Manhattan Club

Review: My wife and I own an every other year timeshare week at the Manhattan Club. This is our year to use our week. We paid our maintenance fee last year to be able to use it this year. My called last month to book our week, but was kept in a cue for a long time. After waiting for 20 minutes, she filled out the online reservation form. There was never a response from the Manhattan Club, so I called again yesterday to book a week. I was informed that 2014 is sold out and we would be put on a waiting list. This is unbelievable! We bought a week and paid our fees. They send us letters, emails, and cards asking us to refer people. They recently had a deal listed on Travelzoo.com offering rooms at a special price. And now they tell us, [redacted], that there is no space for us after we've already paid. I think this is something you might want to investigate. Something is definitely wrong with this picture. Thanks, [redacted]Desired Settlement: Either give us our money back or give us our week.

Business

Response:

Date: April [redacted], 2014

Dear [redacted],

I am in receipt of complaint number [redacted] – [redacted] and the following are my findings:

The [redacted]’s purchased on January [redacted] 2001 an Even-year Executive Suite unit that allows the owner to reserve reservations for the even years.

After reveiving their account I did notice that they deposited this year’s usage with RCI and they would not have any nights remaining with The Manhattan Club until their next usage year of 2016.

The reservation guidelines are located in the “Offering Plan” that is supplied to each owner who purchases a timeshare with The Manhattan Club. The reservation guidelines are as follows:

Reservation Request Periods

For each Flexible [redacted]hip Interest owner, an Owner will be permitted to reserve the use and occupancy of a Timeshare Unit in the Timeshare Project for up to seven (7) consecutive or non-consecutive nights each Use Year, on a first come, first served basis, subject to the terms, priorities, conditions and restrictions set forth in the Timeshare Documents. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for seven (7) consecutive nights (or an Owner who owns more than one [redacted]hip Interest and wishes to reserve more than seven (7) consecutive nights) may submit his reservation request to the Management Company at any time during the twelve (12) months preceding the requested check-in date. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for less than seven (7) consecutive nights may submit his reservation request to the Management Company at any time during the nine (9) months preceding the requested check-in date. Subject to the rules relating to a particular Flexible [redacted]hip Interest, Owner of Flexible [redacted]hip Interests who wish to reserve a Saturday night may do so provided the reservation includes a Friday night or Sunday night (i.e., Friday and Saturday night of Saturday and Sunday night). The Timeshare Reservation Rules set forth the number of Weekend Stays which an owner may avail himself of depending upon a particular Flexible [redacted]hip Interest acquired.

Failure to Make Timely Reservations of Use All Occupancy Rights

In the event an Owner fails to reserve or use all seven (7) of his permitted nights of occupancy during any given Use Year, his right to make use of such rights will expire. There is no accrual or carryover of unused reservation or occupancy rights from one Use Year to the subsequent Use Year. An Owner who is unable to make full use of his reservation or use rights in any given Use Year is not relieved of the obligation to pay all Timeshare Charges assessed against his [redacted]hip Interest.

Cancellations and No-Shows

At least seventy-two (72) hours prior to the scheduled check-in date, an Owner of a Flexible [redacted]hip Interest may cancel a confirmed reservation without penalty. An Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date will be charged a cancellation fee of $175. In addition, an Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date may only make another reservation during the same Use Year seventy-two (72) hours or less in advance. All reservation rights of such Owner shall be restored in the next subsequent Use Year. Reservations may only be cancelled in their entirety. There is no right of cancellation for [redacted] of: (a) Fixed Interests, Event Interests and Holiday Interests; and (b) Thanksgiving Flex Time, Christmas Flex Time, New Year’s Flex Time and an Event Flex Interest with regard to those nights specifically designated for use by such [redacted]. An Owner must notify the Management Company if he does not intend to arrive on his scheduled check-in date. An Owner who has a confirmed reservation and does not show up or checks out early shall be deemed to have used his confirmed reservation in its entirety.

If the owner should have any questions or concerns please inform them to contact me directly and I will be happy to assist them.

Sincerely,

Review: Manhattan Club sells time share apartments but has eliminated the market for repurchasing property from owners. Owners have a no choice but to give up ownership without compensation.Desired Settlement: I urge the Revdex.com to require the Manhattan Club to develop a repurchase program at fair compensation.

Business

Response:

Dear Mediator:

I am in receipt of complaint number [redacted] –[redacted]. I have reviewed the complaint and researched her ownership. In response to the complaint my findings are below:

[redacted] purchased a Gold Flex One bedroom unit on October **, 2001 which allows her to use seven (7) nights each year. After reviewing [redacted]’s account, and call records I see that Financial Services was trying to reach her since March [redacted]; it was noted that they left messages a few times and finally spoke with [redacted]. Subsequent to that she has spoken to Member Services to schedule her reservations; it is also noted that she was inquiring about the Board of Directors.

