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MESCAM
Cancel Now

The clock is ticking — you have 5 business days

Scammed at a timeshare presentation in Mexico? You can fight back and get a full refund.

Mexican law gives you a non-waivable right to cancel within 5 business days and get 100% of your money back. This site has helped people do exactly that since 2003 — and it's free.

Cancel now — step by step Know your rights

Already outside the 5-day window? There are still options →

people helped since Aug 2003
150+ people helped since Aug 2003
estimated total refunds won
$4M+ estimated total refunds won
business days to cancel — by law
5 business days to cancel — by law
this is free, run by one guy
$0 this is free, run by one guy

Read these warnings before you do anything

Don't fall for fake contract clauses

Some resorts now write clauses that look like Article 56 but say they keep all your money as "liquidated damages." In your cancellation letter, state plainly that you are cancelling under Article 56 and NOM-029-SCFI-2010, which require a full refund — not these fake clauses. Stop being a victim twice.

The fake-cancellation scam

At some resorts (notably Sunset Group) staff will smile, take your cancellation, and promise a refund — but never sign it or give you a copy. Then the evidence vanishes and the charges keep coming. Get hard proof you cancelled.

Cancel with the resort, not the salesperson

Some salespeople give you a personal email address so your cancellation never reaches the resort. Send your notice to every address on your contract and copy PROFECO.

Quick answers

  • You have the legal right to cancel your timeshare contract within 5 business days.

    Your legal rights

  • No matter what you signed, you CANNOT give up your right to cancel within 5 business days. Any waiver is invalid.

    Why waivers are void

  • Even if you are outside the first 5 business days — even a year later — you still have options.

    Outside the 5 days?

  • The best way to cancel is by email, where you can document it and copy government officials as proof. You must have physical proof that you cancelled.

    How to cancel

  • You will not be able to rent your new timeshare for the price the salesperson quoted. Any 'agency' that wants an up-front fee to rent it for you is another scam.

  • Resorts will threaten your credit rating or a collection agency. This is countered when you declare their charges fraudulent and are willing to sue your credit card company.

    The credit-card strategy

The move that wins

Treat the charges as fraud — and sue your own credit card company

Once you've legally cancelled, any charge the resort keeps pushing is a fraudulent charge. By being willing to sue your credit card company in a US small-claims court, you move the fight onto US soil — where the resort has no standing and won't show up. That's what takes all the power away from them.

See the full strategy
  1. 1 Cancel in writing within 5 business days, with provable proof.
  2. 2 Copy PROFECO and as many government bodies as you can.
  3. 3 Tell the resort their charges are now fraudulent.
  4. 4 Be ready to sue your credit card company — they won't fight over a 2–4% fee.

Read how it actually plays out

All stories →
Email war

Kurt's Story

A Pueblo Bonito sales director picked a fight with MESCAM over a couple's cancellation. Watch the credit-card strategy back him into a corner — blow by blow.

Read the story How-to

Stopping Ryan

A step-by-step guide built from a real case: you cancelled in time, the resort refuses, collections are calling. Here's exactly what to do.

Read the story Q&A column

MESCAM Advice

Real emails, real replies. 'Your confidence has not diminished — you found out the bastards lied to you.'

Read the story
"I have all of my $5,000 back, and I know it was because of that very forceful letter that I borrowed from your website. Thank you so, so much. Lesson learned."
— Michelle K., scammed by Pueblo Bonito Sunset Beach · read her story

This site is free — and run by one guy

No charge, no lawyers, no catch. If the information here helped you get your money back, a donation keeps it online for the next person who's panicking on a hotel wifi tonight.

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