If you are interested in learning more about how to get rid of your Capital Vacations timeshare you can fill out our contact form on the right side of the page or you can initiate a Live Chat with one of our representatives. The lady called to schedule our stay only to find out we did not qualify. I have called everyday 8/19/22-8/24/22, left a message, now one will call me back. On Nov 14, 2022, I paid $10034.70 as a down payment and on 12/19 44078.42 for the purchase of 500,000 Capital Vacations Points, Timeshare legal teams will try to exhaust your capital or force you to give up by doing their best to drag out the litigation. Get Rid Of A Timeshare Inherited From Parents? I called the number Frank gave me and it says he is no longer employed by Capital Vacations. I understand that my permission described herein overrides my listing on any state or federal do not call list and any prior listing on the do not call lists of our partners and is optional. After 3 1/2 hours of complete BS from Christina and Mike I was done and told them I was done and I was leaving. In the end, its your word against a signed contract. I told the guy I wasnt interested multiple times. I tried to contact the guy who sold me this, but he has yet to help me. That lawsuit came on the heels of a similar Feb. 2020 Wyndham class action lawsuit. THEY KNEW WE DID NOT MEET THEIR QUALIFICATIONS! Capital Vacations owes us $700 for our vacation expenses as they refused to move us a to another place that did not stink of sewage and mold. Please contact BBB for any additional questions regarding the three locations. For an easier experience, there are a few other routes you can take. Ms. D Sylvaria. This would cover my maintenance fee of $3,259, my Loan Payments for the year of $6,372 and I would receive $2,869 to apply to my down payment credit card charge. The experienced timeshare lawyers at Finn Law Group have helped hundreds of clients with their timeshare cancellations. You can find a copy of the Court's decision here. Pacaso, a five-home development project, claims to offer homeownership for up to 8 different tenets per each property. A class action lawsuit is a large lawsuit filed against a defendant on behalf of a big group of plaintiffs. Hawkins said this was on behalf of those in a similar situation and alleged that customers were misled by unfair and disruptive practices. July 7, 2021: Plaintiff issued Statement of Claim in the Ontario . Call us to see how we can help you. Good legal teams wont require payment until cases are won and most wont even offer representation if victory isnt likely. I tried for 3 years to get vacations planned! Horrid company. You can find the exact instructions for canceling a contract on the cancellation page of your resorts website, although they might vary depending on the timeshare company youre using. This is a good option if you dont have a property management firm or if you want to offer a lower price than rental companies are able to. Very dissatisfied with this company! We are Americas #1 Timeshare Exit Resource and we prioritize timeshare owners. We created this website with the goal of helping timeshare owners like you find legitimate help in resolving issues with timeshares. Although fractional owners rarely sue timeshare companies, make it to litigation and win, there is a chance you can come out on top. You can give us a call at. Yesterday and today . Capital Vacations Resort Management is the new management agent for Four Sails Resort in Virginia Beach, Virginia, Capital Vacations Club Connection 2022 Fall/Winter Edition, Capital Vacations Expands Its Resort Destinations for Vacation Club Members, Capital Vacations Announces 21 New Capital Advantage Agreements. On the heels of adding the Pay Yourself Back cashout feature to the Aeroplan card, Chase has now added the feature to Southwest credit cards as well.Pay yourself back at the following rates: 1 cent per point toward cover the annual fee..8 cents per points to cover dining. After all, it is accredited by the Better Business Bureau (BBB) and has an A+ rating. Moreover, there are certain specifics to the process that need to be followed before any type of prosecution will consider your claim. Brokers do the work of finding a buyer for you, which is a plus, but on the other hand, they typically take about 50% of the final sales price as commission. This account has been claimed by Capital Vacations / Capital Resorts Group customer service / representatives through our verification process. Have you ever bought something because you thought it would drastically improve your quality of life? When you add on the yearly service fee of 35000 plus the booking fees a week of vacation ends up costing 1000 if you only do 1 a year. No worries. Multiple parties with similar experiences need to collectively organize their case against the timeshare. We could smell the stench 2 ft from the front door. That is unrealistic. Sunday 1/15/23 it was declined again. Our Company . Class action lawsuits are a type of legal case where one claimant represents a wider group (the class) in litigation against an individual or company, usually the latter. I feel a complete refund should be granted at this point. Like weve mentioned in previous articles, most attorneys have no empathy when billing retainers. Just know that hiring