Jersey City, NJ

Boho Oasis - 15m to NYC- Sleeps 10+

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10 guests
3 bedrooms
2 bathrooms
500 sqft

Boho Oasis - 15m to NYC- Sleeps 10+

Cover photos

Patio

Kitchen

Bedroom 1

Bedroom 2

Bedroom 3

Bathroom 1

Bathroom 2

Gym

Common area

Laundry room

Living room

Other

Explore this stunning NYC suburb with Manhattan skyline views!

4.86

Reviews

5.0 / 5
⭐️⭐️⭐️⭐️⭐️ It isn’t always easy to find lodging that fits our family of 6, especially with comfortable beds for all, but Boho Oasis was perfect for our trip to NYC! The house itself is cozy, clean, and thoughtfully set up, perfect for relaxing after a day out exploring. But what stood out the most was how kind and attentive Jenna and Stu were! They answered my multitude of questions without ever making me feel like it was an inconvenience for them! When an unpredictable issue came up (at no fault of anyone), they responded incredibly quickly and resolved everything with care and professionalism. Another huge plus is the location—being just a short walk to the tram station made getting into the city super easy and convenient. We’d absolutely stay here again and highly recommend it to anyone visiting the area!
M
MegStayed in February 2026
5.0 / 5
We had the most amazing experience at this Airbnb! From the very beginning, the host went above and beyond to make us feel welcome and comfortable. They were incredibly communicative, checking in with us every step of the way and making sure we had everything we needed. One of the best surprises was being allowed to check in earlier than expected, which made our arrival so smooth and stress-free. The space itself was spotless, beautifully decorated, and had everything we needed for a cozy and enjoyable stay. Every detail was thoughtfully taken care of, and it truly felt like a home away from home. I can’t recommend this place enough—not only because of the great amenities and perfect location, but especially because of the outstanding hospitality. We would definitely stay here again!
C
CarolinaStayed in February 2026
5.0 / 5
Jenna & Stew’s place was very clean and cozy. My family and I felt right at home. We did arrive late and had a little issue with getting inside but that was due to the direction from the verification app were different from Jenna and Stew’s but they responded very quickly with clear instructions and we had no other issues. Parking is not great but I will definitely stay recommended. Plus these had the be the most comfortable beds my family has ever slept in away from home that is a big bonus because I have a bad back and I was able to sleep in. Will definitely stay again if I’m ever in the area.
C
CharletteStayed in February 2026
5.0 / 5
My family and I had a wonderful experience at this Airbnb! Jenna and Stew were incredibly responsive, flexible, and excellent with communication from booking through checkout. They made everything seamless and were quick to answer any questions we had. The home was exactly as described ! It was clean and comfortable and easily accommodated 7 adults and one child without ever feeling cramped, which made it perfect for our group. I would absolutely stay here again and would recommend it to anyone looking for a comfortable spot close to transportation.
S
SamanthaStayed in February 2026
5.0 / 5
Jenna y Stew fueron unos anfitriones excepcionales, por supuesto repetiremos cuando volvamos por New York
P
PedroStayed in February 2026
5.0 / 5
Amazing trip I had
J
JoseStayed in February 2026
5.0 / 5
We had an amazing stay at this Airbnb while celebrating my daughter’s 15th birthday from January 7–10 in Jersey City. The location could not have been better—just a one-minute walk to the train, which made our two full days exploring NYC incredibly easy and stress-free. There were fantastic coffee and bagel shops right nearby, which we loved in the mornings. We even went bowling one night, and it was so close and convenient. The area felt lively, fun, and perfect for a special family trip. We truly made wonderful memories here and would absolutely stay again!
S
SamanthaStayed in February 2026
5.0 / 5
Everything was as described , even though the place was a little smaller than i understood from the pictures ,we are from out town not 4 million with Jersey City, Just before new year and not many options in the area but I think it could be priced a little bit better. The floor is not completed level and it has at list one soft spot. (Nothing dangerous ) Obviously, the place is very old and remodel. The host has done a very good job of marketing this place !! It was a last minute trip for us so I can complain I’m happy to have found that place. Over all we are thankful as a family to visit NY and stay at this place.
V
VasiliosStayed in February 2026
5.0 / 5
LOVED
D
DesireeStayed in February 2026
5.0 / 5
Everything was fabulous! We had plenty of room to spread out. Everything was extremely clean and the beds were super comfortable (and I’m very particular about that). My only complaint was ONLY to do with the loudness outside the apartment, but was absolutely no fault to the fabulous Airbnb and hosts. Just something to consider if you are a light sleeper. Will 100% stay again!
M
MeganStayed in February 2026
  • Gym
  • Game Room
  • Fire pit
10 guests
3 bedrooms
2 bathrooms
500 sqft

