A Software Company in Orlando That Counts to Midnight on Day Ten

Updated November 2026 · Written and maintained by the Progression Agency strategy team

Midnight on the 10th calendar day is the last moment a Florida timeshare buyer can cancel, and which day counts as day zero depends on when the final document was handed over. A software company in Orlando that builds for timeshare sellers has to get that count right every time, because Florida Statutes 721.10 does not let a buyer waive it. This page runs the same clock on three contract dates, then what the system costs. Progression is based in New York, works with Central Florida sales operations remotely, and offers on-site sessions on request.

Midnight on day ten

A contract is signed on a Friday in March. The sales floor logs the signing, and the buyer leaves with a folder. The last required document is handed over on Monday. The system on the floor counts ten days from Friday. The statute counts from Monday.

The card is hypothetical. Friday is the signing, Monday is the day the last document was received, and the deadline follows from Monday. A system that counted from Friday would show a deadline three days early, and the buyer’s right would run longer than the screen says.

What a software company in Orlando has to count

The rule is in Florida Statutes section 721.10, part of Chapter 721, which covers vacation and timeshare plans. It gives a purchaser the right to cancel the contract until midnight on the 10th calendar day after the later of two dates: the execution date of the contract, or the day the purchaser received the last of all documents required to be provided, including the notice required by section 721.07(2)(d)2., if applicable.

The same section says the right cannot be waived by the purchaser or by anyone on the purchaser’s behalf, and that an attempt to obtain a waiver is unlawful. A closing may not occur until the cancellation period has expired, and one that occurs earlier is voidable at the purchaser’s option for up to five years after the closing.

Timeshare is an Orlando business. Hilton Grand Vacations reports in its annual filing that its main corporate headquarters is at 6355 MetroWest Boulevard in Orlando and that its call centers are in Orlando, Las Vegas and the United Kingdom. This page makes no claim about how any company counts the clock.

The cards list the dates a system has to hold. Ask counsel how the section applies to a contract type before the rule is encoded.

Does the count include weekends?

Yes. The statute counts calendar days, so Saturdays, Sundays and holidays all count. Ask counsel about a deadline that lands on a weekend.

When is a notice of cancellation considered given?

Under section 721.10(3), a notice is considered given on the date postmarked if mailed, so long as the developer or escrow agent actually receives it. A notice sent by other writing is considered given at the time of delivery at the developer’s place of business.

Date one: everything on the same day

The simplest contract has one date. The buyer signs on Friday, March 6, and receives every required document the same day.

When both dates match, the count is easy and the risk is elsewhere. The system should still store the two dates separately, because the next contract may not match.

• Store the signing date in its own field.
• Store the last document’s date in a second field.
• Compute the deadline from the later of the two.
• Show the buyer-facing deadline in plain words.
• Lock the closing date field until the deadline has passed.

What if the buyer cancels on day ten?

A notice given on day ten is on time if the statute’s rule on when a notice is given is met. Ask counsel how your delivery methods map to that rule.

Date two: the last document arrives later

Now the buyer signs on Friday, March 6, and the last required document is handed over on Monday, March 9. The clock starts from the later date.

A system that counted from the signing date would show Monday, March 16. The statute gives the buyer three more days. The system has to record the day each document was received, and not the day it was produced or the day it was sent.

• Record the receipt date for each required document.
• Record who delivered it and how.
• Keep the delivery proof with the contract.
• Recompute the deadline whenever a receipt date changes.
• Alert the closing desk when a deadline moves.

What counts as proof of receipt?

That is a question for counsel. Whatever form the proof takes, the system should store it with a date and a name, and make it easy to retrieve.

Date three: the notice that resets everything

In the third case, the buyer signs on Friday, March 6, receives the documents on Monday, March 9, and receives a required notice on Wednesday, March 11. Section 721.10 names that notice, the one required by section 721.07(2)(d)2., if applicable, among the documents that count.

The deadline falls on a Saturday here. The count uses calendar days, and a system should show the Saturday date without rolling it. Ask counsel about any edge case, including whether a notice applies to a given contract.

Why does the clock move?

Because the statute starts the count from the later date, and a notice that arrives last is the last document. Every document that counts can move the deadline.

What a cancellation clock system costs

The clock itself is small. The cost lies in the pieces around it: contract and document records, delivery proof, the refund screen, the closing lock and the script log.

Market bands for the build

Bands run from the typical low to the published high. Hosting, licenses and security testing are on top.

We list no Orlando premium and no price per contract. Progression quotes after a written scope, and the first scope is free. For the wider service, see app development in Orlando.

Refunds inside the window

A timely cancellation before closing brings a refund. Section 721.10(4) says the developer must refund the total amount of all payments the purchaser made under the contract, reduced by the proportion of any contract benefits the purchaser has actually received before the effective date of the cancellation.

The refund must be made within 20 days of the purchaser’s demand, or within five days after receipt of funds from the purchaser’s cleared check, whichever is later. A payments screen should show the demand date, the cleared date and both resulting deadlines.

• Record the date of the purchaser’s demand.
• Record the date a check cleared.
• Show the later of the two refund deadlines.
• Store the amount, the benefits received and the arithmetic.
• Keep the refund history with the contract.

Who calculates the benefits already received?

That is a matter for counsel and finance. The system should store the inputs and the result, and leave the rule to the people who own it.

Scripts and screens under 721.11

Section 721.11 governs advertising materials and oral statements. It says no advertising or oral statement made by any seller or resale service provider may misrepresent a fact or create a false or misleading impression regarding the timeshare plan or its promotion.

The same subsection also bars, among other things, misrepresenting the source of the advertising by leading a prospective purchaser to believe it was mailed by a governmental or official agency, credit bureau, bank or attorney when it was not, and misrepresenting the value of a prize or gift or the availability of a resale or rental program. Resale service providers are covered by the same subsection.

• Keep one approved version of each script and a log of changes.
• Show agents only the current version.
• Record who approved each change and when.
• Keep call recordings under counsel’s direction.
• Remove a script from the floor when it is withdrawn.

What does the system have to do with scripts?

It stores them, versions them and shows the current one. Whether a script meets the statute is for counsel.

Advertising materials have their own review route. Section 721.11 lets a developer file advertising material with the division for review, and the division is to notify the developer of any deficiencies within 10 days after the filing. Ask counsel whether that route fits your materials.

What should a sales floor log on the day of signing?

The clock is only as good as the entries behind it. A short list of records, made the same day, saves an argument weeks later about which document arrived when.

• The time and date the contract was signed.
• Each required document, with the time it was handed over.
• The name of the person who handed it over.
• How the purchaser received it: in person, by mail or electronically.
• The required notice, logged on its own line.
• The computed deadline, shown to the buyer and to the closing desk.
• Any change to a date, with the reason and the name of who changed it.
• The date and time of any notice of cancellation received.

These records also make an audit easier. A reviewer can read the dates in order and see the deadline come out of them, instead of reconstructing the file from folders.

A brief for your sales director

Copy the card into a document and fill it in before the build. A software company in Orlando that begins from a completed brief can quote the first release in a week.

Send the finished brief with your document delivery log. Our custom software development page describes the build, and our app development page covers the apps that sit on top.

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Pages that sit beside this clock:

• Software development company
• App development agency
• App development company in Orlando
• Orlando digital marketing agency

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