed timeshare resale broker or a reputable marketplace, and expect to net little to nothing after closing costs, transfer fees, and the resort's right of first refusal (many contracts let the developer match any resale price and take the unit themselves, effectively killing your sale). Never pay an upfront "advance fee" to a company that says it has a buyer lined up. That specific promise, a guaranteed buyer in exchange for money paid before any sale closes, is one of the FTC's most commonly flagged timeshare resale scam patterns ^[1]. A legitimate broker earns a commission on the actual sale price, paid at closing, not before. If someone asks for money upfront to "list" or "guarantee" a buyer, that's the scam signature, not a normal resale fee structure.

How to get rid of a timeshare when the resort won't take it back

If a deed-back program isn't available (some resorts restrict it to paid-off, fee-current owners only) and resale isn't realistic, your remaining options narrow fast. You can keep paying and keep the timeshare, which is the default outcome for most owners who don't act. You can stop paying and let the developer pursue collections or foreclosure, which will damage your credit and may trigger a deficiency judgment in some states, so understand your state's foreclosure and debt collection rules before choosing this path, and never treat this article as advice to stop paying money you legally owe. You can hire a licensed attorney to review the original sales contract for actual legal defects, like nondisclosure violations or high-pressure sales tactics that violate your state's timeshare act, which is the legitimate version of what "Encore Law"-style firms claim to do. Or you can pay a third-party exit company and accept real risk that you get nothing for your money. See timeshare cancellation for a fuller breakdown of what a legitimate legal challenge actually requires (specific contract defects, more than "I don't want it anymore") versus what marketing language implies is possible.

Are timeshares scams?

The timeshare product itself is legal in all 50 states and regulated at the state level, not a scam by definition. But the sales process has a well-documented history of high-pressure tactics, and the exit industry that grew up around unhappy owners has an even worse record. The FTC's timeshare resale and exit warnings describe a pattern where companies ask consumers to pay money upfront for services and then fail to deliver the promised sale or cancellation ^[1]. Multiple state attorneys general have sued timeshare exit companies directly. The Missouri Attorney General has pursued litigation against timeshare exit and transfer companies over deceptive upfront-fee practices, including its 2019 lawsuit against a Missouri-based timeshare transfer company ^[5], and the Colorado Attorney General has published a consumer alert on timeshare resale and exit fraud describing the same upfront-fee, no-delivery pattern . So: the timeshare contract is a real, enforceable legal product, not inherently a scam. The sales pressure at the original presentation is legendarily aggressive and has drawn regulatory scrutiny for decades. And a meaningful share of the exit industry that promises to get you out is where the actual fraud risk concentrates. Read timeshare exit companies for a fuller breakdown of vetting any company, attorney-branded or not, before you pay a dollar.

What does a legitimate timeshare exit attorney actually do, versus a scam?

A real attorney handling a timeshare dispute works on identifiable legal grounds: a violation of your state's timeshare act (disclosure failures, missing required documents, high-pressure tactics that violate cooling-off rules), fraud in the sales presentation, or a breach of contract by the developer. They should be able to name the specific state statute or contract clause they're relying on, more than say "we get people out." Red flags that separate marketing from substance: a guarantee of cancellation (no honest attorney guarantees a litigation or negotiation outcome), a large upfront fee held with no escrow or trust account protection, pressure to stop paying your maintenance fees or mortgage during the process, and refusal to give you the name and bar number of the actual attorney working your file. Check any attorney's license status directly through your state bar's public attorney search, not through a link the company provides. Check the company name itself against your state attorney general's consumer alert or lawsuit list and against the Better Business Bureau's scam tracker. If a firm is currently named in an active AG enforcement action, that is disqualifying information you want before you pay anything, not after.

How much do timeshare exit services typically cost, and is it worth it?