  • Flexible check-in & out

    Check-in after 4:00 PM • Check-out before 10:00 AM

  • Easy cancellation

About this property

Explore this stunning NYC suburb with Manhattan skyline views! We are centrally located to everything: Manhattan is about a 15-minute drive or 20 minutes via light rail, Newark Airport - a 20-minute drive, and Met Life Stadium is 25 min away. Plus, with bus routes and light rail nearby, the possibilities are endless. Whether you stay Jersey-side or venture into Manhattan, there are infinite places to explore. Book today and start exploring! THE SPACE: Experience ultimate comfort and convenience in our stunning 3-bedroom 2 bathroom apartment located steps away from the Danforth Avenue Light Rail Station. Enjoy whipping up your favorite meals in the fully equipped kitchen designed specifically to accommodate our large groups. With its airy layout and large windows, this home is perfect for families and friends looking for a peaceful retreat after a long day in New York City. Your guests will find three large bedrooms the first of which is equipped with a king sized bed, the second hosts one full over full bunk bed with an additional stow away trundle underneath and the third a another full over full bunk bed with an additional stow away trundle underneath. You will also enjoy a living room with a 65in TV and a large luxury sectional that can easily sleep two additional guests. With ample space and comfortable bedding, everyone is sure to have a good night's sleep. Whether you're in town for a family vacation to NYC or a work trip, our Boho Oasis Retreat is the perfect home away from home. We have additional air mattresses and bassinets should you need them. Don't miss out on this incredibly affordable opportunity to experience NYC with convenience and style in one unforgettable package. GUEST ACCESS: You will have full private access to the entire unit and a backyard terrace. OTHER THINGS TO NOTE We have air mattresses and a bassinet should you need them (please request in advance). We are close to New York City, as such, street parking can be difficult at night.

Explore this stunning NYC suburb with Manhattan skyline views! We are centrally located to everything: Manhattan is about a 15-minute drive or 20 minutes via light rail, Newark Airport - a 20-minute drive, and Met Life Stadium is 25 min away. Plus, with bus routes and light rail nearby, the possibilities are endless. Whether you stay Jersey-side or venture into Manhattan, there are infinite places to explore. Book today and start exploring! THE SPACE: Experience ultimate comfort and convenience in our stunning 3-bedroom 2 bathroom apartment located steps away from the Danforth Avenue Light Rail Station. Enjoy whipping up your favorite meals in the fully equipped kitchen designed specifically to accommodate our large groups. With its airy layout and large windows, this home is perfect for families and friends looking for a peaceful retreat after a long day in New York City. Your guests will find three large bedrooms the first of which is equipped with a king sized bed, the second hosts one full over full bunk bed with an additional stow away trundle underneath and the third a another full over full bunk bed with an additional stow away trundle underneath. You will also enjoy a living room with a 65in TV and a large luxury sectional that can easily sleep two additional guests. With ample space and comfortable bedding, everyone is sure to have a good night's sleep. Whether you're in town for a family vacation to NYC or a work trip, our Boho Oasis Retreat is the perfect home away from home. We have additional air mattresses and bassinets should you need them. Don't miss out on this incredibly affordable opportunity to experience NYC with convenience and style in one unforgettable package. GUEST ACCESS: You will have full private access to the entire unit and a backyard terrace. OTHER THINGS TO NOTE We have air mattresses and a bassinet should you need them (please request in advance). We are close to New York City, as such, street parking can be difficult at night.

