top of page

Your Reservation at Oasis Guest House - What You Need to Know

At Oasis, we want to make your upcoming stay with us as enjoyable as possible. As you may already know, we are not a traditional hotel - we're an independent operator of two very popular bed & breakfast properties four doors apart from one another in a quiet neighborhood - Oasis Guest House and Adams Bed & Breakfast. 

Please review the information below to make sure that your expectations are in line with what we have to offer.  You'll find important details about our properties and  policies, room types and amenities terms and conditions, and answers to some of the most common questions that we get. If you have any additional questions or concerns, please don't hesitate to contact us. Thank you!

FIRST THINGS FIRST - WE HAVE SEVERAL TYPES OF ROOMS -- From time to time, a guest will book a room with us and make an assumption that all rooms are the same.  That's not the case, not at all.  We have a total of 31 rooms of varying sizes, types, bed configurations and type of bathroom (private or shared).   You may wish to double-check your confirmation notice to be sure you selected the best type of room for your needs.  Your room may be assigned in either building and depends upon availability and optimization of our occupancy calendar.  You may request a preferred room location, such as lower floor or upper floor, and we'll do our best to honor that request...but please note we cannot guarantee it.  Our check in desk is located at our main reception desk in the Oasis Guest House property.

Most rooms are located on the 2nd and 3rd floor of our properties, up one or two flights of stairs.  Please note that we do not have elevators/lifts.  If you require or prefer a property with elevators, please cancel your booking right away - we understand.  Rooms may face the street, or be on the rear side of the property - and room locations cannot be guaranteed.   Some rooms have three windows, some have two, and others have just one.  Our Budget and Basic category rooms have small windows.  No two rooms are exactly alike. Please refer to the Rooms/Gallery page for additional details and sample photos of our various types of rooms, and please make sure you selected the type of room that meets your needs.   


You'll find that our rooms are smaller than traditional hotel rooms.  Our Economy, Standard and Premium category rooms provide ample size for two guests, while our smaller Budget and Basic category rooms are like small bedrooms in a house, and are suitable for just one guest maximum.  

  • Budget Single Room (Shared Bathroom): 60-75 sq. feet (5.6-6.0 sq. meters)  MAX. OCCUPANCY - 1 GUEST

  • Basic Single Room (Shared Bathroom): 75-90 sq. feet (5.6-8.3 sq. meters)   MAX. OCCUPANCY - 1 GUEST

  • Single Room, Street View (Shared Bathroom): 90-100 sq. feet (8.3-9.2 sq. meters)  MAX. OCCUPANCY- 2 GUESTS

  • Economy Double Room (Private Bathroom): 135-155 sq. feet (11-13.5 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Economy Queen Room (Private Bathroom):  140-160 sq. feet (12-14 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Standard Queen Room (Private Bathroom): 160-185 sq. feet (15-17 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Standard Queen Room (Private Bathroom): 160-185 sq. feet (15-17 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Standard Twin Room (Private Bathroom): 160-185 sq. feet (15-17 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Premium Queen Room (Private Bathroom): 200-205 sq. feet (18-19 sq. meters)  MAX. OCCUPANCY - 2 GUESTS

  • Premium Triple Room (Private Bathroom): 210 sq. feet (19 sq. meters)  MAX. OCCUPANCY - 3 GUESTS

** Note - One (1) of the Standard Queen rooms is ADA compatible, but there are some limitations - please contact us for details


Important Notes: 

  • Our Economy, Standard and Premium category rooms have private/ensuite bathrooms

  • Our Budget and Basic category rooms do not have their own bathrooms - they share a bathroom down the hallway with one or two other rooms per floor. The shared bathrooms have locks for privacy and may be used by one person at a time only. Budget and Basic rooms are small rooms, and best suited for individuals who are traveling light for up to a few days, and who don't plan to spend much time in the room and just want a comfortable, economical place to sleep. These rooms are not well suited if you have many bags of luggage. If you are traveling with more than 3 or 4 bags of luggage and have selected one of our Budget or Basic category rooms, please contact us to check availability of one of our larger rooms.  We want you to be happy with a room that is best suited to your needs and preferences.  

  • Our Single Rooms are single occupancy only.  Due to our business licensing and occupancy limits, as well as our own business policies, single rooms may be occupied by one person only. Sorry, you may not bring a second person.  If you show up with a second guest for a Single room, you'll have to pay to upgrade to a larger room (if available), or the second person will be turned away, and the reservation is not refundable at that point. 

ROOM FURNISHINGS -- Furnishings of rooms varies by room types, and many, but not all rooms have desks/chairs. 

Please refer to the Rooms/Gallery page for photos of rooms.

OFFICE & RECEPTION DESK HOURS --  7:30 AM (07:30) - 10:00 PM (22:00)  

If all guests have checked in, the desk may close as early as 9:00 PM (21:00 hours), but a staff person is always on site to assist with urgent/emergency needs. 


