Will we see tiers within DVC?

[Dean]

I'm sorry, but IMO this does not explain why four people in December wear out a carpet faster than four people in January.
I'm sure you must have facts to support your statement, and that's why I'm pressing for the answer. I sure can't come up with the explanation..

MG

4 people don't wear out carpet more in one season than another in MOST cases. But 500 people wear out a resort faster than 400 people and also require more ancillary services. That is the very nature of even a mildly seasonal resort.

I don't have hard facts but do have a fair amount of discussion with GM's at various resorts outside DVC to conclude that both occupancy and saturation affects wear and tear. Occupancy is the number of units occupied and saturation refers to the number of people in those rooms. Also, any resort that is at all seasonal adjusts their staffing in all areas to the level of demand often bringing on temp workers for higher demand times but there are MANY ways to match need to staffing. And while some will likely argue that staffing isn't passed on to members, I would disagree in that it sets the $$$ amounts of the maint contract going forward. There are areas where timeshares are taxed differently for on season and off and those differences are reflected in different costs to the owners based on the perceived value/demand of their week.

To sumarize my position, I feel that the actual maint IS difference for seasonal resorts based on occupancy issues. I also feel the value to the owner is also different. Many points systems compensate for this issue somewhat. IMO, you need to take into account BOTH the hard costs and the relative value for a seasonal resort with the seasonal value likely being a far more variable factor than hard costs but it does vary a lot with the specifics. With DVC, one who stays at Xmas or Easter yearly, pays significantly more in maint fees than does someone who stays in the same room for the same LOS at a lower season, so with DVC there is already a differential. Thus DVC, and most points systems, already adjust automatically for these issues. I don't think either of these are debatable as applicable issues, I think what is debatable is the specifics of how they should play into a determination.

Many fixed week resorts charge the same for all weeks in the same type of unit. Many have differentials for different unit types/sizes that don't actually reflect the true differential costs between the units (2 BR vs 3 BR).