Rescission (in-window)	$0, just certified mail postage	Days	Missing the deadline
Resort deed-back program	$0 to a few hundred dollars	Weeks to months	Not all resorts offer it; must be fee-current
Resale via licensed broker	Broker commission at closing, often nets $0	Months to years	Right of first refusal can kill the sale
Third-party exit company	$2,000 to $10,000+	Months to over a year	Upfront-fee scams, no guaranteed outcome	If you do decide a paid exit path makes sense for your situation, a flat-fee, one-time document and process toolkit is a lower-risk starting point than an open-ended retainer with an unknown outcome. That's the model behind ExitHonest's own $149 Timeshare Exit Kit: a one-time cost for the letters, checklists, and process guidance rather than a percentage or multi-thousand-dollar retainer with a promised outcome we can't guarantee, because no legitimate service can guarantee a cancellation.

Paid third-party exit costs range widely, roughly $2,000 to $10,000 or more depending on the company, the complexity of your contract, and whether litigation is involved, based on patterns described across state AG consumer alerts and FTC guidance on the industry ^[1]. There's no official government price list because these are private companies, so treat any range, including this one, as a rough market estimate rather than a guaranteed quote. Compare that to a resort deed-back program, which often costs a transfer or administrative fee in the low hundreds of dollars, or resale, which costs a broker commission (if it sells at all) plus closing costs. The math almost always favors trying the cheaper, resort-affiliated options first. Here's a rough comparison to work from: | Exit path | Typical cost | Timeline | Main risk |

How do I check if a timeshare exit company or law firm is legitimate?

Run the same five checks regardless of whether the company calls itself a law firm, an exit team, or a relief service. First, search the exact company name plus "attorney general" and your state name, and separately search it against the FTC's press release archive. Second, look up any attorney by name and bar number directly on your state bar association's website, not a link the company sent you. Third, check for a Better Business Bureau profile and read the negative reviews specifically, since a high star average can coexist with a pattern of complaints about withheld refunds. Fourth, ask whether upfront fees go into a third-party escrow or trust account released only on completed milestones, versus paid directly to the company with no protection. Fifth, ask for the specific legal theory or program (which statute, which developer deed-back program) they intend to use for your file, and be suspicious of vague answers like "we have relationships with the resorts." See timeshare call list for the specific numbers and agencies worth calling before you sign with any exit company.

What should I do first if I'm inside my rescission window right now?

Stop reading exit company marketing and act immediately. Rescission windows are short, unforgiving, and the cheapest exit you will ever get. Find the rescission clause in your purchase contract; it's required by law to be there. Confirm the exact deadline and required delivery method for your state (many require certified mail with return receipt, sent to the specific address named in the contract, not email or a phone call). Send the cancellation notice before the deadline, keep proof of mailing, and keep copies of everything. Do not accept a phone call from the sales office promising to "process it for you" instead of your written notice; put it in writing yourself. Florida's timeshare law requires purchasers be given "10 calendar days" to rescind from the date of signing or the date they received the last document required to be given to them, whichever is later, and requires that cancellation notice be sent by certified mail ^[2]. Other states set different windows and rules, so pull your own state's statute rather than assuming Florida's number applies to you.

What are common red flags of a timeshare exit scam?

The FTC and multiple state attorneys general describe the same handful of warning signs across nearly every timeshare exit scam case on record. An unsolicited call or email claiming to have a "buyer already lined up" for your unit. A demand for a large upfront fee, often described as required for legal filing costs or an escrow deposit, paid before any service is delivered. Pressure to act today, often paired with a claim that a special legal deadline is about to close. A guarantee of cancellation or a guaranteed sale price, which no legitimate service can promise since outcomes depend on your specific contract and state law. Instructions to stop making your maintenance fee or loan payments during the process, which the FTC and state AGs both warn can trigger foreclosure, collections, and credit damage regardless of what the exit company ends up delivering ^[1]. If you hear two or more of these in a single sales pitch, whether the company calls itself a law firm, a relief service, or a title company, treat it as a serious red flag and verify independently before paying anything.

Frequently asked questions

How do you get out of a timeshare fastest?

Rescission is the fastest legal exit, but only works inside your state's short cancellation window (commonly a matter of days from signing). Outside that window, a resort deed-back program is usually the next-fastest option, often taking weeks to a few months versus a year or more for resale or litigation-based exits.

Is Encore Law a real law firm or a scam?