At this time, The Manhattan Club currently does not have a Resale Department. Owners of a timeshare with The Manhattan Club, if they wish, can sell their unit on their own. Once they have found a buyer they would have to contact [redacted] and she will walk them through what would need to be done in order to proceed with the sale. We have had in the past, owners call in to tell us to take their unit back for many reasons, and we have. However, we are not in the position to purchase any units back as we still have inventory that we are currently selling on the sales floor.

Should you need any further information please do not hesitate to contact me.

Sincerely,

Director Inventory Management

The Manhattan Club

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID# [redacted], and have determined that my complaint has NOT been resolved because:

I own a timeshare at the Manhattan Club. The Manhattan Club has ended its timeshare by-back program. This is most certainly due to the number of units the business would receive for by-back from unhappy customers. The Manhattan Club has changed its timeshare reservation policy, requiring nine months advanced booking or longer for the selection of dates for use of the timeshare. The third party market for timeshare resale has disappeared. Manhattan Club timeshares are routinely sold on eBay and other timeshare sales sites for $1. I urge you to require the Manhattan Club to restart its timeshare repurchase program at reasonable prices.

Sincerely,

Review: In 2007 I Purchased a time share @ the Manhattan Club via [redacted].

I have yet been able to use the time share because it is never available when I attempt to book a stay. In addition,

the fee to maintain the time share has increased enormously every year.Desired Settlement: I would like to be reimbursed of the cost of the monthly mortgage, yearly maintenence and initial down payment.

Review: The Manhattan Club (TMC) sponsor/management has undertaken unfair, if not illegal, business practices that have resulted in virtually wiping the value of investments made by consumers. In spite of perennially increasing annual maintenance fees, (mine are now $2,389.95) I, and other owners find it difficult or impossible to reserve our properties, even with nine month advanced requests. Ironically, the same lodging is available, for the same dates, for non-owners, at rates that are lower than my annual maintenance fees divided by seven. Complaints to management either go unanswered or result in canned responses such as " this is a busy season" or "most other owners are happy". A check of the Internet blogs will belie those claims. I am trapped in a scam wherein owners put up the capital, owners pay all the expenses, owners can't get reservations, and management reaps rental income from non-owners.Desired Settlement: Optimally, the sponsor will be ordered by the NY Attorney General or other authority to correct the situation so that owners would be assured access to their properties with reasonable advanced notice. If management is incapable of corrective action, owners should be offered re-purchase transactions at a minimum of the price paid. This is quite reasonable because, in my example, I paid about $22,000, thirteen years ago, and those units are now offered in the $37,000to $40,000 range. The property enjoys a nearly 100% occupancy rate. Management could re-purchase and re-sell units at a very attractive margin.

Consumer

Response:

Dear [redacted], thank you for your telephone call today. I am not asking the Revdex.com to interface with the NY Attorney General's office or any other authority. Further, I am not asking that you intervene for any party or parties other than me. I am sorry that my language in the complaint was not clear on those two points. I simply want The Manhattan Club management to correct their manner of doing business so as to provide me access to my timeshare property when I ask to reserve that property nine months in advance. If they cannot provide that fundamental level of service, I would like TMC to offer me a reasonable re-purchase agreement, i.e. my original investment of 13 years ago, which was $22,712. Thank you for allowing me the opportunity to clarify my complaint. I look forward to hearing from you.

Sincerely,

[redacted]

Business

Response:

Dear Mediator,

I am in receipt of case # [redacted] – [redacted]. I have researched this owner’s account. Please see below my findings and response to the complaint.

The [redacted] purchased a one-bedroom gold flex contract which allows him to have one (1) Saturday with either a Friday or Sunday night with it. Single Saturday nights, are not permitted. His usage year begins October *, of each year to October [redacted] of the next.

Regarding the inventory that [redacted] had seen online, this inventory is where transients can utilize The Manhattan Club. This inventory does not displace Owners inventory. As indicated in the Annual Budget Notice the Timeshare Association has a transient program which is listed under Miscellaneous Income. This program has been approved by the Board of Directors and this revenue is applied directly to the association and minimizes Owner maintenance fees.

[redacted] called on august [redacted] to inquirer how far in advance can he call to book his time nights, he was informed the booking window is 9 months to the day to use a portion of his usage and one year out to book all time consecutively. On August [redacted] called to pay his 2013 usage which begins October [redacted] of this year for 7 nights. (Owners fees must be paid in full prior to booking their usage for that specific year). On August [redacted] Member Services received another call form [redacted] to book May [redacted] which is past the 9 month window and since it is the start of Mother’s Day weekend this weekend booked up quickly.