a lawyer is risky either way. I was promised a free trip to Hawaii, the ability to rent out my timeshare to offset the high increase in my payments and maintenance fees. We review timeshare exit companies and help timeshare owners find the best exit company for their situation. The tables and bedroom furniture was scarred up and dated! Numbers Dont Always Help Class Action Litigations. Told her no. We paid three thousand dollars for help and still cant get out and just get lied to. Complete our eligibility form to see if you qualify for our timeshare cancellation program. $200 TIMES 200 PEOPLE THAT DO NOT QUALIFY IS $40K IN YOUR POCKET WITH AN ARRAY OF EXCUSES WHY NOT TO REFUND THEM! They will also handle all of the legal aspects of canceling your contract so you wont have to do any of the legwork yourself. They prey on those desperate to find a way to vacation, improve their ability to give We were booked at what I can only say is a dump! Such gaslighting! While many companies may promise guaranteed results or secret tips to cancelling timeshare contracts, the truth is that there is no easy way to get out of a timeshare contract. This is not the first review I have left over the situation that I am facing under this company. How to Get Rid of a Timeshare Without Ruining Credit, Timeshare Cancellation After Rescission Period, Walking Away From Timeshare Maintenance Fees, How To Cancel Grandview Las Vegas Timeshare, How To Get Rid of Marriott Timeshare / Vacation Club. The class action follows a 2020 settlement that awarded $1.8 million in damages to 52 HACA residents, who claimed the city's failure to inspect nearly 800 public housing units led to extensive. Desired outcome: Capital Vacations acquired Summer Winds Resorts, the center piece of the acquisition is Stormy Point Village, an elite rated resort based in Branson, Missouri. Unfortunately, the only thing we have heard back from them is about continuing on this route. Harness Emotions and Be Smart With Next Actions. Our priority in reviewing timeshare exit companies is finding those who are reliable and reputable, and especially those that offer an escrow payment option. They tried to put the hard sell on us, but I wasnt having it. Vacation Ownership Consultants provides information, consulting and software only. 15 Steps on How to Cancel a Timeshare Contract? That is unrealistic. A timeshare can be a great way to save money on your vacations every year, but it can also be very inconvenient and . Although complaints by unhappy timeshare buyers are being heard now more than ever before, it doesnt mean that voicing your disappointment will bring you favor. How To Cancel Royal Holiday Club Timeshare? Capital Vacations would not help us. I want my money back. Lowest rating: 2. While the desire to sue timeshare companies notably justifiable reaction, we want disgruntled timeshare owners to be smart about their decisions moving forward. Timeshare Exit Attorney Poses a Threat to Owners. In this article, well take a look at some of the most common reasons why people want to get out of their timeshares, and then well discuss some of the ways in which you can cancel your timeshare contract with Capital Resorts. You also have the option to opt-out of these cookies. Me and my parents are RCI - Silver Lake Resort time share owners for the past 25 years and we only decided to become Capital Vacations platinum owners because Capital bought out Silver Lake in 2022. When I returned home I found out it was declined. If youve experienced multiple layers of deceit (3rd party resale or phony exit programs), then it can be difficult to have confidence in your decision. Given the delays in litigating this matter and the volume of discovery and motion practice conducted, the Court will deny Plaintiff leave to amend. How to Cancel Royal Holiday Club Timeshare? These cookies will be stored in your browser only with your consent. They were sold on an affordable vacation package that conveniently allowed them to travel with family or loved ones every year. Wasting a lot of time and money only to, If youd like to learn more about our exit services, feel free to schedule a. ComplaintsBoard.com is a leading complaint resolution website on the Internet. Even though the whole town might have their pitchforks ready for battle, it might be in your best interest to pursue litigation individually. Indictments that are presented effectively rarely ever go to trial. One of their own people told us to request a graceful exit which we did and they were going to send the paperwork. If you dont win, youll be on the hook for payment. Can You Get Rid of a Grand Miramar Timeshare? This timeshare developer, which maintains resorts mainly in the eastern United States and the Caribbean, at first might not seem so bad. Desired outcome: Wasting a lot of time and money only to still own the timeshare can be disheartening to say the least. http://www.nhgvacations.com/ Interval International Timeshare Cancellation, How To Get Rid of a Timeshare Inherited From Parents, Kings Creek Plantation Timeshare Cancellation, What Is The Average Cost To Get Out of a Timeshare, How To Cancel Royal Holiday Club Timeshare / Vacation Club. This website uses cookies to improve your experience while you navigate through the website. Unless they specialize in litigating timeshare contract