Note 7. Vacation Ownership Notes Receivable

Notes receivable (net of reserves) related to our vacation ownership loans consist of the following (in millions):


	March 31, 2013			December 31, 2012
Vacation ownership loans – securitized	$	473		$	503
Vacation ownership loans – unsecuritized		146			111

		619			614
Less: current portion
Vacation ownership loans – securitized		(63	)		(65	)
Vacation ownership loans – unsecuritized		(21	)		(19	)

	$	535		$	530

We include the current and long-term maturities of unsecuritized VOI notes receivable in accounts receivable and other assets, respectively, in our consolidated balance sheets.

We record interest income associated with VOI notes in our vacation ownership and residential sales and services line item in our consolidated statements of income. Interest income related to our VOI notes receivable was as follows (in millions):


	Three Months Ended March 31,
	2013		2012
Vacation ownership loans – securitized	$	17	$	18
Vacation ownership loans – unsecuritized		4		4

	$	21	$	22

The following table presents future maturities of gross VOI notes receivable (in millions) and interest rates:


	Securitized			Unsecuritized			Total
2013	$	53		$	26		$	79
2014		72			14			86
2015		73			14			87
2016		71			15			86
Thereafter		263			127			390

Balance at March 31, 2013	$	532		$	196		$	728

Weighted Average Interest Rates		12.97	%		12.31	%		12.77	%

Range of interest rates		5% to 17	%		6% to 17	%		5% to 17	%

For the vacation ownership and residential segment, we record an estimate of expected uncollectibility on our VOI notes receivable as a reduction of revenue at the time we recognize profit on a timeshare sale. We hold large amounts of homogeneous VOI notes receivable and, therefore, assess uncollectibility based on pools of receivables. In estimating loss reserves, we use a technique referred to as static pool analysis, which tracks uncollectible notes for each year’s sales over the life of the respective notes and projects an estimated default rate that is used in the determination of our loan loss reserve requirements. As of March 31, 2013, the average estimated default rate for our pools of receivables was approximately 9.4%.

The activity and balances for our loan loss reserve are as follows (in millions):


	Securitized			Unsecuritized			Total
Balance at December 31, 2011	$	80		$	56		$	136
Provisions for loan losses		—			7			7
Write-offs		—			(11	)		(11	)
Other		(7	)		7			—

Balance at March 31, 2012	$	73		$	59		$	132


Balance at December 31, 2012	$	73		$	48		$	121
Provisions for loan losses		(9	)		6			(3	)
Write-offs		—			(9	)		(9	)
Other		(5	)		5			—

Balance at March 31, 2013	$	59		$	50		$	109

We use the origination of the notes by brand (Sheraton, Westin, and Other) and the Fair Isaac Corporation (“FICO”) scores of the buyers as the primary credit quality indicators to calculate the loan loss reserve for the vacation ownership notes, as we believe there is a relationship between the default behavior of borrowers and the brand associated with the vacation ownership property they have acquired, supplemented by the FICO scores of the buyers. In addition to quantitatively calculating the loan loss reserve based on our static pool analysis, we supplement the process by evaluating certain qualitative data, including the aging of the respective receivables and current default trends by brand and origination year.

During the three months ended March 31, 2013, we recorded a favorable net adjustment to the reserve of $3 million. This was primarily driven by an $11 million favorable adjustment from improved performance in the portfolio as well as an enhancement to our static pool methodology to include FICO as a credit quality indicator, partially offset by a $7 million increase in the provision for new contract sales during the three months ended March 31, 2013.

Balances of our VOI notes receivable by brand and by FICO score were as follows (in millions):


	As of March 31, 2013
	700+		600-699		<600		No Score		Total
Sheraton	$	151	$	121	$	22	$	61	$	355
Westin		203		91		8		44		346
Other		15		3		—		9		27

	$	369	$	215	$	30	$	114	$	728


	As of December 31, 2012
	700+		600-699		<600		No Score		Total
Sheraton	$	153	$	123	$	23	$	59	$	358
Westin		208		91		8		42		349
Other		16		4		—		8		28

	$	377	$	218	$	31	$	109	$	735

Given the significance of our pools of VOI notes receivable, a change in the projected default rate can have a significant impact to our loan loss reserve requirements, with a 0.1% change estimated to have an impact of approximately $4 million.

We consider a VOI note receivable delinquent when it is more than 30 days outstanding. Delinquent notes receivable amounted to $51 million and $49 million as of March 31, 2013 and December 31, 2012, respectively. All delinquent loans are placed on nonaccrual status, and we do not resume interest accrual until payment is made. We consider loans to be in default upon reaching 120 days outstanding, at which point, we generally commence the repossession process. Uncollectible VOI notes receivable are charged off when title to the unit is returned to us. We generally do not modify vacation ownership notes that become delinquent or upon default.

Past due balances of VOI notes receivable were as follows (in millions):


	Total Receivables		Current		Delinquent
					30-59 Days		60-89 Days		>90 Days		Total
As of March 31, 2013	$	728	$	677	$	9	$	7	$	35	$	51

As of December 31, 2012	$	735	$	686	$	7	$	5	$	37	$	49