The reservation guidelines are located in the “Offering Plan” that is supplied to each owner who purchases a timeshare with The Manhattan Club. The reservation guidelines are as follows:

Reservation Request Periods

For each Flexible Ownership Interest owner, an Owner will be permitted to reserve the use and occupancy of a Timeshare Unit in the Timeshare Project for up to seven (7) consecutive or non-consecutive nights each Use Year, on a first come, first served basis, subject to the terms, priorities, conditions and restrictions set forth in the Timeshare Documents. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for seven (7) consecutive nights (or an Owner who owns more than one Ownership Interest and wishes to reserve more than seven (7) consecutive nights) may submit his reservation request to the Management Company at any time during the twelve (12) months preceding the requested check-in date. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for less than seven (7) consecutive nights may submit his reservation request to the Management Company at any time during the nine (9) months preceding the requested check-in date. Subject to the rules relating to a particular Flexible Ownership Interest, Owner of Flexible Ownership Interests who wish to reserve a Saturday night may do so provided the reservation includes a Friday night or Sunday night (i.e., Friday and Saturday night of Saturday and Sunday night). The Timeshare Reservation Rules set forth the number of Weekend Stays which an owner may avail himself of depending upon a particular Flexible Ownership Interest acquired.

Failure to Make Timely Reservations of Use All Occupancy Rights

In the event an Owner fails to reserve or use all seven (7) of his permitted nights of occupancy during any given Use Year, his right to make use of such rights will expire. There is no accrual or carryover of unused reservation or occupancy rights from one Use Year to the subsequent Use Year. An Owner who is unable to make full use of his reservation or use rights in any given Use Year is not relieved of the obligation to pay all Timeshare Charges assessed against his Ownership Interest.

Cancellations and No-Shows

At least seventy-two (72) hours prior to the scheduled check-in date, an Owner of a Flexible Ownership Interest may cancel a confirmed reservation without penalty. An Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date will be charged a cancellation fee of $175. In addition, an Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date may only make another reservation during the same Use Year seventy-two (72) hours or less in advance. All reservation rights of such Owner shall be restored in the next subsequent Use Year. Reservations may only be cancelled in their entirety. There is no right of cancellation for Owners of: (a) Fixed Interests, Event Interests and Holiday Interests; and (b) Thanksgiving Flex Time, Christmas Flex Time, New Year’s Flex Time and an Event Flex Interest with regard to those nights specifically designated for use by such Owners. An Owner must notify the Management Company if he does not intend to arrive on his scheduled check-in date. An Owner who has a confirmed reservation and does not show up or checks out early shall be deemed to have used his confirmed reservation in its entirety.

Should you need anything else from the Manhattan Club, I will be happy to assist.

Sincerely,

Review: Like so many of the owners of The Manhattan Club (TMC) whose online complaints I have found, I have been extremely dissatisfied with TMC since becoming an owner about 10 years ago. It has been impossible to get useful reservations less than 9 months in advance, maintenance fees have gone up dramatically and unreasonably (approx. 3x), and the value of the units has gone down to near $0. I have tried to sell the Units and have not been able to. I have tried to rent the Units when I booked weeks during the December holiday since (11 months in advance) and have not been able to. The only offers I have gotten for rentals from online ads have been for days I have not been able to book. I believe TMC has oversold and/or rented out Units so that there is virtually no availability. I also believe that they have somehow flooded the market with Units so the value has gone down dramatically.Desired Settlement: I would like the purchase price of the Units refunded, as well as damages to account for years of maintenance without value being received.

Consumer

Response:

At this time, I have not been contacted by Manhattan Club regarding complaint ID [redacted].

Sincerely,

Business

Response:

Dear Mediator,

I am in receipt of complaint number [redacted] – [redacted]. I have researched and my findings are below:

[redacted] has purchased four (4) timeshare units with The Manhattan Club all on February **, 1998. Each unit was a Flex Executive Suite which allowed the owner to have 7 nights per contract per year at The Manhattan Club. [redacted] is the POA assigned by [redacted]. One of the contracts was sold so they now only own 3 units with TMC. [redacted]’s complaint is in regards to reservations. Below are the reservation rules and guidelines that were in the “Offering Plan” which was given to [redacted] at the time of Purchase.

Reservation Request Periods

For each Flexible Ownership Interest owner, an Owner will be permitted to reserve the use and occupancy of a Timeshare Unit in the Timeshare Project for up to seven (7) consecutive or non-consecutive nights each Use Year, on a first come, first served basis, subject to the terms, priorities, conditions and restrictions set forth in the Timeshare Documents. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for seven (7) consecutive nights (or an Owner who owns more than one Ownership Interest and wishes to reserve more than seven (7) consecutive nights) may submit his reservation request to the Management Company at any time during the twelve (12) months preceding the requested check-in date. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for less than seven (7) consecutive nights may submit his reservation request to the Management Company at any time during the nine (9) months preceding the requested check-in date. Subject to the rules relating to a particular Flexible Ownership Interest, Owner of Flexible Ownership Interests who wishes to reserve a Saturday night may do so provided the reservation includes a Friday night or Sunday night (i.e., Friday and Saturday night of Saturday and Sunday night). The Timeshare Reservation Rules set forth the number of Weekend Stays which an owner may avail himself of depending upon a particular Flexible Ownership Interest acquired.

