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The Oaks Policies

Policies at the Oaks Bed and Breakfast in Sulphur Springs, Texas We take pride in offering quality and comfortable lodging accommodations at our B&B here in North East Texas. For the comfort of our guests and to help us welcome them all effectively, we ask that you consider our policies before making your reservations at The Oaks.

Maximum Occupancy: 2 persons - all rooms

The Oaks welcomes children over 12 years of age.

A multi-night minimum is required during festival weekends (Jun 1 – Oct 31)

Deposits: A deposit equal to 50% of your stay is required to guarantee your room reservation. The balance, due at checkout, may be paid by cash or credit card. When renting all three (3) rooms, a 100% deposit is required.

Cancellations: Should you wish to cancel or change your reservation for any reason, we require at least 7 days’ advance notice. With at least seven (7) days’ advance notice we will refund your deposit, less a $25 service fee. Cancellations made within the seven-day period will be charged for the full amount of your stay unless we are able to rebook the room. If we are able to rebook the room, we will refund the rebooked portion less a $25 service charge. Reservations during the Hopkins County Stew Festival in September require (30) days’ advance notice of cancellation.
Check-in: 3:00 – 7:00 p.m. Please call and arrange for a late arrival if you will be later than 7:00 PM.

Check-out: 11:00 a.m.

Breakfast: 8:00 – 9:30 a.m. (or earlier by arrangement)

Pets are NOT allowed.

NO Smoking: Smoking is not allowed within the inn or on the decks.  You may smoke on the driveway. There is an automatic $250 damage charge if you are caught smoking inside the building or on the decks.

Access to the Inn is exclusively for guests during their stay. Downstairs areas will be open to only invited guests for events or parties.  No one is allowed upstairs during these times unless they are booked into a room.

Incidental Damages: We understand that accidents do happen. Please let us know right away if you accidentally cause damage. We take pride in keeping guest rooms and their contents in great condition. We may ask you to pay for damage that exceeds normal wear and tear.

Use of Personal Information: We use personal information to process your reservation requests, provide confirmation emails, personalize your use of our website, and enable us to improve the products and services we offer. We may occasionally carry out market research and send you details of services and offers that we think may be of interest to you. If you do not wish to receive such information, please e-mail info@theoaksbandb.net.

Security Policy: Your payment and personal information are always safe when booking your reservation online. Our SSL software is the industry standard for secure commerce transactions. It encrypts all of your personal information, including credit card number, name, and address, so that it cannot be read over the internet.

The Oaks Bed & Breakfast
516 Oak Avenue
Sulphur Springs, TX 75482
(903) 919-5170

Guest Review

Emily Glass: This could not be a more beautiful and accommodating bed and breakfast. The details are not overlooked here, and, it felt like I was far away in my own hometown. It has a very Stars Holloway feel. The breakfast of Migas and stuffed brioche French toast was the best I've ever had. The rooms (all of them) are amazing, and I LOVE that all of the items in them are from local businesses and are for sale. Each room has its own private bathroom, which is wonderful. The second-floor balcony from the honeymoon suite was perfect to sit on and relax in the morning. They have done a perfect job revitalizing an old home into an exquisite getaway.

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