CHECK IN -- 2:00 PM (14:00 hours).   Arrivals before 2:00 PM may drop off luggage and return at 2:00 PM or when the room is ready (we will let you know). After-hours arrivals are no problem, but they must be arranged in advance.  


CHECK OUT -- 11:00 AM (11:00 hours). Free luggage storage is available until 07:00 PM (19:00 hours).  

MINIMUM AGE FOR CHECK IN -- The primary guest in your party must be at least 18 years of age or older with a valid photo ID and credit/debit card in their name.

NO ELEVATORS -- Please note that our properties do not have elevators/lifts. If you require a property with elevators, please cancel you booking right away - we understand!

Our 3-story properties do not have elevators / lifts. If you're traveling with heavy luggage, large checked bags (26-30 in. / 66-76 cm) or several bags -- for example, if you are embarking on or returning from a cruise or overseas trip -- our properties will not be suitable for your stay, and we recommend that you book at another property with an elevator/lift. 

Pro Tips:  Pack less! Your trip will be far more enjoyable when you travel with minimal luggage. Also, use two smaller pieces of luggage instead of a single, large packed suitcase. We've been in this business for almost 40 years - and we've noticed over and over again that guests who aren't burdened by all kinds of luggage are almost always the happiest.  

For help packing less:  Minimalist Packing or Ms. Travel Solo


LUGGAGE STORAGE ON DAY OF ARRIVAL / DEPARTURE -- If you arrive before 2:00 PM on your day of arrival, you may drop off luggage and return at 2:00pm or when your room is ready (we'll let you know). Similarly, on your day of departure, you may leave your luggage until 7:00 PM.


BREAKFAST -- A self-serve continental breakfast is available from 7:00 AM - 10:00 AM daily.  Breakfast includes a choice of cereals, breads, bagels, pastries, boiled eggs, yogurt, nuts, jams, condiments, butter, coffee, tea, orange juice, and non-fat milk.  A toaster and microwave are also available. Some breakfast items may not be available from time to time.  We're sorry, but we cannot shop for special request items.  A Whole Foods grocery store is located just down the street from our location if you have special dietary needs.  

Breakfast seating is available in the living room of both properties, with ample seating and tables. Guests may also take breakfast to their rooms if desired.

PARKING -- Limited parking is available, but not guaranteed.  Advance reservations for parking are not possible. Please review all parking details here: Parking

HEATING & AIR CONDITIONING  -- Our properties have central heating and air conditioning, set to 70° F (21.1° C).   Guest rooms do not have individual thermostats, but guests may open or close their room windows, air vents, or use portable fans or space heaters* which are available in most rooms or upon request. (Space heaters available seasonally only).  

If you or anyone in your party is especially temperature sensitive, we are not the right property for you.  

TOILETRIES & HAIR DRYERS -- We provide towels, soap and conditioning shampoo, as well as hair dryers in all bathrooms, private and shared. We do not provide toothpaste, toothbrushes, moisturizers or other personal items.


You may NOT dye hair on premises at any time due to the significant extra cleaning required and linen damage. We will assess a $250 fine for dye found on sheets, towels, bathroom or showers, so please refrain.


ADDITIONAL FEES?  -- Possible additional fees are as follows:

  • Parking - if a parking space is available and assigned to you, the daily rate is $25 per day (until noon on day of departure)

  • Unreturned Keys - $100 fee if not returned by check out

  • Violation of Non-Smoking Policy - anyone caught smoking anywhere inside the property. This includes vapes, incense or any other evidence thereof found in room, will incur a $250 surcharge per day

  • Room Damages - structures or furnishings, etc that are damaged due to obvious neglect or recklessness will incur charges equivalent to replacement value (for new replacement) and/or any labor charges to replace/repair/install

  • Lingering Fragrances - In consideration of other guests, please refrain from using strong scents; if using any perfumes/colognes, please keep usage to a bare minimum.  If usage of scents results in the next guest refusing rental and occupancy of the room due to lingering scents, you will be assessed the full cost of relocating that guest to another property or type of room; if we are sold out and must relocate the guest to another area property, the cost will likely be $ hundreds of dollars.  Again, please refrain or use a bare minimum.

HOUSEKEEPING -- For reservations of three days or longer, housekeeping is provided after the second day, and every other day thereafter. For stays of two days or less no scheduled housekeeping is provided.  Guests may request fresh towels, soap or shampoo if needed.  

SMOKING -- Smoking/Vaping is strictly prohibited inside the properties at all times.  Guest may smoke outside (at least 20 feet away from the entrance door), or on the outdoor decks which are available 8:00 AM - 10:00 PM only.  $250 room surcharge if evidence of smoking or vaping is found inside the guest room or common areas.

