If you are looking for a complete, step-by-step roadmap to ending your ownership, start with our Ultimate Guide to DIY Timeshare Cancellation. This article is a specialized deep-dive into the Mexico timeshare rescission process, which is just one part of the broader legal strategy used to get out of a timeshare legally.
1. The 5-Day “Cooling-Off” Rule (Article 56)
Canceling a timeshare purchased in Mexico (Cancun, Cabo, Puerto Vallarta, etc.) is governed by Mexican Federal Law, specifically the Federal Consumer Protection Law (Ley Federal de Protección al Consumidor).
The 5-Day Reality: Under Article 56, you have a period of 5 business days to revoke your consent without any penalty. Unlike the U.S., where “calendar days” are common, Mexico counts “business days,” which excludes Saturdays, Sundays, and Mexican Federal holidays.
2. The “What-To” Know: Profeco’s Authority
PROFECO (Procuraduría Federal del Consumidor) is the Mexican government agency that protects consumers. They have strict oversight over timeshare developers.
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Jurisdiction: Even if you are a U.S. or Canadian citizen, if you signed the contract on Mexican soil, the contract is subject to Mexican law and PROFECO’s regulations.
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The Refund Mandate: Article 56 states that if you rescind within the 5-day window, the resort must refund all monies paid. They are legally prohibited from charging “cancellation fees” or “restocking fees” during this window.
3. The “What-To” Do: The “Double-Track” Mailing Strategy
Mexican resorts are notorious for claiming that “international mail was lost” or that the rescission window expired while the letter was in transit. To protect yourself, you must use a “Double-Track” approach.
The Physical Track (International Courier)
Do not use standard USPS Certified Mail. Once it crosses the border, tracking becomes unreliable.
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Action: Use DHL, FedEx, or UPS. These services provide a specific “Signature Required” proof of delivery.
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Proof: You need the name of the person who signed for the package at the resort’s legal office.
The Digital Track (Email)
While physical mail is the primary legal requirement, you must also send a PDF copy of your signed rescission letter to the resort’s “Sales Director” and “Contract Department” email addresses.
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Action: Use a “Read Receipt” tool to prove they opened the attachment.
4. Common Mexican Resort Myths
At the sales table, you may have been told “alternative facts” to prevent you from canceling:
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The “Special Promotion” Lie: “This was a promotional price, and you signed away your right to cancel.” False. Article 56 rights are non-waivable.
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The “International Waters” Lie: “Because this is a global club, Mexican law doesn’t apply.” False. If the contract was signed in Mexico, Mexican law applies.
5. The “What-To” Do: Preparing for the “Retention Call”
The moment the resort receives your DHL package, you will get a call from an “International Member Liaison.”
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The Tactic: They will tell you that to process the cancellation, you must come back to the resort or pay a “notary fee.”
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Your Response: This is a stall tactic. You do not need to pay a fee to exercise a legal right. Your only response should be: “I have invoked Article 56. Please confirm the date my refund will be processed.”
Don’t Let Your Vacation High Lead to a 30-Year Debt. Rescinding in a foreign country adds layers of complexity, from language barriers to international shipping logistics. A single mistake in your “Notice of Revocation” can allow the resort to keep your thousands of dollars in deposit.
Our Premium Exit Bundle ($397) provides a Foreign Timeshare Exit Letter Template.
Download the Mexico Rescission Toolkit – Before Your 5 Days Are Up