In order to ensure the safety and comfort of all our guests, please be familiar with and agreeable to our policies. Your reservation serves as an acceptance of these terms.

Health and Safety Practices-COVID-19

The health and safety or our guests and staff is of paramount importance. We adhere to a cleaning and sanitizing schedule that at times may impact check-in times so we ask for your patience related to this, as there may be times check in is delayed. Additionally, in the event multiple, unrelated guests are occupying rooms, we may stagger and separate breakfast times and locations. We ask that you please adhere to your scheduled time and location, which will be provided at check-in. If you would like breakfast delivered to your room, please ask and we will accommodate that request.

Reservations and Cancellations

Reservations require a 50% deposit, (or full payment for one night reservations,) due at the time of booking. The remainder is due at check-in. You will receive an email with an invoice shortly after making a reservation request: please pay the minimum due within 24 hours to confirm your reservation. Without payment, we cannot confirm your reservation and will need to cancel it so the room is available for others to book.

At this time, we are only taking reservations 24 hours or more in advance of the start of the planned stay.

We will issue a full refund for cancellations 5 days or more prior to your arrival date with written notice (email is sufficient.) No refunds will be issued for early departures. Refunds may take up to two weeks to process.

Check-in & Check-out

Check in starts at 3:00 pm and check out is at 11:00 am. We may be able to accommodate an earlier arrival if the room is available. Please contact us ahead of time if you would like to arrive before 3:00 pm.

We can accommodate late arrivals with advanced notice. Please contact us if you plan to arrive after 8:00 pm.

Arrival Time

At booking, we request an approximate arrival time so we can ensure someone is here to greet you and get you settled in. Please text or call with any changes to this arrival time as soon as you are aware they need to be made. This helps us staff accordingly.

Room Rates

All guest room rates are based on double occupancy and subject to 11% sales and occupancy tax.

Rent the Entire Inn

Depending on availability, our entire inn can be rented for $550/night with a 2 night minimum. We will serve breakfast for an additional fee. Call for more details reserving the entire inn.

Smoking and Candles

Smoking and vaping are not permitted in the house. Outdoor smoking areas are available. We ask that guests not smoke near entrances to the house out of courtesy to others. Candles and open flames of any type are not permitted in guest rooms.

Guest Parking

There is parking conveniently located on the property for our guests, as well as a public parking lot directly across the street (fee on weekdays). Parking during festivals and special events is limited to the property only.


Children are welcome but must remain under parental supervision at all times. We do not permit roughhousing or running through the house. Safety first!


We are proud to offer a “dogs only”-friendly facility. However, we hope that our pet-owning guests will also give us every reason to STAY dog-friendly. Please read this thoroughly so you, your pet, and other guests will be safe and happy, and we can keep our inn open to all four-legged friends!

Pets are an additional $25 per night. Dogs must be under 70 lbs, housebroken, and non-aggressive toward children, adults, and other pets.

Please remember that you are liable for your pet at all times, and you are also responsible for damage, injury or lost revenue that your pet may cause. If you would like to make arrangements with us to pet sit for a few hours, please let us know. We will try our best to accommodate.

Included are bags for placing your dog’s “calling cards”. Please pick up after your dog. There are garbage cans in the back yard for disposing of bagged waste.

Dogs should be clean, free of fleas, up to date on shots, and brushed before arriving. This is especially important with long-haired dogs.

Dogs are not allowed on the beds or on the furniture. If there is evidence of dog hair in the bed, we charge an additional $100.00. Please respect this rule. Cleaning sheets, blankets, and comforters full of dog hair takes a lot of work, and in most cases, we would replace the bedding, so please understand we can’t have pets on the bed or on the furniture.

Always keep your pet on a leash while on the property and near others. Other adults, children, or pets may fear your pet, even if it is the cutest little thing on the face of this earth!


A short trip from Pittsburgh, our inn is proud to be part of historic downtown Franklin. Come stroll in the charm of our walkable small town, and go on outdoor adventures in the PA wilds!