Failure to Make Timely Reservations of Use All Occupancy Rights

In the event an Owner fails to reserve or use all seven (7) of his permitted nights of occupancy during any given Use Year, his right to make use of such rights will expire. There is no accrual or carryover of unused reservation or occupancy rights from one Use Year to the subsequent Use Year. An Owner who is unable to make full use of his reservation or use rights in any given Use Year is not relieved of the obligation to pay all Timeshare Charges assessed against his Ownership Interest.

Cancellations and No-Shows

At least seventy-two (72) hours prior to the scheduled check-in date, an Owner of a Flexible Ownership Interest may cancel a confirmed reservation without penalty. An Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date will be charged a cancellation fee of $175. In addition, an Owner who cancels a confirmed reservation less than seventy-two (72) hours prior to the scheduled check-in date may only make another reservation during the same Use Year seventy-two (72) hours or less in advance. All reservation rights of such Owner shall be restored in the next subsequent Use Year. Reservations may only be cancelled in their entirety. There is no right of cancellation for Owners of: (a) Fixed Interests, Event Interests and Holiday Interests; and (b) Thanksgiving Flex Time, Christmas Flex Time, New Year’s Flex Time and an Event Flex Interest with regard to those nights specifically designated for use by such Owners. An Owner must notify the Management Company if he does not intend to arrive on his scheduled check-in date. An Owner who has a confirmed reservation and does not show up or checks out early shall be deemed to have used his confirmed reservation in its entirety.

I have reviewed their reservation activity and noticed that they have deposited their units each year with RCI. I also see that when Fromm/Simon made reservations to stay at The Manhattan Club they generally called and cancelled their reserved time.

[redacted] is looking for a refund of purchase price for each unit and damages to account for years of maintenance without value being received; unfortunately this option has been declined. [redacted] as stated above has deposited their time with RCI yearly and has utilized their time at other resorts throughout the years.

Should you have any further questions please feel free to contact me and I will be happy to assist the owner with making reservations and/or explaining how this timeshare works.

Sincerely,

The Manhattan Club

Review: We have been members of the Manhattan Club for 4 years. We are entitled to 2 days of time share use for 2013. We have used one. When we call for reservations we are told that there is not a single day left in the whole year that is not completely booked. However if you go on line to http[redacted] identical units are available to nonmembers on the dates we wished to reserve. There undoubtedly is deceptive practice going on, as dues paying members can not get reservations while non members can. We purchased the time share for $ 12,500, which when adding in financing comes to $ 22,838. Added to this is a hefty maintenance fee which continues to rise. We already lost one day in calendar year 2011 under similar circumstances.Desired Settlement: Either of the following: 1) Manhattan Club fulfills its obligation to us by making a night available - preferably Dec. [redacted] or **, 2013 and cease its discriminatory practices. or 2) Terminate our relationship without further exchnge of money. We would not insist on a refund of money already spent.

Business

Response:

Dear Mediator,

I am in receipt of case # [redacted]– [redacted]. I have researched this owner’s account. Please see below my findings and response to the complaint.

The [redacted]’s purchased an Executive-Gold Flex- TriSplit contract which allows them to use * nights each year plus a one night floater to use within one of the three years. They are allows one weekend within the three year usage that is a Friday/Saturday or a Saturday/Sunday night stay, Single Saturday nights are not permitted. Their usage year begins January* of each year to January * of the next.

After reviewing please see below the reservation guidelines from the Offering Plan that is supplied to each owner who purchases a timeshare with The Manhattan Club. The reservation guidelines are as follows:

Reservation Request Periods

For each Flexible Ownership Interest owner, an Owner will be permitted to reserve the use and occupancy of a Timeshare Unit in the Timeshare Project for up to seven (7) consecutive or non-consecutive nights each Use Year, on a first come, first served basis, subject to the terms, priorities, conditions and restrictions set forth in the Timeshare Documents. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for seven (7) consecutive nights (or an Owner who owns more than one Ownership Interest and wishes to reserve more than seven (7) consecutive nights) may submit his reservation request to the Management Company at any time during the twelve (1*) months preceding the requested check-in date. An Owner who wishes to reserve use of a Timeshare Unit in the Timeshare Project for less than seven (7) consecutive nights may submit his reservation request to the Management Company at any time during the nine (9) months preceding the requested check-in date. Subject to the rules relating to a particular Flexible Ownership Interest, Owner of Flexible Ownership Interests who wish to reserve a Saturday night may do so provided the reservation includes a Friday night or Sunday night (i.e., Friday and Saturday night of Saturday and Sunday night). The Timeshare Reservation Rules set forth the number of Weekend Stays which an owner may avail himself of depending upon a particular Flexible Ownership Interest acquired.

Failure to Make Timely Reservations of Use All Occupancy Rights

In the event an Owner fails to reserve or use all seven (7) of his permitted nights of occupancy during any given Use Year, his right to make use of such rights will expire. There is no accrual or carryover of unused reservation or occupancy rights from one Use Year to the subsequent Use Year. An Owner who is unable to make full use of his reservation or use rights in any given Use Year is not relieved of the obligation to pay all Timeshare Charges assessed against his Ownership Interest.