About this property

Explore this stunning NYC suburb with Manhattan skyline views! We are centrally located to everything: Manhattan is about a 15-minute drive or 20 minutes via light rail, Newark Airport - a 20-minute drive, and Met Life Stadium is 25 min away. Plus, with bus routes and light rail nearby, the possibilities are endless. Whether you stay Jersey-side or venture into Manhattan, there are infinite places to explore. Book today and start exploring! THE SPACE: Experience ultimate comfort and convenience in our stunning 3-bedroom 2 bathroom apartment located steps away from the Danforth Avenue Light Rail Station. Enjoy whipping up your favorite meals in the fully equipped kitchen designed specifically to accommodate our large groups. With its airy layout and large windows, this home is perfect for families and friends looking for a peaceful retreat after a long day in New York City. Your guests will find three large bedrooms the first of which is equipped with a king sized bed, the second hosts one full over full bunk bed with an additional stow away trundle underneath and the third a another full over full bunk bed with an additional stow away trundle underneath. You will also enjoy a living room with a 65in TV and a large luxury sectional that can easily sleep two additional guests. With ample space and comfortable bedding, everyone is sure to have a good night's sleep. Whether you're in town for a family vacation to NYC or a work trip, our Boho Oasis Retreat is the perfect home away from home. We have additional air mattresses and bassinets should you need them. Don't miss out on this incredibly affordable opportunity to experience NYC with convenience and style in one unforgettable package. GUEST ACCESS: You will have full private access to the entire unit and a backyard terrace. OTHER THINGS TO NOTE We have air mattresses and a bassinet should you need them (please request in advance). We are close to New York City, as such, street parking can be difficult at night.

