How to Fill Out and Submit the HGV Transitions Form: Timeshare Surrender

The HGV Transitions form is the document Hilton Grand Vacations uses to process a voluntary surrender of a qualifying timeshare back to the developer. To complete and submit it, call the Transitions team at 1-855-342-3689 or email Transitions@hgv.com to confirm you qualify, pull the form from the Transitions link in your online Member Area at DiamondResorts.com, fill in your legal names, contract number, and ownership details exactly as they appear on your deed and billing statement, and return it through the secure member portal or by certified mail.¹²

Confirm You Qualify Before Filling Anything Out

The Transitions program is not open to every owner, and applications are reviewed case by case. Meeting every criterion below does not guarantee acceptance, and HGV can change or discontinue the program at any time without notice.

You need all of the following to be considered:

A free and clear title, with no outstanding loan balance or lien of any kind. Any purchase loan must be fully paid off before you apply.¹
Maintenance fees, club dues, and any other recurring charges paid through the year you are relinquishing ownership.²
At least two years since you purchased from HGV.¹
No active reservations. Any future stays tied to the ownership must be completed or cancelled first.¹
An eligible property. Ownership must be in a Diamond Resorts Collection or HGV-managed property. EU Collection owners currently do not qualify.¹
A purchase directly from Diamond Resorts, HGV, or a predecessor company whose developer rights HGV acquired. Inherited or gifted ownerships qualify only if the original family member would have met the criteria.¹
No involvement with a third-party timeshare exit or resale company. Working with one can hurt your eligibility even if that company has not taken any formal action for you yet.¹

If you are not sure where you stand on any of these, call the Transitions team first. A short phone call up front is faster than a rejected application.

Where to Find the Form

Log in to your Member Area at DiamondResorts.com and click the Transitions link in the left-side navigation menu.² If the link is not visible in your account, ask the Transitions team to send the form directly at 1-855-342-3689 or Transitions@hgv.com.¹

Before you start typing, gather three documents: your original purchase agreement, your most recent billing statement, and a copy of your deed or certificate of ownership. Every entry the form asks for comes from one of those.

What to Enter on the Form

The form asks for two categories of information: who you are and what you own. Errors in either can stall the review or trigger a rejection, so treat the deed and the billing statement as your source of truth rather than typing from memory.

Personal and Account Details

Enter the full legal names of every person listed on the deed or certificate of ownership, exactly as those documents show them. A missing middle initial or a maiden name where the deed shows a married name is enough to create a mismatch in corporate records and delay processing. Include your current mailing address, primary phone number, and email address so Transitions can reach you during review.

Your unique contract number appears on the original purchase agreement and on most billing correspondence. It ties the whole application together. If you hold more than one contract, each one needs its own separate Transitions request.

Ownership and Property Details

Identify the home resort by its full name. Specify whether the ownership is points-based or a fixed-week interval. Your latest billing statement shows the exact point allocation or week number. If you own points, check current balances through the online owner dashboard, including any banked Club Points or Bonus Points, before filling in those fields. Transitions reconciles your form against inventory records, so the numbers must match what their system already shows.

Before you submit, read every entry back against the source documents. The form is a snapshot of your ownership as it stands, and mismatches are the most common cause of administrative delays.

Submitting the Form

You can submit the completed form two ways: through the secure online portal in your member account, or by mailing a printed copy to the Transitions team at the corporate office in Orlando, Florida. If you mail it, use certified mail with return receipt so you have proof of delivery. Confirm the current mailing address with the Transitions team before sending, since office locations can change.

What Happens After You Submit

Once the form is in, Transitions reviews your account’s financial standing and title status. Turnaround is not quick. Owner reports range from a few months to well over a year, and the program offers no guaranteed timeline. You remain responsible for all maintenance fees and dues throughout the review. Falling behind while your application is pending can disqualify you.

If the request is approved, you receive a formal offer that spells out the terms of the surrender. The offer may include an administrative or processing fee, and reported amounts vary, so get the exact figure in writing before you agree to anything. You will then sign a quitclaim deed or similar transfer document, usually with notarization. Once the executed documents are recorded with the appropriate county clerk’s office, your ownership ends, and with it your future maintenance fee obligations and membership benefits.

If Your Request Is Denied

The program is not an entitlement. HGV evaluates each application on its merits and against all the other applications it is handling at the time.¹ A denial is not the end of your options. You can list the timeshare for resale, though personal-use timeshares typically sell for far less than the original purchase price. If the ownership is fully paid off, you can gift it to a willing friend or family member who understands they will inherit the maintenance obligation. Some owners rent out their allotted time to cover annual fees while they weigh a longer-term exit, but check with HGV first that your ownership permits rentals. Eligibility criteria and inventory needs also shift, so a request denied this year can succeed on a later application.

Simply stopping payment on maintenance fees is a poor last resort. It damages your credit, can lead to collection activity, and may result in foreclosure on the interest. The account can sit on your credit report for up to seven years and may complicate future mortgage applications, since lenders sometimes treat timeshare obligations as installment loans.

Tax Consequences of a Surrender

Giving the timeshare back does not create a deductible loss if you used it for personal vacations. Federal tax law limits individual loss deductions to trade or business losses, transactions entered into for profit, and certain casualty and theft events.³ A personal-use timeshare fits none of those. The IRS states the rule plainly: “Loss from the sale or exchange of property held for personal use is not deductible.”⁴

If any portion of a debt tied to the timeshare is forgiven as part of the surrender, such as waived maintenance fees or an unpaid balance the developer agrees to absorb, the forgiven amount can count as taxable income. Creditors are required to file Form 1099-C for cancelled debts of $600 or more.⁵ If you cleared the Transitions eligibility bar (paid in full, fees current), this is unlikely, but watch your mail during the following tax season. If you receive a Form 1099-S documenting the real estate transfer, report it on Form 8949 and Schedule D with your Form 1040, adjusting basis so no loss is claimed.⁴ A tax professional can handle the mechanics if the forms are unfamiliar.

You Do Not Need to Pay a Third Party to Do This

Every step in the Transitions process, from contacting HGV to submitting the form and negotiating terms, you can do yourself at no cost beyond potential processing fees.⁶ Hiring an exit company is not just unnecessary; as noted above, involvement with one can hurt your eligibility for Transitions in the first place.

The FTC lists several warning signs for third-party exit companies: large upfront fees, guaranteed cancellation promises, pressure to act immediately, and instructions to stop paying your maintenance fees or mortgage.⁷ The Coalition for Responsible Exit, a nonprofit backed by the American Resort Development Association, publishes developer contact information and a checklist of options at responsibleexit.com and is worth checking before you spend money on any outside service.⁶

1
Diamond Resorts. Hilton Grand Vacations Transitions Form
2
Diamond Resorts. Frequently Asked Questions
3
Office of the Law Revision Counsel. 26 USC 165 – Losses
4
Internal Revenue Service. Publication 544 – Sales and Other Dispositions of Assets
5
Internal Revenue Service. About Form 1099-C, Cancellation of Debt
6
ARDA Responsible Exit. Exit or Sell Your Timeshare Safely
7
Federal Trade Commission. Timeshares, Vacation Clubs, and Related Scams