707.04 History
History: 1987 a. 399.
707.05
707.05
Variation by agreement. Except as otherwise provided in this chapter, the provisions of this chapter may not be varied by agreement, and rights conferred under this chapter may not be waived. A developer may not act under a power of attorney, or use any other device, to evade the limitations or prohibitions of this chapter or the time-share instrument.
707.05 History
History: 1987 a. 399.
707.06
707.06
Unconscionable contract. 707.06(1)
(1)
Unconscionability; remedy. If a court as a matter of law finds that any aspect of a contract relating to the use or ownership of a time share, any conduct directed against the purchaser by a party to the contract, or any result of the contract is unconscionable, the court shall, in addition to the remedy authorized in
sub. (4), either refuse to enforce the contract against the purchaser, or so limit the application of any unconscionable aspect or conduct as to avoid any unconscionable result.
707.06(2)
(2) Factors. Without limiting the scope of
sub. (1), the court may consider, among other things, any of the following as pertinent to the issue of unconscionability:
707.06(2)(a)
(a) That those engaging in the practice know of the inability of a party to receive benefits properly anticipated from the time share and related goods or services.
707.06(2)(b)
(b) That there exists a gross disparity, at the time of contracting, between the price of the time share and related goods or services and their value as measured by the price at which similar time shares or related goods or services were readily obtainable or by other tests of true value, except that a disparity between the contract price and the value of the time share measured by the price at which similar time shares were readily obtainable in similar transactions does not, of itself, render the contract unconscionable.
707.06(2)(c)
(c) That the practice may enable one party to take advantage of the inability of the other party reasonably to protect his or her interests by reason of physical or mental infirmities, illiteracy or inability to understand the language of the agreement, ignorance or lack of education or similar factors.
707.06(2)(d)
(d) That the terms of the contract require a party to waive legal rights.
707.06(2)(e)
(e) That the terms of the contract require a party to unreasonably jeopardize money or property beyond the money or property immediately at issue in the transaction.
707.06(2)(f)
(f) That the natural effect of the practice would reasonably cause or aid in causing a party to misunderstand the true nature of the contract or his or her rights and duties under the contract.
707.06(2)(g)
(g) That the writing purporting to evidence the obligation of the party under the contract contains terms or provisions or authorizes practices prohibited by law.
707.06(2)(h)
(h) Definitions of unconscionability in statutes, rules, regulations, rulings and decisions of legislative, administrative or judicial bodies.
707.06(3)
(3) Course of conduct. Any charge or practice expressly permitted by this chapter is not in itself unconscionable, but even though a practice or charge is authorized by this chapter, the totality of a party's conduct may show that such practice or charge is part of an unconscionable course of conduct.
707.06(4)
(4) Other remedies. In addition to the protections afforded in
sub. (1), a party shall be entitled upon a finding of unconscionability to recover from the person responsible for the unconscionable conduct a remedy in accordance with
s. 707.57 (1).
707.06 History
History: 1987 a. 399.
707.07
707.07
Obligation of good faith. Every contract or duty within this chapter imposes an obligation of good faith in its performance or enforcement.
707.07 History
History: 1987 a. 399.
707.09
707.09
Conflicts with other laws. If a conflict exists between this chapter and
ch. 703, the provisions of this chapter prevail.
707.09 History
History: 1987 a. 399.
707.10
707.10
Zoning and other regulation of time-share projects. 707.10(1)(1)
Limitations; land use regulation. No zoning or other land use ordinance or regulation may prohibit time-share projects or impose any requirements upon a time-share project which it does not impose upon a physically identical development under a different form of ownership. No provision of a state or local building code may be applied differently to an improvement to real property in a time-share project than would be applied to a similar improvement under a different form of ownership.
707.10(2)
(2) Limitations; other regulations. No county, city or other jurisdiction, other than the state, may impose a burden or restriction on a time-share project that is not imposed on all other property of similar character not part of a time-share project.
707.10 History
History: 1987 a. 399.
707.11
707.11
Securities law; applicability. A time share created and marketed in accordance with this chapter is not a security under
ch. 551 if a developer complies with
ss. 707.38 (1m) and
707.49.
707.11 History
History: 1987 a. 399.
CREATION, TERMINATION AND INCIDENTS OF TIME-SHARE OWNERSHIP
707.20
707.20
Time shares in projects. 707.20(1)
(1) If all of the documents constituting a project instrument are recorded after June 1, 1988, time shares may not be created in any unit in the project unless expressly permitted by the project instrument, including an amendment to the project instrument under
sub. (2).
707.20(2)
(2) An amendment to a project instrument adopted under
s. 707.39 (5) or
(6) which is recorded after June 1, 1988, may not permit the creation of time shares unless the owner of each unit in the project, and the record owners of liens on each unit in the project, consent to the amendment.
707.20 History
History: 1987 a. 399.