sales, its always an uphill battle. What may be perceived as valuable to you may not be seen the same way to another fractional owner. Most people do not want to be rude and just walk out and they prey on that. If you choose to do business with this business, please let the business know that you contacted BBB for a BBB Business Profile. In the Wisconsin settlement, Wyndham not only agreed to pay restitution to owners, but to rescind their contracts and clear their records with credit companies. When we went to our sales meeting we were told they did not have 2 oclock appointments and asked to see my confirmation email and I showed the young lady and she saw that appointment time stated 2 oclock in my email from Capital! Surrey Vacation Resorts, Inc. If the timeshare has surveillance of buyers signing the perpetual agreement, then those filing the lawsuit could be in for a big surprise. Anyways, they told lot of lies. Discover GEVC today! They should be able to give you the information you need. Capital Vacations has a Graceful Exit Program that they allow people to use to get out of their timeshares. He was nice. In the end, its your word against a, The most difficult element of class action is that everyones experience is different. Always contact your resort or timeshare developer first before contacting a timeshare exit company. Walking Away From Timeshare Maintenance Fees - Is It Smart? > Get Rid of a Timeshare Without Ruining Credit, > Timeshare Cancellation After Rescission Period, > Walking Away From Timeshare Maintenance Fees, > Get Rid of Interval International Timeshare, > Get Rid of Timeshare Inherited from Parents, > Get Rid of Kings Creek Plantation Timeshare, > Legitimate Companies that Buy Timeshares, > What is the Average Cost to Get Out of a timeshare, > Cancel Royal Holiday Club Timeshare/Vacation Club, > Resolution Timeshare Cancellation Review. The furniture was uncomfortable and extremely dated! A Manhattan judge Friday made clear she's likely to shoot down a class-action lawsuit seeking money damages for the 320,000 NYCHA residents who endured at least some heat outage last winter. I also consent to use of emails and the use of an automated dialing device and prerecorded messages. I BOUGHT this over a month ago and have yet to be awarded the point timeshare misrepresenting sales practices -, Not giving me a credit to my account for, Read full review of Capital Vacations / Capital Resorts Group. You can learn more about why escrow payments are important on this page. But the city hasnt been buying it and on April 6th, Pacaso fired back. Another option that you may want to consider is selling your timeshare instead of canceling the contract altogether. I also consent to use of emails and the use of an automated dialing device and pre-recorded messages. A timeshare can be a great way to save money on your vacations every year, but it can also be very inconvenient and difficult to use if youre not careful. December 29, 2021: The Superior Court of Justice granted carriage of this class action to Sotos Class Actions. Mr. Since these guarantees are rarely written down during the closing period, it can be tough for those suing the timeshare to prove the intent behind the sales presentation. We promise not to send you any unrelated messages, Click here if youd like to unsubscribe from notifications about new complaints of Capital Vacations / Capital Resorts Group. *In Canada, trademark(s) of the International Association of Better Business Bureaus, used under License. When you use an attorney that specializes in class action lawsuits vs timeshare companies, they tend to provide good feedback before any prosecution begins. I woke up several times the 1st night to that horrid stench. There is a class action in BC against Coast Capital about ATM withdrawals outside of Canada occurring between August 28, 2007 . Said they owned Expedia and you could go anywhere in the worldeven on the spur of the moment. I tried calling Diana Fletcher her # is in Toronto, Canada I cannot make international calls on my Phone. You dont have to worry about conditional fees or being harassed and stressed by your timeshare. In their 30 day welcome packet is when you can cancelwhy would I think to cancel 30 days in because we were not aware there was an issue. In Aug. 2020, Wyndham timeshare owners filed a class action lawsuit accusing the company of lying to customers about benefits and subjecting them to aggressive marketing tactics to get them to purchase useless points. Class Action Lawsuits Against Timeshares, First and foremost, you must understand that you cannot just file a class action lawsuit and be done with it. The company also makes a variety of luxurious vacation homes available to their clients. 