Cancellations and No-Shows

At least seventy-two (7*) hours prior to the scheduled check-in date, an Owner of a Flexible Ownership Interest may cancel a confirmed reservation without penalty. An Owner who cancels a confirmed reservation less than seventy-two (7*) hours prior to the scheduled check-in date will be charged a cancellation fee of $175. In addition, an Owner who cancels a confirmed reservation less than seventy-two (7*) hours prior to the scheduled check-in date may only make another reservation during the same Use Year seventy-two (7*) hours or less in advance. All reservation rights of such Owner shall be restored in the next subsequent Use Year. Reservations may only be cancelled in their entirety. There is no right of cancellation for Owners of: (a) Fixed Interests, Event Interests and Holiday Interests; and (b) Thanksgiving Flex Time, Christmas Flex Time, New Year’s Flex Time and an Event Flex Interest with regard to those nights specifically designated for use by such Owners. An Owner must notify the Management Company if he does not intend to arrive on his scheduled check-in date. An Owner who has a confirmed reservation and does not show up or checks out early shall be deemed to have used his confirmed reservation in its entirety.

Regarding the inventory that the [redacted]’s have seen online, this inventory is where transients can utilize The Manhattan Club. This inventory does not displace Owners inventory. As indicated in the Annual Budget Notice the Timeshare Association has a transient program which is listed under Miscellaneous Income. This program has been approved by the Board of Directors and this revenue is applied directly to the association and minimizes Owner maintenance fees.

The dates that the [redacted]’s are looking to book are booked solid within the owner’s category. The fourth quarter books up 9 months to the day as this is our most popular time of the year. So to ensure that they get the dates they want it is advised to call 9 months to the day or, if they booked their time consecutively, they can book that 1 year in advance.

The [redacted]’s are looking for us to refund their purchase, unfortunately, this is not an option. The [redacted]’s are on a waitlist for dates and once the dates open up a Member Services Specialist will give them a call to offer the waitlist dates. This has been explained to the [redacted]’s upon placing them on the list. The waitlist works; we have revamped it and TMC owners are very happy with the results.

Sincerely,

Director Inventory Management

The Manhattan Club

Business

Response:

Dear Mediator,

I am in receipt of the second complaint case # [redacted]– [redacted]. I reviewed [redacted]’s response to the original reply written in return.

After reviewing the [redacted]’s account I notice that their booking pattern is one (1) to three (3) months out to reserve their usage, so when they call less than the 9 month booking window, the dates they are trying to reserve are generally booked solid. During each conversation with a Member Service Specialist, they will be asked if they wish to be placed on a waitlist, and at that time they are explained how the waitlist works. As cancellation are received for an owners specific unit type a staff member will begin to call those owners on the list to inform them that their desired date is now available and if they still wish to reserve the time. The waitlist works we have modified this program and we have satisfied thousands of owners owner’s throughout the years. The [redacted]’s have many waitlisted dates within our system they will be called as we begin to see cancellations for their unit type and at that time they will be offered them the dates.

I understand the frustration that [redacted] is experiencing; however we work by the guidelines set forth within the “Offering Plan”. Our systems are set up by these guidelines and the Specialists are trained to follow them, they do their best to help guide each owner on how to reserve and help them resolve any issues that come their way. Inventory is set a year to the day every-day. The inventory placed online does not displace owner inventory. This inventory that is seen, are units that are not owned by any owners of the Manhattan Club.

If there are any further questions please feel free to have the owner email me at[redacted] or call ###-###-####. I will be happy to discuss this further.

Sincerely,

Director Inventory Management

The Manhattan Club

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me and the matter has been resolved through the assistance of Mr. Bryan Hirson, Assistant Front Office Manager of the Manhattan Club.

Thank you for your attention in this matter..

[redacted]

Review: Here the key sales deceptive and mislleading statement that got us into purchasing the Timeshare Unit. Sales personnel were [redacted], Sales executive and [redacted] did all the talking and wheeling and dealing. They are licensed Real Estate Brokers and both have the same Tile as Sales Executive. We have also contacted **. [redacted] who is [redacted]. 1) If you buy now this will increase in value and you will financially benefit from it as the time goes on. NOT TRUE They started with $35,000 and sold to us at $27,378.0 as the special if we sign and pay the down payment then and there. Later on we found from that the value is not the same as we paid. 2) If you do not like it later on we can sell it for you we have prospect buyers waiting all the time and [redacted] here gets several calls a day for buying timeshare from Manhattan club. NOT TRUE now they are telling us it is not possibile and are accusing us about filiping it to make profits which is NOT TRUE. I have never asked for higher sale price. Now it is being tolsd that the timeshare should be paid off and that there are several people selling theirs for much lower price than what I was sold at. It is not an invesment that can be csold or will increase in price. 3) You can hand over to your childern and they can have it. NOT TRUE The maintenace fees and taxes are longlife debts who wants to give a gift to their childern that will be a debt to them. Also this was not told during the sales presentation and now we are finding out that the maintenace fees and taxes are not fixed and they will increase with time. This actually means that not only us but our forth coming generation will own this debt. 4) You can stay any day anytime by making reservations for stay by calling the reservations. NOT TRUE when we tried we were told that the reservation must be made 18 months in advance and later on when I called and explained that I did not even owned the timeshare for 18 months how is possibile I was told I should have done it 12 months in advance and finally it got to be 9 months in advance. Never heard of making reservation in all the time frame given to us. I also checked on the Web and there are several owners who have similar complaint. Overall in summary the Manhattan club violated good business practice and made a sale to us using deceptive and misleading statements. We have filed complaint to the Board members of the Manhattan Timeshare but have not heard back. Also we have several discussions withe sales department over the phone and have send sthem e-mails about our situation created by the deceptive and misleading sales presentation. Nothing has been doen. A copy of the e-mail sent to Board Members is attched.Desired Settlement: cancellation of the contract that is based onmisleading and deceptive statements made at sales presentation that lasted for over 3 hours.

