Please call if questions or concerns


For reservations made directly on our website or via phone, a first-night deposit plus lodging tax is required to secure your reservation and will be charged to the Visa, MasterCard, Discover, or American Express card provided. If booking your reservation less than 14 days before your arrival, the entire reservation amount will be charged to your credit card. The remainder of your balance is due at check-in and can be paid by credit card or cash. Your reservation is not confirmed until your deposit has been successfully processed. An automatic confirmation will be sent by our reservation system to the email you provide. 

A two night minimum stay is required.

Only two guests per room, or 8 guests total in the house, with no exceptions. This is how our rooms are licensed and we cannot allow for additional beds, air mattresses, or children's bedding in the guest rooms.

In general we are an adults only BnB, and must be 21 years old or older to make a reservation. The only exception for allowing children during a stay is if a family or group reserves the entire house - all four rooms. All guest names must be listed on the reservation for your safety in the event of an emergency.

Although we love animals we cannot accommodate pets unless a service dog trained to do work or perform tasks for an individual with a disability.  Please call if you are looking for a recommendation to board your furry friends locally.

We treat each of our guests like family, and hope you do the same in our time together with all welcomed. We have been blessed to host guests from over 28 countries, as well as 45 states since opening, and cherish the memories and time together. We estimate more than 80% of our guests arrive celebrating a special occasion so mindful of the environment. If for some reason we ask you to leave, we will provide a full refund for any nights remaining and apologize in advance. We have the right to refuse service to...

*  Any person who makes our B&B an unsafe place for staff or other guests.
*  Any person that is rude or intoxicated actions are undermining the well-being of other guests or staff.
*  Any person with such poor hygiene that creates health and safety concerns for staff or other guests.

Check-In & Check-Out

Check-in is from 3 pm to 6 pm. Outside this time period, a check-in time must be confirmed prior to your arrival. We will provided self check-in instructions if arriving late and can not be here when you arrive.

Guests often request early check-ins, but unfortunately, it is very difficult for us to accommodate these requests. We do not have a staff to assist us with check-ins, so between our 11 am check-out time and the 3 pm check-in time is our only chance to prepare for the next guests to arrive. During this time we have to make sure that the rooms are clean and ready for incoming guests, as well as run errands such as grocery shopping, etc. so we cannot guarantee that we will be home, or that the room will be ready, before 3 pm. Obviously, there are exceptions (e.g., arriving on the 6 am or 9 am train in Niagara Falls and dropped off at the house by taxi) so will try to do our best. If arriving early and have a car, we encourage you to park out front and start your day. Niagara Falls State Park, as well as several restaurants, are only 2-3 blocks from the house!  

Last, we will text message you a few days prior to your arrival for support during your stay with us, and to confirm ETA and if any dietary restrictions in regards to meal planning.

Check-out is anytime before 11 am. If you need to leave before breakfast is served or 8 am, please let us know when you arrive and we will be happy to prepare a bagged breakfast to take with you. A late check-out must be arranged in advance to assure there is ample time to prepare the room for guests arriving later that day.

Cancellation Policy

Cancellations MUST be made by phone, not via email, if booking direct.

If your plans change after your reservation is confirmed and you booked directly through our website or via phone, cancellation notice is required 14 days prior to your arrival date. With 14 or more days advance notice, we will refund your deposit in full. Reservations canceled less than 14 days prior to your arrival date will be charged in full. 

The Butler House Bed & Breakfast does not take responsibility for changes to your reservation due to inclement weather, unforeseen changes to travel plans, personal sickness or injury, or family emergencies.

If you made your reservation through a third-party website such as Booking.com or Expedia, you are bound to their cancellation policies agreed to when booking on their website. The cancellation policies on third party websites may differ from our standard cancellation policies. Any reservation made on a third-party website must be canceled through the third-party website. 

Other Policies

Your room rate includes a two course plated breakfast served each morning between 8am and 9am [8:30 am preferred start time]; use of the spacious indoor and outdoor common areas; free high-speed Internet access; street parking; and non-alcoholic beverages and snacks.  We provide an additional room cleaning services during your stay if you reserve a guest room 3 or more nights.

We are licensed as a Bed & Breakfast under the Niagara County Health Department, including annual inspections for license compliance. Breakfast is prepared in a residential [vs commercial] kitchen, and not permitted as a food service establishment beyond our license. 

We ask you to not eat in the guest rooms. There is no food storage for guest in the house, nor are we licensed for food storage in the guest rooms. If you order or bring food back to the house, we ask you eat your meal in the parlor room or the front porch. 

The Butler House Bed & Breakfast is a NON-SMOKING property. For the health and safety of our guests, smoking is not permitted anywhere on the premises, and a minimum $250 cleaning fee is imposed for smoking inside the house. Your complete cooperation is appreciated.

Last, we do not require a deposit for any potential damage to the house or property during your stay. We recognize accidents happen and part of doing business, but do expect our guests to pick up replacement cost if negligence in something significant lost, broken, or not reusable for other guests after your departure.