Policies and house rules for Woodruff Manor Bed & Breakfast — a lovingly kept 1840s farmhouse that Bianca and Javier call home
← Back to HomeBy making a reservation, you agree to follow our house rules to ensure a pleasant stay for all guests.
Woodruff Manor is an adult retreat. All guests must be 21 years of age or older.
Quiet hours are from 10:00 PM to 7:00 AM. Please be considerate of other guests and innkeepers.
This is a non-smoking property. Smoking is not permitted inside the building, on the covered porches, or anywhere on the property. Smoking violations inside the building will result in a minimum $250 cleaning fee.
Woodruff Manor is a small, owner-occupied bed and breakfast. Parties and events are not permitted.
Woodruff Manor is Bianca and Javier's home. The private rear portion of the house is their personal residence and is strictly off-limits to guests. These spaces are clearly marked and identified during your check-in tour.
Please enjoy all food and beverages in the dining room so our guest rooms and common areas stay clean and comfortable for everyone. Sealed water bottles are welcome in guest rooms.
Maximum occupancy per room is 2 guests. All overnight guests must be registered at the time of booking.
We're animal lovers at heart, but we are unable to accommodate pets or animals of any kind due to severe innkeeper allergies. We sincerely appreciate your understanding.
Free parking is available for one vehicle per room. Additional parking may be available with advance notice. Please park in designated areas only.
We understand that plans can change. Please review our cancellation terms below.
Cancellation Timeline:
The $25 processing fee on full refunds covers payment processing costs incurred at the time of booking. This fee applies to direct bookings only.
All cancellations must be made in writing via email to . Refunds will be processed within 5–7 business days to your original payment method.
Guests may wish to consider purchasing travel insurance to protect against unforeseen changes to their plans. We are not affiliated with any travel insurance provider.
In the event of circumstances beyond our control (natural disasters, public health emergencies, government travel restrictions), we will work with you to reschedule your stay within 12 months or provide a refund minus costs already incurred.
Standard check-in is between 4:00 PM and 8:00 PM. We provide a personal greeting and property orientation. Please notify us of your expected arrival time at least 24 hours in advance.
We understand that travel plans don't always go as expected. If you anticipate arriving after 8:00 PM — or if delays pop up along the way — please get in touch as soon as possible, and we will do our best to accommodate you.
Early check-in is available upon request, but no earlier than 3:00 PM and subject to availability. Please reach out in advance, and we will do our best to accommodate you.
Check-out time is 11:00 AM. Please return all keys and notify us upon departure.
Late check-out is not available. Standard checkout at 11:00 AM allows us time to prepare rooms for incoming guests.
Complimentary WiFi is included. Network details will be provided at check-in.
A two-night minimum is required for all reservations.
Full payment is required at the time of booking. We accept Visa, Mastercard, American Express, and Discover via our secure payment system.
If payment is declined at the time of booking, the reservation will not be confirmed. Please ensure your payment information is correct before submitting. Contact us if you need assistance.
All rates are quoted in USD and include a light breakfast, WiFi, and parking. New York State sales tax (8%) and Seneca County occupancy tax (3%) are additional and will be itemized separately at the time of booking.
There are no cleaning fees, resort fees, or other surcharges beyond the nightly rate and applicable taxes. The only additional charges that may apply are damage-related and are covered in the Damage & Liability section below.
A booking confirmation and receipt will be emailed upon successful payment. Your reservation is not confirmed until you receive this email. Please contact us if you do not receive it within 24 hours of booking.
Guests are responsible for any damage to the property beyond normal wear and tear. Please report any accidents or damage immediately so we can address them promptly.
All keys must be returned at checkout. Please notify us upon departure. Lost keys will be charged at the replacement rate listed above.
Woodruff Manor Bed & Breakfast is not responsible for loss, theft, or damage to personal belongings. Guests use all facilities and amenities at their own risk. We are not liable for injuries occurring during your stay or for service interruptions beyond our control.
Please secure valuables in your room. Lost and found items will be held for 30 days, after which they will be donated.
We respect your privacy and will not enter your room without permission except in emergencies.
Rooms are cleaned and prepared before each arrival and after each departure at no additional charge. For stays of 7 nights or longer, a mid-stay refresh is provided after the third night — fresh linens and towels and a light vacuuming. If you prefer not to have your room entered during your stay, just let us know. Should you need fresh towels, additional toiletries, or any cleaning supplies, ask — we're happy to help.
Woodruff Manor uses a code-key entry system for the main entrance. Each guest room has an individual door lock. Access codes and keys are provided at check-in.
We may photograph common areas and the exterior for marketing purposes. Guest photos will never be taken or used without explicit written permission.
All guests must be 21 years of age or older. Valid government-issued photo ID is required at check-in.
We expect all guests to be respectful of the property, other guests, our neighbors, and innkeepers. Guests who are disruptive or in violation of house rules may be asked to leave without refund.
Woodruff Manor reserves the right to refuse or cancel a reservation at our discretion. In the event of cancellation by the innkeepers, a full refund will be issued.
A light breakfast is served each morning from 8:30 to 9:30 AM. Please inform us of any food allergies or dietary restrictions at the time of booking so that breakfast may be prepared accordingly. We are a small operation and cannot guarantee specific accommodations, but we will always do our best.
Our property has stairs and is not wheelchair accessible. Please contact us before booking if you have specific accessibility needs.
Celebrating something special? Let us know — we're happy to help where we can.
Please communicate any issues or concerns immediately. We can't address problems we don't know about. We will work to resolve any issues promptly and professionally.
We value your feedback and use it to improve our service. Please contact us directly with any concerns before leaving a review so we can address them. We may share positive reviews in our marketing materials.
Woodruff Manor welcomes all guests without regard to race, color, religion, national origin, sex, sexual orientation, gender identity or expression, marital status, military status, or disability. We are committed to providing a respectful and comfortable experience for everyone who stays with us, in accordance with the New York State Human Rights Law.
By making a reservation with Woodruff Manor Bed & Breakfast, you acknowledge and agree to all policies listed on this page.
Woodruff Manor reserves the right to modify these policies at any time. Changes will not affect existing reservations. These policies constitute a binding agreement between the guest and Woodruff Manor Bed & Breakfast.
If any provision of these policies is found to be unenforceable, the remaining provisions will remain in full effect.
In the event of any dispute, we encourage direct communication to reach an amicable resolution. If issues cannot be resolved directly, disputes shall be resolved in accordance with the laws of the State of New York.
Last Updated: April 9, 2026
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