"Encore Law" style names describe a category of law-firm-model timeshare exit marketing, not a single verified entity in this article. Before paying any company using "law" or "legal" branding, verify the specific attorney's license through your state bar's public lookup and check the company name against your state attorney general's consumer alerts and lawsuit records.

How much is a timeshare, on average?

The average timeshare purchase price was $23,940 as of 2023, according to the American Resort Development Association's owner survey, with average annual maintenance fees of $1,240 that same year. Both figures vary widely by brand, unit size, and location, and fees typically rise annually.

How much do timeshares cost per year in maintenance fees?

Average annual maintenance fees ran $1,240 in 2023 per ARDA's owner survey data, though individual fees range from a few hundred dollars to several thousand depending on the resort, unit size, and points system, and special assessments can add thousands more in a single year.

How can I sell my timeshare if no one wants to buy it?

List with a licensed timeshare resale broker at a realistic price, which for most units is near $0 plus closing costs, since resale demand is far below the original sales volume. Never pay an upfront fee to a company claiming it has a buyer already secured; that's a common upfront-fee scam pattern the FTC has flagged repeatedly.

Are timeshares a scam or a legitimate product?

The timeshare contract itself is a legal, regulated product in all 50 states, not a scam by definition. The sales process is known for high-pressure tactics, and a significant portion of the exit industry that promises to get owners out has drawn state attorney general lawsuits and FTC warnings for taking upfront fees without delivering results.

What's the difference between a deed-back program and a paid exit company?

A deed-back program is run directly by the resort developer for owners current on fees, and typically costs a transfer fee of a few hundred dollars or less. A paid exit company is a third party charging $2,000 to $10,000 or more to negotiate, litigate, or process a release, with no guaranteed outcome.

Can I just stop paying my timeshare maintenance fees to get out?

Stopping payment is not a safe exit strategy; it can trigger foreclosure, collections, and credit damage, and you may still owe money depending on your state's deficiency judgment rules. Confirm your actual legal options first, and never take advice from anyone, including an exit company, telling you to stop paying money you legally owe.

How do I know if I'm still inside my rescission window?

Check the rescission clause in your purchase contract, which is legally required to state the deadline and cancellation method for your state. Florida requires 10 calendar days from signing or receipt of the last required disclosure document, sent by certified mail; other states set different windows, so confirm your specific state's rule before assuming a deadline.

What upfront fees should make me suspicious of a timeshare exit company?

Any large payment demanded before services are delivered, without a third-party escrow or trust account holding the funds until milestones are met, is a red flag the FTC has repeatedly warned about. Legitimate attorneys and brokers typically bill for completed work or take commission at closing, not the full fee upfront with no protection.

Does hiring an attorney guarantee I can cancel my timeshare?

No. No attorney, exit company, or service can guarantee a cancellation or contract release, because outcomes depend on the specific contract terms, your state's timeshare statute, and whether an actual legal defect exists. Treat any guarantee of cancellation as a marketing claim, not a legal certainty.

Where can I report a suspected timeshare exit scam?

File a complaint with the Federal Trade Commission at reportfraud.ftc.gov and with your state attorney general's consumer protection division. Both agencies track patterns across companies and have pursued enforcement action against timeshare exit firms based on aggregated consumer complaints.

Sources

1. Federal Trade Commission, Consumer Advice: "Timeshares and Vacation Plans": Timeshare resale and exit scam pattern of upfront fees with no delivered service, guaranteed buyer claims
2. California Business and Professions Code Section 11238, timeshare rescission: California timeshare purchasers get a 7 calendar day rescission period
3. American Resort Development Association, 2023 State of the Vacation Timeshare Industry owner survey data: Average timeshare purchase price of $23,940 and average annual maintenance fee of $1,240 as of 2023
4. Missouri Attorney General press release, "Attorney General Schmitt Sues Timeshare Transfer Company" (2019): State attorney general enforcement action against a timeshare exit/transfer company for upfront fee practices
5. Colorado Attorney General, "Timeshare Resale and Timeshare Exit Scams" consumer alert: State AG consumer alert describing timeshare exit scam patterns including upfront fees and pressure tactics