Room Rates: Room rates assume single or double occupancy and include morning juice and coffee, a full breakfast and complimentary use of common areas at our Rockland B&B and guest pantry areas stocked with soda, juice and homemade pies. Our room rates will vary by date and room type and are changed frequently based on availability and occupancy.  The stated rate in affect at the time of booking is the rate for the room. Rates are tiered and are usually lower for longer stays.  Higher rates prevail for select peak dates, summer season (June through September), fall foliage (late September – late October), holidays and special events, etc… Approximate room rate ranges are listed on the amenities grid. Please call the inn for rates for a specific date or check on the reservation calendar for the dates you are interested in.

Although every effort is made to keep all stated rates on the internet and in print accurate, stated rates by the inn in affect at time of booking will supersede any rates printed on the website, print material or other sources that are outdated or in error. We appreciate you bringing any rate discrepancies to our attention.

The inn has guest rooms available on the second or third floors of the inn or carriage house building that are accessible only by stairs as there is no elevator on premise. The owners or staff will gladly assist you with luggage. If you are in need of first floor handicapped accommodations please consider a stay at our sister property, the Rockland Talbot House, located directly next door.  If wheelchair accessibility is required we will gladly refer you to another member property in Rockland that has first floor accommodations, wheelchair ramp and accessible bathroom.

Advanced Reservations: Advanced reservations are strongly recommended so that you are able to visit us on your preferred date and stay in your preferred guest room at our Rockland / Camden Maine area lodging.

Advanced Deposit: A deposit in the amount of one night or 50% of the stay, whichever is greater, is required at time of booking. If paying by check or money order, your reservation will be held for seven days for the check to be received. If using a Berry Manor Inn gift certificate for a reservation, a valid credit card will be taken to hold the reservation if the amount of the gift certificate does not equal the entire reservation cost. Please note that advanced deposits are charged automatically when booking online. If you are trying to use a gift certificate for your stay you will need to call the inn directly if the amount of the gift certificate is equal or greater than the cost of your stay. Advanced deposits cannot be credited back to cover gift certificates.

Cancellation Policy:   We are a very small lodging property and cancellations greatly affect us.  Unlike larger lodging properties or hotels, we have a very limited number of rooms.  When you make a reservation with us, we remove that room from available inventory and we hold that room for you and you only.  When others call to rent the room you reserved, we turn them away and thus lose the opportunity to sell the room you have reserved to others.  We have contracted with you to hold the room for the dates you booked and you have contracted with us to pay for the room as originally booked.

Standard Reservation Cancellations:

If you cancel your reservation at least 14 days or greater in advance of your stated arrival date, we will refund your deposit less a $35 cancellation/lost opportunity fee. Any applicable refunds will be processed 5-7 business days after the notice of cancellation was given.

If you cancel your reservation within the 14 days of your stated arrival date, you are responsible for the full cost of the stay.

Special Events Reservation Cancellation:

The cancellation policy for special events such as the Maine Lobster Festival, North Atlantic Blues Festival, Maine Boats and Harbor Festival, Pies on Parade, certain holidays, and group events (3 rooms or more traveling together) require a 21 day cancellation notice for a refund of your advanced deposit less $75 processing fee or 10%, whichever is greater. Guests will be responsible for all charges as originally booked if changes or cancellations are received less than 21 days of the stated arrival.

The cancellation policy for Elopements/Weddings require a 21 day cancellation notice of for a refund of your advanced deposit less $350. Guests will be responsible for all charges as originally booked if changes or cancellations are received less than 21 days of the stated arrival.

If you cancel your reservation within the 21 days of your stated arrival date, you are responsible for the full cost of the stay.

Changes to Your Reservation:

A request to change the date or to move a reservation is considered a cancellation request because we are potentially losing the opportunity to re-book the room.  Our normal cancellation policy will be in affect.

Because we must strictly adhere to our cancellation policy and honor our commitment to hold the room that you reserved for the nights that you originally reserved it for, we strongly recommend the purchase of travel insurance to protect you for life’s unexpected events and most importantly if your trip involves air travel.

Travel Insurance:

With the unexpected nature of life today with aging parents, children, medical issues, inclement weather, and the state of air travel, we highly recommend that our guests purchase travel insurance as we are NOT able to absorb the loss of your cancelled rooms, as much as we may empathize with your reason for cancelling. We strictly enforce our cancellation policy and want our guests to be protected.  We do not recommend any particular insurance company, but the following website allows consumers to compare insurance plans based on your needs to find a policy that best serves you:



Check-In/Check Out Times: Our preferred check-in time is anytime between 3 and 8 p.m. and check-out time is 11 am… If you know that you will be arriving after 8 pm., please call the inn to make arrangements for a late check-in. Early check-ins may be considered only with advanced notice. Likewise if you require a later check-out; please make arrangements in advance with your innkeeper. The inn has a small window of time between check-out and check-in time to prepare our inn for our new arrivals and to bake fresh pies!! We greatly appreciate your respect for both our 11 am check out time and our 3 pm check in time. We recognize travel schedules have variability and will gladly offer to store your luggage, allow you to park your car on premise or give you access to our common areas including powder room to facilitate this schedule.