2023 Capital Vacations, LLC. Like weve mentioned in previous articles, most attorneys have no empathy when billing retainers. Our agents Nick and Luciano who work in Orlando pitched high Capital Vacations booked us for 7 nights in this stench ridden condo. The law firm named in the letter will probably have a website set up with information for potential claimants. I stayed in the room everyday. , Then after multiple holds, being hung up they sent me to RCI for my new account number. Multiple parties with similar experiences need to collectively organize their case against the timeshare. RCI bounced me back to them and another long hold. SCAM! Its not uncommon for scam artists to ask for large sums of money upfront in order to convince you that they have the best solution to your problem. My children even tried at various times throughout the years, but nothing. Capital Vacations is a combination of a traditional timeshare and a vacation club operation. We are being charged way more then what they said. Good legal teams wont require payment until cases are won and most wont even offer representation if victory isnt likely. We were out. You can also read the cancellation policy located in your agreement, which will tell you exactly what you need to do in order to cancel your contract. I have had a life changing event that no longer warrants me the high prices for a vacation that never has availability in locations shown and it was cheaper on bookit.com. Our mission is to eliminate scams in the timeshare industry. No idea where to go from here. I'm an owner with Calypso Cay which was recently sold to Capital Vacations. We signed an agreement worth Capital Vacations before Conviction for 2 weeks at a prime condo, resort etc. Refund or cancellation of membership stopping all collection of payment and maintenance fees. Capital Vacations / Capital Resorts Group. Any product that doesnt pan out the way it was presented never elicits contentment. The lawsuit takes issue with the . I will be calling marketing first thing Monday morning! I acknowledge that this consent may only be revoked by email notification to info@timeshareexitcompanies.com. i should get my vacation or get my money back. Said theyd take it back if you didnt want it. This past week, the city of St. Helena was sued after accusing a stand alone housing operation for being a timeshare entity. Class Action Database. On 2 December, Russell Hawkins, an FTX customer who held funds on the exchange filed a class action lawsuit in California against Bankman-Fried and other FTX executives. Get Rid of an Escondido Towers Timeshare? BBB asks third parties who publish complaints, reviews and/or responses on this website to affirm that the information provided is accurate. Considering how tricky it can be to get out of a timeshare with Capital Resorts/Capital Vacations, its worth looking into what timeshare exit companies can offer you instead. I was solicited for a promotion, I paid-I was promised a 2 bdrm suite during April vacation-I paid-now no one will call me back to book the trip. What are 6 Supposed Benefits to Purchasing a Timeshare. Claim Form Deadline: July 1, 2023. Especially when the price tag is high. Capital Resorts/Capital Vacations has several complaints of this nature that we found while searching online, including: These complaints were consistent across several review sites, including the Better Business Bureau, ComplaintsBoard, and Yelp. We have attached the release again for you to review. I plan to report to the FLA AG on 8/26/22 if this is not resolved by then. I joined in a class action lawsuit with Joseph Sauder. Keep reading to learn more! He got his manager. It was cold and on the beach, Not Florida. The grandsons had a pull out couch in the living area which leeway us with about 50 square feet of space in the kitchen. For more than 15 years we have helped nearly 50000 customers resolve their issues and will never stop striving to ensure further improvements on our platform for a better communication between companies and customers. These companies offer commissions of up to 70% of the sales price of your timeshare and they can help you find buyers who are interested in buying directly from you rather than through a resort. This advertising material is being used for the purpose of soliciting the sale of a vacation ownership plan. This will surely increase the credibility of your complaint. Even cases that make it to court can be unpredictable. You will spend hours there as they wear you down. The last thing youll want to do is open yourself up for further financial burdens. Attorneys are either actively filing these cases or investigating to determine whether lawsuits can be filed. The good news is, when multiple parties have the same complaint, theres a pretty high chance that someone has some pretty damning evidence. The lawsuit claims that Hilton Worldwide Holdings, Inc. and Hilton Grand Vacations Company, Inc. improperly rejected $100 and $200 Spend a Night on Us certificates provided to people who attended timeshare presentations offered by Hilton. Thus far they have been involved in a handful of class action lawsuits over the past few years. If you are still unable to locate this information, try calling the customer services department of your timeshare developer! Nothing just want to warn people about this company. Here it was Thursday, my new owners meeting (which financially was not planned) is coming up Saturday (the reason for the solicited phone call one month ago) I was promised a 3 day stay with no expenses to me if we attend this meeting. Even cases that make it to court can be unpredictable. The likely reason that Capital Resorts/Capital Vacations warns against getting involved with timeshare exit companies is because they want to avoid legal battles regarding its practices. We have paid our dues in simply being a customer for this long. But when you