Frequently Asked Questions

 There was no material change in coverage from Q2 2024 to Q3 2024.   The most sweeping change was to the overall deductible from insured year 2022 to 2023.  This timeframe was when the windstorm deductible buy-down was no longer offered as a portion of the policy.  By changing the buy-down policy to the Parametric Program, we were obligated to begin using the method of deductible calculation of 5% of the total insured value of the property.  This amount is calculated by building or coverage as permits for repair/rebuilding are issued per building. 

In the case of South Seas Club, there are three buildings, three buildings of Owners units and PITO (Property In The Open) including anything not attached to one of the aforementioned buildings.

• Building one is considered 1301 - 1308
• Building two is considered 1309 - 1316
• Building three is considered 1317 to 1324

Property in the open covers things like pool, parking area, out buildings, grills, etc.

1. For the Hurricane Ian claim, the 2022 deductible still fell under the wind buy-down policy whereby the deductible was $100,000 applied proportionally to each of the eight associations within close proximity in South Seas Resort.  
2. For subsequent hurricanes, Debbie, Helene and Milton; all of which occurred after the renewal in 2023 that carried the new deductible parameters, the metric changed to the following:
   1. South Seas Club BLDG 1 Building Value $2,384,724 insured value     5% = $119,236.25
   2. South Seas Club BLDG 2 Building Value $2,282,766 insured value     5% = $114,138.30
   3. South Seas Club BLDG 3 Building Value $2,282,766 insured value     5% = $114,138.30
      1. Building total deductible is $347,512.76
      2. Keep in mind contents values are an additional amount added in if there is       contents damage.  This amount is:
         1. $292,516 per building
      3. And, if other deductibles are met, then there would B.I. coverage/deductibles as well which would be:
         1. BLDG 1 = $481,971     BLDG 2 = $463,677       BLDG 3 =$463,677
3. Business Interruption coverage does not apply because the building/rebuilding permits for the Hurricane Ian project were closed out and occupancy re-started.  
4. Each year insurance coverage is renewed as of June 1.  Every third year there is a physical, in person audit of each property done to establish the total insured value of the location.  Each of the other two years of renewals in between physical audits, a "bench audit" is used to determine total insured value, noting any largely material changes since the last renewal.

The question at hand being Q2 vs Q3 2024 with regard to basically the BI not being reimbursed has more to do with the language of the BI portion of the coverage with regard to the timeliness of the repairs etcetera, as follows:

 B.       Business Interruption

                          (1)      Loss resulting from necessary interruption of business conducted by the Insured, whether total or partial, and caused by physical loss, damage, or destruction covered herein (or elsewhere under similar coverage as provided by this policy with regard to locations that have not reported real property values but only business interruption values) during the term of this policy to real and personal property as described in Clause 7.A. 

                          (2)      If such loss occurs during the term of this policy, it shall be adjusted on the basis of ACTUAL LOSS SUSTAINED by the Insured, consisting of the net profit which is thereby prevented from being earned and of all charges and expenses (including reimbursement of timeshare owner fees) but only to the extent that these must necessarily continue during the interruption of business including ordinary payroll and only to the extent such charges and expenses would have been earned had no loss occurred. 

                                     "Ordinary payroll" is defined to be the entire payroll expense for all employees of the Insured except officers, executives, department managers, employees under contract, and other important employees as determined by the Insured. 

                          (3)      In the event of physical loss, damage, or destruction covered herein to property as described in Clause 7.A. which results in an interruption of research and development activities which in themselves would not have produced income during the indemnity period, this policy shall cover the actual loss sustained of the continuing fixed charges and expenses, including ordinary payroll directly attributable to such research and development activities. 

                          (4)      However, this Company shall not be liable under this Clause B. for any loss resulting from damage to or destruction of finished stock or stock in process nor for the time required to reproduce said finished stock or stock in process.  Finished stock shall mean stock manufactured by the Insured which in the ordinary course of the Insured's business is ready for packing, shipment, or sale. Stock in process shall mean raw stock which has undergone any aging, seasoning or other processing. 

                          (5)      Resumption of Operations:  If the Insured, by reasonable means within its control, could reduce the loss resulting from the interruption of business: 

                                     (a)      by a complete or partial resumption of operation of the property insured, whether damaged or not; or 

                                     (b)      by making use of available stock, merchandise, or other property; such reduction shall be taken into account in arriving at the amount of loss hereunder.

However, as respects the interest of third party owners for whom Hilton Grand Vacations Inc.  is the manager of the property, the Company shall determine such Time Element loss by considering only the operation and/or experience of locations, including those that are not Hilton-branded, owned by the same third party owner of the location suffering the loss.

                          (6)      Experience of the Business: 

                                     (a)      In determining the amount of net profit, charges and expenses covered hereunder for the purpose of ascertaining the actual loss sustained, due consideration shall be given to the experience of the business before the date of damage or destruction and to the probable experience thereafter had no loss occurred to real or personal property as described in Clause 7.A. 

                                     (b)      With respect to alterations, additions, and property while in the course of construction, erection, installation, or assembly, due consideration shall be given to the available experience of the business after completion of the construction, erection, installation, or assembly.

To best assist you in resolving any of your https://club.hiltongrandvacations.com/ login or technical issues, please call HGVClub Members: 800-932-4482.  Their technical support can validate your credentials and resolve your problems using the website to view your Hilton Grand Vacation account information online or setting up the app for your mobile device. 

To best assist you in resolving any of your Hilton Grand Vacations statement issues or questions, please log into  https://club.hiltongrandvacations.com/ or you can call them directly worldwide (407)613-3119 or if in the US (877)311-4440.

The Reception building previously located at the entrance to South Seas Resort has been demolished and is now just vacant space. Hilton Grand Vacations will now handle all guest check-ins. Check-ins will no longer occur at South Seas Resort. All owners, guests, and renters must now check-in at the new HGV Sanibel office, located at the Tarpon Bay Center located at 2460 Palm Ridge Road in Sanibel.  The office is conveniently located off the main road you travel through Sanibel on your way to Captiva and South Seas Resort. 

Office hours are:

Monday – Thursday 8:30 a.m. to 4:30 p.m.

Friday: 8:30 a.m. to 7:00 p.m. 

Saturday: 8:30 a.m. to 4:30 p.m.

Sunday: Closed

Contact Number: (239) 747-1695

Please contact the office to make arrangements if you will be arriving after hours.

 All timeshare Associations act independently, and do not operate under the same rules and conditions. Each are self-governing and autonomous. Therefore, it is important to note that what one timeshare Association may provide, another may not.  

 Owners, guests, and renters of the South Seas Club Association DO NOT have amenity privileges. Amenities include: usage of the main and slide pool; lounge chairs, umbrellas and towels on Sunset Beach; private main pool gate entrance, golf privileges, and trolley usage, and golf cart rental and parking.  Timbers Company is strictly enforcing accesses to amenity areas and privileges to only those wearing an amenities bracelet ---- WITHOUT EXCEPTION.  

South Seas Club Association parking for inhouse registered owners/renters will be for one car or one golf cart as designated by the unit number sign marker. The 2 remaining unmarked unit spaces will be for guest parking of SSC owners on a first come first use basis. Owners should not be parking their cars in the visitors spaces. 

 Pets and emotional support animals are not permitted. Trained service animals must be registered in advance at the office. Owners are responsible to alert renters of this policy in advance. 

Hilton Grand Vacations (HGV) has a sales office and team to market and sell units locally. At this time, they are not offering a unit rental service.