707.21
707.21
Time-share instrument. 707.21(1)
(1)
Contents. Except as provided in
sub. (2), more than 12 time shares may be created in a single time-share property only by recording under
sub. (3) a time-share instrument containing or providing for all of the following:
707.21(1)(a)
(a) A sufficient description of the time-share property and the name or other identification of the project, if any, within which the time-share property is located.
707.21(1)(b)
(b) A copy of or reference to a recorded project and time-share property plat required under
s. 707.215.
707.21(1)(c)
(c) The name of the county or counties in which the time-share property is located.
707.21(1)(d)
(d) Identification of time periods by letter, name or number.
707.21(1)(e)
(e) The time-share liability and any voting rights assigned to each time share.
707.21(1)(em)
(em) A method for allocating real property taxes among the time-share owners and a method of giving notice to the time-share owners of an assessment and the amount of the property taxes, as required under
s. 70.095.
707.21(1)(f)
(f) If additional units may become part of the time-share property, the method of doing so and the formula for allocation and reallocation of the time-share liabilities and any voting rights.
707.21(1)(h)
(h) Allocation of time for maintenance of the time-share units.
707.21(1)(i)
(i) Provisions for management by a managing entity or by the time-share owners.
707.21(2)
(2) Exception for certain easements. If a time-share easement applies to units in more than one time-share property, the time-share instrument creating the time-share easement need not contain or provide for the matters specified in
sub. (1) (a) to
(h).
707.21(3)
(3) Recording. Before the sale of any time share in a time-share property for which a time-share instrument is required under
sub. (1), the developer shall record the time-share instrument and all amendments of the time-share instrument with the register of deeds of every county in which any portion of the time-share property is located. The time-share instrument shall be indexed in the name of the time-share property and the developer, and the index shall identify time-share estate owners and all transfers of time-share estates. Subsequent instruments affecting the title to a time-share unit which is physically located entirely within a single county shall be recorded only in that county, even if the common elements are not physically located entirely within that county. Subsequent amendments shall be indexed under the name of the developer.
707.21 History
History: 1987 a. 399.
707.215
707.215
Project and time-share property plat. 707.215(1)(1)
Recording requirement. When a time-share instrument is recorded under
s. 707.21 (3), the developer shall file for record a plat, as described in
sub. (2), of the time-share property and the project, if any, within which the time-share property is located, except that if a plat of the project was previously recorded the developer need only file the information necessary to update the recorded plat.
707.215(2)
(2) Required contents. A plat filed for recording under
sub. (1) may consist of one or more sheets and shall contain at least all of the following:
707.215(2)(a)
(a) On each sheet of the plat, the name of the project and time-share property and the county in which the project and time-share property are located. If there is more than one sheet, each sheet shall be consecutively numbered and show the relation of that sheet number to the total number of sheets.
707.215(2)(b)
(b) A survey of the project and time-share property complying with minimum standards for property surveys adopted by the examining board, as defined in
s. 443.01 (3), and showing the location of any time-share unit, unit or other building located or to be located on the property.
707.215(2)(c)
(c) Diagrammatic floor plans of each building located or to be located on the property which show the approximate dimensions, floor area and location of each time-share unit and unit in a building. Common elements shall be shown graphically to the extent feasible.
707.215(3)
(3) Form of maps and plans. All survey maps and floor plans submitted for recording shall be legibly prepared with a binding margin of 1.5 inches on the left side and a one-inch margin on all other sides on durable white paper 14 inches in length and 22 inches in width with nonfading black image or reproduced with photographic silver haloid image on double matt polyester film of not less than 4 millimeter thickness and 14 inches long by 22 inches wide. The maps and plans shall be drawn to a convenient scale.
707.215(4)
(4) Designation of time-share units and units. Every time-share unit and unit shall be designated on the plat by number or other appropriate designation.
707.215(5)
(5) Surveyor's certificate. A plat is sufficient for the purposes of this chapter if attached to or included in the plat is a certificate of a land surveyor licensed to practice in this state, and the certificate provides all of the following:
707.215(5)(a)
(a) That the plat is a correct representation of the project and the time-share property.
707.215(5)(b)
(b) The identification and location of each time-share unit and each unit and the common elements can be determined from the plat.
707.215(6)
(6) Nonapplicability. Chapter 236 does not apply to plats required under this section.
707.215 History
History: 1987 a. 399.
707.22
707.22
Allocation of time-share liability and voting rights. 707.22(1)(1)
Allocation of expenses. The time-share instrument shall state the amount of, or formula used to determine, any time-share liability.
707.22(2)(a)(a) If the time-share instrument provides for voting, it shall allocate votes to each time-share unit and to each time share under
par. (b), but shall not allocate votes to any other property or person.
707.22(2)(b)
(b) The number of votes allocated to each time share shall be equal for all time shares or proportionate to each time share's value, as estimated by the developer, time-share liability or time-share unit size. The time-share instrument may specify matters as to which the votes shall be equal and other matters as to which votes shall be proportionate.
