707.02(28)
(28) “Time-share instrument" means a document creating or regulating time shares.
707.02(29)
(29) “Time-share liability" means the liability for time-share expenses allocated to each time share under s.
707.21 (1) (e).
707.02(30)
(30) “Time-share license" means a right to occupy a unit or any of several units under a license or lease agreement during at least 4 separated periods over at least 4 years, including renewal options, not coupled with an interest in property.
707.02(31)
(31) “Time-share owner" means a person who is an owner or co-owner of a time share, other than as security for an obligation.
707.02(32)
(32) “Time-share property" means one or more time-share units subject to the same time-share instrument, together with any real estate or rights to real estate appurtenant to those units.
707.02(33)
(33) “Time-share unit" means a unit in which time shares exist.
707.02(34)
(34) “Unit" means real property designated for separate occupancy and use.
707.03
707.03
Status of time-share estates. 707.03(1)(1)
A grant of an estate in a unit conferring the right of possession during a potentially infinite number of separated periods creates a fee simple absolute interest, and a grant of an estate in a unit conferring the right of possession during 4 or more separated periods over a finite number of years equal to at least 4, including renewal options, creates an interest for years.
707.03(2)
(2) Each time-share estate constitutes for all purposes a separate estate in real property.
707.03 History
History: 1987 a. 399.
707.03 Annotation
A contract to purchase a time-share creates an interest in real estate, which, under s. 706.02 (1) must be signed by or on behalf of the grantor in order to be valid. Section 707.46 (1) (a) requires a time-share purchase contract to contain the actual date that the contract is executed by each party, which means that a valid time-share purchase contract must include the signature of both parties. Irrespective of any statutory right to cancel a valid contract, a party to an invalid contract may, under the common law, have it rescinded and be restored to the status quo. Ott v. Peppertree Resort Villas, Inc.
2006 WI App 77,
292 Wis. 2d 173,
716 N.W.2d 127,
04-1226.
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 or licenses. If a time-share easement or a time-share license applies to units in more than one time-share property, the time-share instrument creating the time-share easement or the time-share license 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;
2007 a. 18.
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, shall be produced on media that is acceptable to the register of deeds, 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 one inch on all sides on durable white media that is 14 inches in length and 22 inches in width, or on other media that is acceptable to the register of deeds, with a permanent nonfading black image. 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)
Professional land 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 professional land surveyor licensed under ch.
443, 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.
707.22
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 percent 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 percent 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 percent 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.
