An Important Message to our Guests:
Rest assured, that at Check In everything you need to know to feel comfortable during your visit is explained to our guests so even first timers, as well as seasoned Bed & Breakfast lovers, will feel right at home. 

Policies of the Inn:

Room rates are based on single or double occupancy, and are subject to a 6% PA sales tax, plus a 2% County hotel tax. 

Inquires regarding special discounts for longer stays with self-serve or full course breakfasts are welcome.

Check-in Time: 3pm - 9pm (unless other prearranged time applies) 

Check-out Time: 11am

Full Course Breakfast is served promptly at 9am.

Wake up calls are given at 8:30am if you are having a full-course breakfast.

Reservations lasting longer than seven nights; rooms booked with a shared bath; or rooms booked with a self-serve breakfast will receive an additional discount determined by the innkeepers.

Gift certificates are valid for one year and make a wonderful gift for that special someone or occasion.  Same policies apply for making reservations and cancellations.

Unfortunately, the B&B is not suited for children under 13 years of age.

No pets of any kind are allowed, however we will be happy to assist you in finding a local kennel.

Smoking is permitted out of doors only. 

Making Reservations:

When making reservations, please telephone to ask about specific dates and rooms that you are interested in booking.  We will be happy to answer all of your questions before booking is confirmed so you can be certain the inn is everything you had in mind.  Make your reservations only when your plans are quite definite, and when they are; confirm them as well in advance as is possible to avoid disappointment. 

Because guests are expected to stay and/or pay for the full number of days that rooms are reserved, a 100% deposit on your entire stay is required for all reservations. 

If a one-night reservation is accepted, full advance payment is required. No refunds are made if a one-night reservation is canceled. 

Payment is preferred by check, travelers check, cash, or American Express, however, we also accept other major credit cards. 

While making a confirmed reservation please mention to Gail or Harvey about any special dietary needs you may require.  You may even ask if they know how to make your favorite dish - the worst they can do is say NO.  Unless you have a confirmed reservation with a price lock, prices are subject to change without notice.

Our Cancellation Policy:
Because of our small size we rely heavily on advance reservations, therefore, last minute cancellations affect us significantly. In the event you must cancel, change dates, shorten your stay, or make any change to your confirmed reservation - your deposit will be refunded less a $20.00 bookkeeping charge if 21 days notice is provided. 

If cancellation occurs from 21 days until 72 hours before check-in, we will refund the deposit less the $20.00 bookkeeping charge only if we can refill your entire reservation period. Under no circumstances will any refund be made if cancellation occurs less than 72 hours before check-in (3:00 pm). 

Early departures will be treated as a cancellation. 

No refund is ever made if a one-night reservation is canceled.

The management does not claim responsibility for illness, family emergencies, early departures, work conflicts, inclement weather or change of plans.  If you have any additional questions regarding our cancellation policy please contact us at 610-269-5124 or email at

4701 Edges Mill Rd. Downingtown, PA 19335
800-536-8043 - 610-269-5124
Fax: 610-873-7723 -