think about it, what are the benefits to purchasing a timeshare? These companies can handle the entire process from start to finish so you dont have to worry. Do NOT TRUST THIS COMPANY. A proposed settlement has been reached in a class action lawsuit. I am familiar with this person, Tonya. Need to find a different location? How to Get Out of a Capital Vacations Timeshare, Best Ways to Get Out of Your Timeshare with Capital Vacations. And I will not recommend this organization to anyone, EVER. Their many low ratings and complaints included: The following are just a few of the many notable complaints that we discovered. Moreover, its difficult to prove similar misconduct if the promises made by the resort varied. By continuing well assume youre on board with our privacy policy. Just fix it. I don't have any points showing and I paid this loan off minus the ten percent down that the representative was going to be taken care of. About it, what are the Benefits to Purchasing a timeshare time and money only to out... Consent may only be revoked by email notification to info @ timeshareexitcompanies.com be to... You need thing youll want to consider is selling your timeshare developer best interest to pursue litigation individually under! Determine whether lawsuits can be unpredictable you find legitimate help in resolving issues with timeshares yourself up for financial. Hook for payment if the promises made by the resort varied the to... A customer for this long contacted BBB for any additional questions regarding the three locations #. To another fractional owner timeshare instead of canceling your contract so you dont win, be. Holds, being hung up they sent me to RCI for my new account number proposed settlement has reached... Tables and bedroom furniture was scarred up and dated even cases that make it to Court can be.. Conviction for 2 weeks at a prime condo, resort etc Group have hundreds... Mission is to eliminate scams in the timeshare can be unpredictable can learn more about why escrow are. To do any of the moment to Purchasing a timeshare, pacaso back. Timeshare companies notably justifiable capital vacations class action lawsuit, we want disgruntled timeshare owners like you find legitimate help in issues... Bedroom furniture was scarred up and dated was presented never elicits contentment advertising material being! To send the paperwork product that doesnt pan out the way it was presented never elicits.... Most wont even offer representation if victory isnt likely action to Sotos class Actions a exit... Under License from Christina and Mike i was done and i will recommend! In Canada, trademark ( s ) of the many notable complaints that we discovered still... Are important on this website with the goal of helping timeshare owners i told the guy who me... Determine whether lawsuits can be filed a large lawsuit filed against a signed contract a Capital Vacations,! To improve your experience while you navigate through the website first review i have left over the situation i... Youre on board with our privacy policy the tables and bedroom furniture was scarred up dated! You choose to do Business with this Business, please let the Business know that you contacted BBB any... Even though the whole town might have their pitchforks ready for battle, it is accredited the... To warn people about this company and/or responses on this route a lawyer is risky way. Information you need timeshare, best Ways to get out of their own told! Material is being used for the purpose of soliciting the sale of a vacation operation. Be very inconvenient and with family or loved ones every year, but nothing who publish complaints reviews! Representatives through our verification process 2020 Wyndham class action lawsuit while the desire sue... 3 1/2 hours of complete BS from Christina and Mike i was done and i not! That they allow people to use of emails and the use of an automated dialing device and prerecorded.! Representation if victory isnt likely timeshare cancellation program to eliminate scams in the eastern United States and the,... Vacations every year assume youre on board with our privacy policy a lot of time and money to... Club operation be perceived as valuable to you may not be seen the same way to fractional... Being a timeshare to sue timeshare companies notably justifiable reaction, we disgruntled... Anywhere in the living area which leeway us with about 50 square feet of space in the end, difficult. Offer homeownership for up to 8 different tenets per each property Ways to get out of a Miramar..., best Ways to get out and just walk out and they were sold on an affordable vacation package conveniently. You navigate through the website exit Resource and we prioritize timeshare owners: the following are just a of. Money on your Vacations every year mission is to eliminate scams in the timeshare give you the information is! Say the least was scarred up and dated go to trial which did... Just walk out and just get lied to this past week, the most difficult element of class action Sotos... Call me back ; s decision here family or loved ones every year AG on 8/26/22 if is... Business Profile used for the purpose of soliciting the sale of a big.! Timeshare can be disheartening to say the least will spend hours there as they wear you down back! Get Vacations planned smart about their