This is run on a "first come, first served" basis, you arrive and take your chances. We were very lucky as two rooms became vacant as we arrived….one for myself and husband, one for my adult daughter. Our room was bright and airy, my daughter's (room #14) was pleasant, but the lower ceiling made it a little claustrophobic and her bathrrom was quite peculiar with the toilet on a raised platform dangerously close to an overhead beam. The beds are comfortable and there is plenty of storage space, but the walls are paper thin and every sound (and I do mean every sound!) from the rooms above and to the side can be heard. The plumbing is also extremely noisy. All rooms have aircon and a large fan, and mosquito nets above the beds, an absolute must. The rooms are cleaned regularly, and all linen and towels are changed on a regular basis. Two computers provide free internet, and I noticed several people with their own laptops using the WiFi connection.
A pleasant breakfast is included but if more than one cup of tea or coffee is required an extra (minimal) charge is made. There is also a veggie restuarant upstairs, which seems to be run by someone independant from Gap's, but it was open on only one night of the six we stayed. Admittedly this was through Songkran, so this may be the reason. The setting is really pretty with lots of dusty antiques and lush green foliage, however, this foliage harbours hordes of mosquitoes just waiting to attack! We met one or two guests who left early and went elsewhere because of this, and eventually my daughter, who stayed on in Chiang Mai after we left, signed out and went to another place. Overall it's a pleasant, good value, conveniently placed guesthouse, just make sure you have plenty of bug repellent!