Business

Response:

Dear [redacted],

I want to thank you for taking the time to speak with me regarding your concerns at The Manhattan Club. I always find it enlightening to speak with Owners to get their perceptions and suggestions. Your input is integral to how we can work together to make the first timeshare in New York City an even better experience.

Let me take this opportunity to reiterate that as the [redacted] for The Manhattan Club, I feel my first

and foremost obligation is to be accessible to our Ownership in an advocate role, assisting you in navigating through the various processes such as reservations and your particular experiences while staying at the Club.

Please be advised that keeping in spirit with a fair and equitable policy applying the same rules to all members, you must be in good standing with your timeshare charges, including mortgage obligations, before any reservations or services related to The Manhattan Club can be afforded to you. I strongly urge you to contact [redacted], Financial Services Supervisor, at ([redacted] is at your service and will give you his personal assistance in taking care of this matter for you.

Again, [redacted], thank you for being an involved Owner. Please do not hesitate to contact me whenever I can be of assistance to you at my direct line ([redacted]. We look forward to continuing to ensure that your stay at The Manhattan Club is everything you expect and all that you deserve.

Consumer

Response:

The attached letter is just pass the buck response. Nothing pertaining to my complaint was addressed in the attached letter.

Thanks

Business

Response:

March **, 2014

Revdex.com

Re: Case # [redacted]

Dear [redacted],

I am in receipt of case # [redacted]– [redacted] and [redacted]r fourth complaint. Once again I have reviewed the complaint and please see below my findings and response to the complaint.

The Dar’s purchased a One Bedroom Suite –Gold Flex – 3W-4P contract on July **, 2012, which allows them to use 3 nights a year that include one (1) Saturday night that must be used with either a Friday or Sunday night at The Manhattan Club and 4 Nights of points every year through RCI. Their usage began in the year 2010, with 3 nights to use at the Club and a total of [redacted]a year in points to use anywhere within the RCI world of resorts.

In reviewing the letter that was attached there were several issues reported. Below is my response:

· With regards to the statement of sales deception and misleading statements, if the conversation was not in a letter format and given to the owner with their signature then this cannot be commented on. Whatever the Sales reps stated or promised if this is not in written format it is null and void.

· Within the Offering Plan given to the Dar’s at the time of purchase on Page 3 its states:

o THE PURCHASE OF AN OWNERSHIP INTEREST SHOULD BE BASED UPON IT’S VALUE AS A VACATION EXPERIENCE, FOR SPENDING LEISURE TIME, OR FOR OTHER PERSONAL USE, AND NOT FOR THE PURPOSES OF ACQUIRING AN APPRECIATING INVESTMENT OR WITH AN EXPECTATION THAT THE OWNERSHIP INTEREST MAY BE RENTED OR RESOLD AT A PROFIT. GENERALLY, THERE IS NO ESTABLISHED MARKET FOR THE RENTAL OR RESALE OF OWNERSHIP INTEREST AND THE RENTAL OR RESALE VALUE, IF ANY, IS UNCERTAIN. MOST REAL ESTATE BROKERS WILL NOT LIST OWNERSHIP INTERESTS FOR SALE OR RENTAL”

· Also on the cover of the offering plan it states:

o THIS OFFERING INVOLVES A HIGH DEGREE OF RISK. SEE PAGE 3 FOR DISCUSSION OF SPECIAL RISK FACTORS.”

· We do not have a resale department to resell your unit. If you wish to sell your unit of purchase you can do so by selling it on your own, however, this does not relieve you of your responsibilities of your mortgage payments or maintenance fees that are past due. You signed a promissory note and you are responsible for your purchase.

· Maintenance fees will be required to be paid each year by the owner as stated in the “Offering Plan” which all of our owners receive at the time of purchase.

· As explained in the previous response you can hand the timeshare to your children. However at that time they will be responsible for the maintenance fee payments. This timeshare will be owned by them and all responsibilities will be theirs to fulfill.