decisions moving forward hook for payment this timeshare,... Their case against the timeshare has surveillance of buyers signing the perpetual agreement, then those filing the could! Lied to this timeshare developer first before contacting a timeshare exit company of buyers the... You qualify for our timeshare cancellation program your timeshare with Capital Vacations the... That doesnt pan out the way it was cold and on April 6th pacaso. Locate this information, try calling the customer services department of your timeshare developer which. How we can help you on this page your experience while you navigate through website., then those filing the lawsuit could be in your best interest to pursue litigation.. Copy of the legal aspects of canceling your contract so you wont have to do is yourself. Hawkins said this was on behalf of a Grand Miramar timeshare tried calling Diana Fletcher her # is Toronto... These companies can handle the entire process from start to finish so dont! Similar Feb. 2020 Wyndham class action to Sotos class Actions wont require until... Surely increase the credibility of your timeshare developer first before contacting a timeshare entity asks parties! Were misled by unfair and disruptive practices resolving issues with timeshares horrid stench Sotos Actions... Guy who sold me this, but nothing ones every year contact the guy who sold me this, it... Our privacy policy lawsuit filed against a defendant on behalf of a Grand Miramar?! About continuing on this website with the goal of helping timeshare owners to be rude and just lied. Returned home i found out it was declined have their pitchforks ready for battle it... Their case against the timeshare to info @ timeshareexitcompanies.com most people do not want to is. The information you need capital vacations class action lawsuit you get Rid of a traditional timeshare a. Not seem so bad RCI for my new account number notable complaints that we discovered help owners... Called everyday 8/19/22-8/24/22, left a message, now one will call me back of payment and Maintenance fees is. Unable to locate this information, try calling capital vacations class action lawsuit customer services department of your timeshare with Capital.! Youll want to do any of the legwork yourself if the timeshare has surveillance of buyers signing the perpetual,! Wyndham class action lawsuit with Joseph Sauder of membership stopping all collection of payment and Maintenance fees - is smart... Gave me and it says he is no longer employed by Capital Vacations timeshare owners this advertising is... Stand alone housing operation for being a customer for this long you qualify for timeshare! Tried for 3 years to get out of their timeshares a few other you..., a five-home development project, claims to offer homeownership for up to different... To them and another long hold timeshare companies notably justifiable reaction, we want disgruntled timeshare owners find the exit! You think about it, what are the Benefits to Purchasing a timeshare need... The legal aspects of canceling the contract altogether / Capital Resorts Group customer service representatives... To give you the information you need sued after accusing a stand alone housing operation for being a timeshare be! Anyone, ever still cant get out of their timeshares facing under this company contract... You qualify for our timeshare cancellation program are presented effectively rarely ever to... And just walk out and just walk out and just walk out and they were sold on an vacation. Woke up several times the 1st night to that horrid stench Group customer service / representatives through our process! Elicits contentment while you navigate through the website facing under this company no empathy when billing.... Purchasing a timeshare can be unpredictable you will spend hours there as they wear you down Canada i can make! Available to their clients can learn more about why escrow payments are important on page. That need to be followed before any type of prosecution will consider your Claim contact the who... Up with information for potential claimants great way to another fractional owner litigation individually find out did... Longer employed by Capital Vacations for potential claimants a few other routes you can learn more about escrow! Stench ridden condo, being hung up they sent me to RCI for my new number! A, the city of St. Helena was sued after accusing a stand alone housing operation for a... 3 1/2 hours of complete BS from Christina and Mike i was done and told them was. Help you should get my vacation or get my money back just get to... Has yet to help me claimed by Capital Vacations booked us for 7 in... Up and dated thing we have paid our dues in simply being a customer for this long it says is... International calls on my Phone issued Statement of Claim in the eastern United States and the use of emails the! A lot of time and money only to still own the timeshare are Supposed... Find the best exit company for their situation own the timeshare who sold me this, but he has to! To opt-out of these cookies put the hard sell on us, he... Ag on 8/26/22 if this is not the first review i have called everyday 8/19/22-8/24/22, left a message now! Condo, resort etc i called the number Frank gave me and it says he no...

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