Smoking: The Berry Manor Inn is a smoke-free Rockland ME bed and breakfast inn. There is no smoking of any type (including e-cigarettes, marijuana or medical marijuana) allowed inside the buildings. Smoking is allowed outside at designated areas. The inn reserves the right to charge the credit card on file $250 fee to cover the cost of deep cleaning and/or replacing upholstered furniture, window treatments, rugs and bedding if it is determined that a guest has violated the inn’s policy and smoked in any location inside the inn.

Children: Although guests with young children are welcome at our Rockland B&B, the Berry Manor Inn caters primarily to couples, families with older children and individuals on business or looking for a respite from the hectic pace of today’s world. Specific guestrooms are better suited for a 3rd person in a room as they can accommodate twin beds or a rollaway or by location minimize the pitter-patter of little feet on the comfort of other guests. Our Rockland / Camden Maine lodging does not have high chairs, portable cribs or a regular children’s menu. As the rates are based on single or double occupancy, there is a $35 fee per person per night for any additional person of any age in any guestroom.

Third Party Gift Cards, AAA and Loyalty Discounts: Please let us know at time of booking if you are planning to redeem a 3rd party gift card (bedandbreakfast.com, etc…), AAA discount or a loyalty discount travel card from Select Registry. Blackout dates will often apply to festival, holidays and special event periods for use of these gift cards and travel discounts, as these represent discounted room rates for us.  We are sorry but as of 12/31/15, Bedandbreakfast.com gift cards are no longer accepted as the 20% fee was too much for a small business like ours to absorb.  Any 3rd party gift card cannot be used for reservations already discounted or with special offers; and are not valid for holiday or special events. AAA discounts are not offered on weekends or for holiday or special event periods and cannot be booked online.  Third party gift cards, gift certificates, loyalty discounts or other discounts cannot be applied to reservations already paid in full that result in a credit due.

Pets and Captain Nemo: Although the innkeepers love animals, our Rockland ME lodging does not allow any animals other than service animals on premise. Over fifteen years ago the innkeepers adopted a rescue cat, Captain Nemo, and he does not like to share his domain. Captain Nemo is an older gentleman and does not move around much any more.  He is quite independent and stays outside or in the Innkeepers space. He does on occasion walk through the common areas of the inn to get to his chair. He does not enter guest rooms or the carriage house. Please let us know if this will pose a problem for you. The inn can recommend a “Bed and Bone” boarding facility nearby for your four-legged travel mate.

Service Dogs: As required by federal law, the inn welcomes disabled guests with service dogs. We do appreciate being told when the reservation is being made that you or someone in your party will be traveling with a service animal. We do not allow service animals in training or emotional support animals.  As there is no federal certification for service animals, we will determine if it is a legitimate request for a service animal. We do ask that the dog is under the control of the owner at all times (leash or harness).

Prevailing Lodging Tax: All reservations and add-ons are subject to the State of Maine’s prevailing lodging and sales tax requirements. As of 1/1/2016, current rates are 9% lodging and prepared food and 5.5% sales tax respectfully.

All policies above are subject to change and in the case of discrepancies the policy in effect at the inn will prevail. Policies stated above were last reviewed 7/3/17.

Privacy Policy

Our Mission
At the Berry Manor Inn, we are dedicated to protecting your privacy and safeguarding your personally identifiable information.

Information Collection
Our main purpose in collecting your personal information is to provide you with a streamlined experience in making reservations at the Berry Manor Inn. We only collect information about you that we consider necessary for achieving this. Personally identifiable information is only obtained when making a reservation.

We sometimes use data collection devices such as “cookies” on certain pages of the Site to measure effectiveness and safety. A “cookie” is a small file that gets placed on your hard drive that helps us provide our services. You are free to decline cookies if you choose too.

At the Berry Manor Inn, we take security seriously. When users make a reservation we use every precaution to safe guard it online and offline.

Your payment and personal information is always safe. Our Secure Sockets Layer (SSL) software is the industry standard and encrypts all of your personal information, including credit card number, name, and address, so that it cannot be read over the internet.

Policy Modifications
The Berry Manor Inn may amend this Privacy Statement from time to time in order to meet changes in the regulatory environment, business needs, or to satisfy the needs of our guests, properties, strategic marketing partners, and service providers.