· The Dar’s own 3 nights at The Club each year. As stated in the offering plan “reservation guidelines” in order to reserve your time you can make your reservation up to 1 year out when using all nights consecutively. If you wish to use one night at a time it is suggested that you make them 9 months in advance. As for the RCI points portion of the contract, those reservations are to be made through RCI. Your contract has been placed on a mortgage hold for non-payment your account has also been placed on hold with RCI as you are not eligible to utilize the time until you are current with your payments. As stated in prior memos you have the option of adjusting your contract since you wish to only be in NY for vacations if this is what you wish you must be paid up to date and kept current and we can help you book your time.

[redacted] has been in contract with the Dar’s and has informed the owner that they must be in good standing with their timeshare charges including mortgage obligations. Unfortunately the Dar’s account is on hold due to non-payment.

As for The Manhattan Club canceling your contract this request has be denied.

Should you need any further information please do not hesitate to contact me.

Sincerely,

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID# [redacted], and have determined that my complaint has NOT been resolved because

Attached please find our response. The response is in red to the statements made by [redacted]

Thanks for your help in resolving our dispute.

Best Regards

use 3 nights a year that include one (1) Saturday night that must be used with

either a Friday or Sunday night at The Manhattan Club and 4 Nights of points

every year through RCI. Their usage began in the year 2010, with 3 nights to

use at the Club and a total of 49428 a year in points to use anywhere within

the RCI world of resorts.

We were told 7 days per year NOT

3 nights.

In reviewing the letter

that was attached there were several issues reported. Below is my response:

· With regards to the statement of sales

deception and misleading statements, if the conversation was not in a letter

format and given to the owner with their signature then this cannot be

commented on. Whatever the Sales reps stated or promised if this is not

in written format it is null and void.

The letter does not match what was told during the sales pitch and

we only came to know about differences between the sales pitch after we

requested stay and then after that all came clear that it is not what we were

sold it is something that is very different then the sales pitch. The Manhattan

Club has already admitted the RCI…………for an annual fees. Which was not

mentioned in sales pitch

· Within the Offering Plan given to the

Dar’s at the time of purchase on Page 3 its states:

o THE

PURCHASE OF AN OWNERSHIP INTEREST SHOULD BE BASED UPON IT’S VALUE AS A VACATION

EXPERIENCE, FOR SPENDING LEISURE TIME, OR FOR OTHER PERSONAL USE, AND NOT FOR

THE PURPOSES OF ACQUIRING AN APPRECIATING INVESTMENT OR WITH AN EXPECTATION

THAT THE OWNERSHIP INTEREST MAY BE RENTED OR RESOLD AT A PROFIT. GENERALLY,

THERE IS NO ESTABLISHED MARKET FOR THE RENTAL OR RESALE OF OWNERSHIP INTEREST

AND THE RENTAL OR RESALE VALUE, IF ANY, IS UNCERTAIN. MOST REAL ESTATE BROKERS

WILL NOT LIST OWNERSHIP INTERESTS FOR SALE OR RENTAL”

We are not selling

the unit we are asking for the expunged of then contract that is based on

MISLEADING Statements and is therefore is not a creditable contract.

· Also on the cover of the offering plan

it states:

·

THIS OFFERING INVOLVES A HIGH

DEGREE OF RISK. SEE PAGE 3 FOR DISCUSSION OF SPECIAL RISK FACTORS.

Thanks for telling this now

why was this not part of the Sales Pitch, I can tell you because if this was told

to us we would have just walked away.

· We do not have a resale department to

resell your unit. If you wish to sell your unit of purchase you can do so by

selling it on your own, however, this does not relieve you of your

responsibilities of your mortgage payments or maintenance fees that are past

due. You signed a promissory note and you are responsible for your

purchase.

We were told several time by Arnie Salkin and Tiffaney Lane that in

case we do not want to keep the unit they can sell it for us because they get

calls for purchase all the time and these calls are handled by Tiffaney on

regular basis and that she sells the units not wanted by any owner.

· Maintenance fees will be required to

be paid each year by the owner as stated in the “Offering Plan” which all of

our owners receive at the time of purchase.

We are not in compliance because the contract is based on faulty and

deceptive statements therefore we are seeking cancellation of the contract that

is not a valid contract.

· As explained in the previous response

you can hand the timeshare to your children. However at that time they

will be responsible for the maintenance fee payments. This timeshare will be

owned by them and all responsibilities will be theirs to fulfill.

Nobody in the right mind will give their children a GIFT or transfer

Liabilities to their children for life. This was not part of the sales pitch it

was mentioned that if we can not use all 7 night some nights can be used by our

children. This later on became transfer of contract to children.

· The Dar’s own 3 nights at The Club

each year. As stated in the offering plan “reservation guidelines” in order to

reserve your time you can make your reservation up to 1 year out when using all

nights consecutively. If you wish to use one night at a time it is suggested

that you make them 9 months in advance. As for the RCI points

portion of the contract, those reservations are to be made through RCI.