707.22(3)
(3) Altering allocation. Except as otherwise provided under
s. 707.21 (1) (f), the votes and time-share liability may not be altered without the unanimous consent of all time-share owners entitled to vote and voting either at a meeting or in an initiative or referendum in which at least 80% of the votes allocated to time shares are cast.
707.22(4)
(4) Sum of expenses. Except for minor variations due to rounding, the sum of the time-share liabilities assigned to all time shares shall equal one, if stated as fractions, or 100% if stated as percentages. If a discrepancy occurs between the time-share liability or votes allocated to a time share and the result derived from the application of the formulas, the allocated time-share liability or vote prevails.
707.22 History
History: 1987 a. 399.
707.23
707.23
Partition. Notwithstanding
ch. 842, no action for partition of a time-share unit may be maintained except as permitted by the time-share instrument or under
s. 707.24 (3) (b).
707.23 History
History: 1987 a. 399.
707.24
707.24
Termination of time shares. 707.24(1)
(1)
Termination by agreement. All time shares in a time-share property may be terminated only by agreement of the time-share owners having at least 80% of the time shares, except that the time-share instrument may require approval by a greater majority.
707.24(2)(a)(a) An agreement to terminate all time shares in a time-share property shall be evidenced by a termination agreement which meets the requirements of
s. 706.05 (2) for recording, is signed by each of the time-share owners who agree to termination under
sub. (1) and provides that the agreement will be void unless the agreement is recorded before a specified date.
707.24(2)(b)
(b) A termination agreement shall be recorded in the office of the register of deeds of each county in which a portion of the time-share property is located and shall be effective only upon recordation.
707.24(3)
(3) Agreement without sales contract. 707.24(3)(a)(a) Unless the termination agreement sets forth a sales contract described in
sub. (4), title to an estate or interest in each time-share unit, equal to the sum of the time shares in the time-share unit, shall vest upon termination in the time-share owners of the time-share unit in proportion to their respective interests under
sub. (6m) or
(7), and liens on the time shares shall shift accordingly to encumber those interests.
707.24(3)(b)
(b) Upon termination, an owner of an estate or interest in a time-share unit under
par. (a) may maintain an action for partition under
ch. 842.
707.24(4)
(4) Agreement with sales contract. If the termination agreement sets forth the material terms of a contract or proposed contract under which an estate or interest in each time-share unit, equal to the sum of the time shares in the time-share unit, is to be sold and designates a trustee to effect the sale, title to that estate or interest shall vest upon termination in the trustee for the benefit of the time-share owners, to be transferred under the contract. Proceeds of the sale shall be distributed to time-share owners and lienholders under
sub. (6).
707.24(5)
(5) Rights and liabilities after termination. Except as otherwise specified in the termination agreement, if the former time-share owners or their trustee holds title to the estate or interest equal to the sum of the time shares, each former time-share owner and the time-share owner's successors in interest have the same rights with respect to occupancy in the former time-share unit that the former time-share owner would have had if termination had not occurred, together with the same liabilities and other obligations imposed under this chapter or the time-share instrument.
707.24(6)
(6) Distribution of proceeds. After termination of all time shares in a time-share property and adequate provision for the payment of the claims of the creditors for time-share expenses, the proceeds shall be distributed to the former time-share owners and their successors in interest in proportion to their interests as determined under
sub. (6m) or
(7). The distribution shall consist of the proceeds of any sale under this section and the proceeds of any personalty or other funds held for the use and benefit of the former time-share owners. After termination, creditors of the association holding liens perfected against the time-share property before the termination may enforce those liens in the same manner as any other lienholder. All other creditors of the association shall be treated as if they had liens on time-share property which were perfected immediately before termination.
707.24(6m)
(6m) Interests specified. The time-share instrument may specify the respective fractional or percentage interest in the estate or interest in each time-share unit equal to the sum of the time shares in the time-share unit that will be owned by each former time-share owner.
707.24(7)(a)(a) If the specification under
sub. (6m) is not made, an appraisal under
par. (b) of the fair market value of each time share shall be made not more than 180 days before the termination by one or more impartial qualified appraisers, selected either by the trustee designated in the termination agreement or by the managing entity if no trustee is designated.
707.24(7)(b)
(b) The appraisal shall state the corresponding fractional or percentage interests calculated in proportion to those values and shall be made in accordance with all of the following:
707.24(7)(b)1.
1. If the termination agreement sets forth a sales contract described in
sub. (4), each time share conferring a right of occupancy during a limited number of time periods shall be appraised as if the time until the date specified for the conveyance of the property had already elapsed.
707.24(7)(b)2.
2. If the termination agreement does not set forth a sales contract described in
sub. (4), each time share conferring a right of occupancy during a limited number of time periods shall be appraised as if the date specified under
sub. (2) had already elapsed.
707.24(7)(b)3.
3. The interest of each time-share owner is the value of the time share divided by the sum of the values of all time shares in the unit or units to which the time share applies.