MARIJUANA POLICY -- Cannabis is legal in Massachusetts, but per Massachusetts Law, "no person shall consume marijuana in a public place or smoke marijuana where smoking tobacco is prohibited".  Smoking of marijuana is prohibited inside our properties, as well as outside on our back decks. In addition, if you will be bringing marijuana with you, it MUST be kept in an airtight, sealed container so that it cannot be smelled in your room, or our properties anywhere, at anytime.  If we smell marijuana in your room, you will be asked to place it in an airtight container immediately, and/or asked to leave the property (no refunds will be issued for any remaining dates of your booking). This policy is strictly enforced. 

COTS, ROLLAWAY BEDS, CRIBS -- Not available, and no outside bedding is allowed (including pillows, sleeping bags, blankets, etc.).  Also, sleeping bags and/or outside bedding, air mattresses, etc are not allowed. To avoid damage and excessive wear to linens and bedding, guests may not use any bedding on floors at any time.  

PERSONAL BEDDING -- We're sorry, but you may NOT bring your own personal bedding with you.  This policy is very strictly enforced.  Two pillows are provided for every guest (one softer, one firmer), and extra blankets are stored in every room.  

OUTDOOR DECKS -- Outdoor decks with chairs and small tables are available at the end of the hallways on the 2nd and 3rd floors. Decks may be used between 8:00 AM - 10:00 PM only.  Smoking is allowed on the decks.  Please avoid excessive or disruptive noise in consideration of other guests with rooms facing the decks, and our neighbors.

TV -- Our rooms are all equipped with a flat screen TV and DirecTV satellite service, along with digital broadcast regional stations.


WI-FI -- Free Wi-Fi throughout the properties - speeds of 1 GB per second are shared amongst guests. Speeds vary at times and cannot be guaranteed.  We do not have in-room wired internet. 


TELEPHONE CALLS -- You may make local or toll-free calls from your room. Long distance calls from guest rooms not allowed. To make long distance calls, please use your mobile phone or purchase a 3rd party calling card.


REFRIGERATORS, MINI-BARS, ICE -- Our rooms do not have individual refrigerators or mini-bars. There is a small, under-counter shared guest refrigerator in the lobby of each property. There is also a small bin of ice and small ice buckets (sorry, we do not have a full-size ice machine).  Full bags of ice to fill coolers are available at nearby CVS or 7-Eleven locations

GUEST KITCHEN AREA (Cooking Not Available) -- A small microwave oven is available 7:00 AM - 10:00 PM in the shared kitchen area on the lobby level of each property. For the comfort of our ground floor guests, the kitchen is not available outside of those hours.

VENDING & BOTTLED WATER -- We do not have vending machines and do not supply bottled water. Boston tap water is perfectly suitable for drinking, and we're doing our part to help reduce plastic bottle waste. Guests who would like to purchase snacks or other items will find a CVS, Whole Foods, and 7-Eleven all within a 2-minute walk from us.  

IRON & IRONING BOARD -- Each property has one shared iron/ironing board in the lobby area. Inquire at front desk. 


BICYCLE STORAGE (Not Available On Site) -- We don't have storage facilities for bicycles, and you may not bring bicycles (standard, folding or otherwise) inside. We also cannot be responsible for any bicycles stored in the parking spaces located in the alley behind our properties.


If you are interested in bicycling while you are here, a BlueBikes bike sharing (hourly rental) facility is just a 3 minute walk from our location. BlueBikes has over 3,000 bikes and 325 bike stations throughout the area.  


FITNESS CENTER (Not Available On Site) -- We don't have a fitness center , but there are some very reputable fitness/gyms located within walking distance:  Planet Fitness on Newbury;   YMCA on Huntington Ave

PETS (Not Allowed) -- Pets are not allowed in our properties.


NOISE, ROOM PARTIES, and PRACTICING OF MUSICAL INSTRUMENTS -- As a courtesy to other guests, all guests are expected to keep noise to a minimum. Boomboxes or loud MP3 players are not allowed. TV volume must be kept at a reasonable volume. Room parties not allowed at any time.


Guests auditioning to local music schools may practice up to one hour per day between 10:00 AM - 6:00 PM. No amplifiers allowed any time. If you are auditioning for a local school and need more time to practice, please contact the school to arrange for a practice room.


WINDOW TREATMENTS -- Our room windows are equipped with blinds, but not curtains or black-out curtains. (At this time, we have no plans to install curtains in the rooms). If you require a darker room, we recommend you cancel your booking with us and make a booking at a property with window treatments to meet your preferences.


EARLY DEPARTURE -- No refunds for early departures.

COVID or LAST-MINUTE CANCELLATIONS -- While we sympathize with guests whose travel plans may be impacted by a COVID diagnosis, or whose plans have changed last-minute (within 5 days of arrival), we are unable to approve refunds or waive fees for reservations canceled after payment is taken. We do not require deposits or credit card holds, and our cancellation policy is very generous, but as a small, independent business, we are unable to absorb the costs of last-minute cancellations.  We STRONGLY advise all travelers to purchase travel insurance to cover any potential losses due to illness or other last-minute circumstances.


bottom of page