Your contract has been placed on a mortgage hold for non-payment your account

has also been placed on hold with RCI as you are not eligible to utilize the

time until you are current with your payments. As stated in prior

memos you have the option of adjusting your contract since you wish to only be

in NY for vacations if this is what you wish you must be paid up to date and

kept current and we can help you book your time.

We were told that for all 7 nights reservation can be made as needed

not in a year advance or as the operator told us 18 months in advance if this

was part of the sales pitch we would have walked away.

Mr. Reale has been in contract

with the Dar’s and has informed the owner that they must be in good standing

with their timeshare charges including mortgage obligations. Unfortunately the

Dar’s account is on hold due to non-payment.

The contract is not valid as it is based on faulty and deceptive statements

therefore we are seeking cancellation of the contract that is not a valid

contract.

As for The Manhattan Club

canceling your contract this request has be denied.

This is what we want unless you have another solution to cancellation

of the invalid contract.

Should you need any further

information please do not hesitate to contact me.

Please contact us if you have another solution besides what we are

asking the cancellation the invalid contract.

Sincerely,

Louise Church

Director Inventory Management

The Manhattan Club

In order for the Revdex.com to appropriately process your response, you MUST answer the question above.

Sincerely,

Jamshed & Najma J Dar

Review: Despite numerous attempts we have not been able to get reservations.We have been trying since June to book the 3 days that are owed to us in 2013. We have been on a stand-by status since then, for any 3 days, together or separate. If they cannot fulfill their obligation they should allow us to stay at another of their facilities, or allow us to carry over the 3 days (which they have refused to do).Desired Settlement: We would like 3 days at a comparable location with in the next 6 weeks, or a monetary compensation. Or release us from the contract !

Consumer

Response:

Thank you for your help. The Manhattan Club has responded with reservations for this coming weekend.Thanks again.

I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me and the matter has been resolved.

Sincerely,

Review: Fraud and Misrepresentation were used to induce us to sign a contract for a timeshare with Manhattan Club. Everything we were told is a lie.Desired Settlement: Complete refund of all monies, removal of any negative current or future information from our credit reports.

Consumer

Response:

At this time, I have not been contacted by Manhattan Club regarding complaint ID [redacted].Sincerely,[redacted] And [redacted]

Review: We are original owners at the Manhattan Club. At a recent stay, Saturday, January **, while eating breakfast at the chipped glass top table, I put my hands on the table and slid my seat back to get up. I did not realize it at the time but the glass top was not at all secured to the metal stand with legs, the entire table tipped over onto my 7 year old son, breaking the glass in half, with shards scattered on the floor. He fell off his seat and was bumped on the head but was not cut. No one was cut. I called the front desk and informed them, they said they would send someone up right away and they did.

The gentleman who came up was very concerned that everyone was ok, which I appreciated. I told him nobody was cut. We were on our way out the door, I asked if there was anything he needed and should we stay? He said "No, I just need to take some photos and clean this up and I will be out of your room." We returned to the room several hours later to find a "new" glass tabletop with a large chip on the edge with many scratches. It also was not secured to the base in any way. The scratches were presumably to sand down the rough chip so someone may not cut themselves. I can only wonder how both glass tops that we encountered had chips. Perhaps they slid off the base as well but were lucky enough not to break in half.

I never heard anything from another Manhattan Club representative regarding my input for an incident report or any discussion about me being responsible for payment to replace the table. On Sunday, January **, a bill arrived under my door. It stated that my credit card was charged $850 for a replacement piece of glass. I immediately called downstairs to ask about the charge and they sent someone up to speak with us because we were concerned that our $2000.00 per year maintenance fees do not cover this. The Head of Security and the [redacted] on Duty came up, spoke reasonably and said if they could take off the charge, they would. They understood our position but we needed to speak to the [redacted] on Monday because he is the only one who could remove the charge.

My wife had a heated discussion over the phone with the [redacted] on Tuesday, January **. He stated there is "no budget for breakage" and that we should consider ourselves lucky that our maintenance fees are only $2000. and not $10,000 because NYC is the most sought after location in the world. He stated that he "got a deal" from the glass distributer and would lower our charge to $650 but would not remove it. When my wife reminded him that Manhattan Club placed our family in an unsafe situation by providing a glass table that was not secure and easily tipped he defended that many people have stayed in that room with out a problem. I find this completely unacceptable. I will not, at this time, get into the many other issues we've had with trying to obtain reservations when WE would like to come, not when it's available. (In mid January when not even locals want to be in NYC) Also, as a side note, the Manhattan Club is renovating every room to new décor and these tables will likely be in the trash soon. They can easily keep the chipped table they found in their overstock until renovations are complete.Desired Settlement: Refund of $850. Make sure every table is secure in the future.

Consumer

Response:

I have reviewed the response made by the business in reference to complaint ID [redacted], and find that this resolution is satisfactory to me and the matter has been resolved.

Sincerely,