UNLV Theses, Dissertations, Professional Papers, and Capstones 12-1-2012 Mega-renters: Who are they and how do they operate? Stefan William Cosentino University of Nevada, Las Vegas Follow this and additional works at: https://digitalscholarship.unlv.edu/thesesdissertations Part of the Real Estate Commons, and the Recreation Business Commons Repository Citation Cosentino, Stefan William, "Mega-renters: Who are they and how do they operate?" (2012). UNLV Theses, Dissertations, Professional Papers, and Capstones. 1719. http://dx.doi.org/10.34917/4332700 This Dissertation is protected by copyright and/or related rights. It has been brought to you by Digital Scholarship@UNLV with permission from the rights-holder(s). You are free to use this Dissertation in any way that is permitted by the copyright and related rights legislation that applies to your use. For other uses you need to obtain permission from the rights-holder(s) directly, unless additional rights are indicated by a Creative Commons license in the record and/or on the work itself. This Dissertation has been accepted for inclusion in UNLV Theses, Dissertations, Professional Papers, and Capstones by an authorized administrator of Digital Scholarship@UNLV. For more information, please contact [email protected]. MEGA-RENTERS: WHO ARE THEY AND HOW DO THEY OPERATE by Stefan William Cosentino Bachelor of Arts University of Massachusetts, Amherst 1994 Masters of Business Administration Rollins College 2002 A dissertation submitted in partial fulfillment of the requirements for the Doctor of Philosophy in Hospitality Administration Department of Hospitality Administration William F. Harrah College of Hotel Administration The Graduate College University of Nevada, Las Vegas December 2012 Copyright by Stefan William Cosentino, 2013 All Rights Reserved ii THE GRADUATE COLLEGE We recommend the dissertation prepared under our supervision by Stefan Cosentino entitled Mega-renters: Who Are They and How Do They Operate be accepted in partial fulfillment of the requirements for the degree of Doctor of Philosophy in Hotel Administration Department of Hospitality Administration Robert Woods, Ph.D., Committee Chair William Werner, J.D., Committee Member Carola Raab, Ph.D., Committee Member Lori Olafson, Ph.D., Graduate College Representative Tom Piechota, Ph.D., Interim Vice President for Research & Dean of the Graduate College December 2012 ii ABSTRACT Mega-renters: Who are they and how do they operate? by Stefan William Cosentino Dr. Robert H. Woods, Examination Committee Chair Full Professor University of Nevada, Las Vegas This dissertation investigates individuals who have acquired an extraordinary number of vacation ownership (timeshare) points or weeks and utilize their ownership for the purposes of generating income by renting their room reservations to the third parties. Individuals who operate in this context have been referred to as mega-renters on blogs such as the Timeshare Users Group website (Tug2.net), commonly referred to as Tug, which is an online forum where owners of timeshare share information about their ownership. The timeshare or vacation ownership product is a leisure product that provides consumers luxury accommodations and or vacation experiences. Academic opinion based on net present value (NPV) analyses on the value of the vacation ownership product in comparison to renting hotel accommodations is mixed. What is consistent in the academic research is that the vacation ownership product should be purchased for one’s personal enjoyment and not as an investment. iii This study attempted to answer the research question of: Who are mega-renters and how do they operate? Identifying how mega-renters operate can assist other individuals considering developing a rental business to operate more effectively and pre- identify operating risks. Understanding how mega-renters operate can benefit vacation ownership companies in yield management of their resort properties and identifying opportunities in managing aspects of their owner program or policies. Using an exploratory multi-case study approach, four in-depth interviews were conducted with participants solicited from Tug. A cross-case analysis was conducted applying the methodology suggested by Stake (2006) to develop assertions on how mega- renters operate. A conceptual model is presented based on the study’s findings illustrating the manner in which mega-renters may acquire and distribute their inventory. iv ACKNOWLEDGMENTS I first would like to thank my family. Without your support and encouragement over the past three years I could never have completed the program. I would like to thank my dissertation committee chair, Dr. Robert Woods, not only for his guidance during the development of this work but for being a great mentor. I would also like to thank the other members of my committee for their effort and contributions: Dr. Carola Raab, William Werner, and Dr. Lori Olafson. Each of you strengthened this work by sharing your unique perspectives. I would also like to thank Johnny, Maureen, Sydney, and Patrick who agreed to be part of the study and took the time to share their knowledge, insights, and experiences. Without their participation, this study could not have been conducted. Lastly, I would like to thank Orie, Susan, and Brett. Thank you for your encouragement and support over the past three years. Funding for this research was provided by the William F. Harrah College of Hotel Administration at the University of Nevada, Las Vegas. v TABLE OF CONTENTS ABSTRACT ................................................................................................................... iii ACKNOWLEDGMENTS ............................................................................................... v LIST OF TABLES ....................................................................................................... viii LIST OF FIGURES ........................................................................................................ ix CHAPTER 1 .................................................................................................................... 1 Purpose of the Study ............................................................................................... 3 Research Questions ................................................................................................. 3 Importance of the Study .......................................................................................... 3 Organization of the Study ....................................................................................... 5 CHAPTER 2 ................................................................................................................... 6 Vacation Ownership Industry Overview ................................................................ 6 The Vacation Ownership Room Mix .................................................................... 10 Yield Management: Hotel Versus Vacation Ownership ....................................... 12 Vacation Ownership Interest as an Investment ..................................................... 19 Entrepreneurship ................................................................................................... 23 Loyalty Programs .................................................................................................. 24 Vacation Ownership Resales ................................................................................ 26 Vacation Ownership Policies Specific to Owner Rentals ..................................... 29 Vacation Ownership Cancellation Policies ........................................................... 32 Mega-renter Operating Risks ................................................................................ 35 Maintenance Fee Increases ................................................................................... 41 Federal Income Taxes ........................................................................................... 42 Renter Accountability and Cancellations .............................................................. 43 Point Schedule Increases....................................................................................... 44 Conceptual Model ................................................................................................. 45 Summary ............................................................................................................... 52 vi CHAPTER 3 .................................................................................................................. 53 Research Design.................................................................................................... 53 Unit of Analysis .................................................................................................... 54 Sampling ............................................................................................................... 55 Data Collection Methods ...................................................................................... 57 Data Analysis Procedures ..................................................................................... 57 Procedures to Address Trustworthiness and Credibility ....................................... 59 Participant Solicitation .......................................................................................... 60 Summary ..............................................................................................................