Availability & Pricing

Date Price (USD, excl. fees and taxes) AvailabilityMin Stay (nights)
Feb 21, 2026$180Not Available2
Feb 22, 2026$149Available1
Feb 23, 2026$149Available1
Feb 24, 2026$149Not Available2
Feb 25, 2026$149Not Available2
Feb 26, 2026$149Not Available2
Feb 27, 2026$173Not Available2
Feb 28, 2026$179Not Available2
Mar 1, 2026$149Not Available2
Mar 2, 2026$149Available1
Mar 3, 2026$149Available1
Mar 4, 2026$160Available1
Mar 5, 2026$162Available1
Mar 6, 2026$188Available2
Mar 7, 2026$197Available2
Mar 8, 2026$167Available2
Mar 9, 2026$150Available2
Mar 10, 2026$149Available2
Mar 11, 2026$170Not Available2
Mar 12, 2026$172Not Available2
Mar 13, 2026$243Not Available2
Mar 14, 2026$226Not Available2
Mar 15, 2026$210Not Available2
Mar 16, 2026$321Available1
Mar 17, 2026$155Not Available2
Mar 18, 2026$151Not Available2
Mar 19, 2026$187Not Available2
Mar 20, 2026$231Not Available2
Mar 21, 2026$223Available2
Mar 22, 2026$149Available2
Mar 23, 2026$149Not Available2
Mar 24, 2026$156Not Available2
Mar 25, 2026$162Not Available2
Mar 26, 2026$192Not Available2
Mar 27, 2026$282Available2
Mar 28, 2026$267Available2
Mar 29, 2026$232Available2
Mar 30, 2026$247Not Available2
Mar 31, 2026$260Not Available2
Apr 1, 2026$313Not Available2
Apr 2, 2026$335Not Available2
Apr 3, 2026$507Not Available2
Apr 4, 2026$507Not Available2
Apr 5, 2026$505Not Available2
Apr 6, 2026$355Not Available2
Apr 7, 2026$335Not Available2
Apr 8, 2026$298Not Available2
Apr 9, 2026$345Not Available2
Apr 10, 2026$382Not Available2
Apr 11, 2026$340Not Available2
Apr 12, 2026$250Not Available2
Apr 13, 2026$240Not Available2
Apr 14, 2026$248Not Available2
Apr 15, 2026$309Not Available2
Apr 16, 2026$342Not Available2
Apr 17, 2026$434Not Available2
Apr 18, 2026$446Not Available2
Apr 19, 2026$502Not Available2
Apr 20, 2026$425Not Available2
Apr 21, 2026$413Not Available2
Apr 22, 2026$349Not Available2
Apr 23, 2026$355Not Available2
Apr 24, 2026$494Not Available2
Apr 25, 2026$465Not Available2
Apr 26, 2026$294Not Available2
Apr 27, 2026$255Not Available2
Apr 28, 2026$240Not Available2
Apr 29, 2026$239Not Available2
Apr 30, 2026$299Not Available2
May 1, 2026$438Not Available2
May 2, 2026$459Not Available2
May 3, 2026$295Not Available2
May 4, 2026$251Not Available2
May 5, 2026$261Not Available2
May 6, 2026$264Not Available2
May 7, 2026$322Not Available2
May 8, 2026$468Not Available2
May 9, 2026$349Not Available2
May 10, 2026$261Not Available2
May 11, 2026$223Not Available2
May 12, 2026$217Not Available2
May 13, 2026$281Not Available2
May 14, 2026$291Not Available2
May 15, 2026$381Not Available2
May 16, 2026$379Not Available2
May 17, 2026$400Available1
May 18, 2026$235Not Available2
May 19, 2026$228Not Available2
May 20, 2026$251Not Available2
May 21, 2026$266Available2
May 22, 2026$389Available2

Top notch amenities

GUEST FAVORITES

Gym
exercise equipmentweight rack
Patio
bbq utensilsoutdoor dining areabbq area
Living room
air conditioningheatingtv
Kitchen
dishwashermicrowaveoven
Bedroom 2
bed linensheating
Bedroom 1
bed linensheating
Bedroom 3
heating
Bathroom 2
bathtubensuite bathroombath linens
Bathroom 1
shampooensuite bathroombath linens
Laundry room
dryerironcleaning supplies
Gym
Game Room
Fire pit
Fire place
BBQ Area
Patio
Balcony
Air hockey
Arcade machine

Amenities

  • General
      Gym
      Game Room
      Fire pit
      Fire place
      BBQ Area
      Patio
      Balcony
      Air hockey
      Arcade machine
      Air conditioning
      Washer
      Wifi
      Dryer
      Free parking
      Hot water
      Fire extinguisher
      Carbon monoxide detector
      Smoke detector
      First aid kit
  • Patio
      Fire pit
      BBQ Area
      Patio
      BBQ Utensils
      Outdoor dining area
      Outdoor seating
  • Garden
      Garden
  • Living room
      Fire place
      Air conditioning
      Heating
      TV
      Dedicated workspace
      Desk
  • Kitchen
      Kitchen
      Dishwasher
      Microwave
      Oven
      Coffee maker
      Fridge
      Cooking basics
      Stove
      Freezer
      Dishes
      Coffee
      Kettle
      Tea
      Spices
      Silverware
      Cleaning supplies
      Wine glasses
  • Bedroom 1
      Hangers
      Bed linens
      Heating
  • Bedroom 2
      Crib
      Bed linens
      Heating
  • Bedroom 3
      Bed linens
      Heating
  • Bathroom 1
      Shower
      Shampoo
      Ensuite bathroom
      Bath linens
      Toilet
      Shower gel
      Conditioner
      Body soap
      Bathtub
  • Bathroom 2
      Hair dryer
      Ensuite bathroom
      Bath linens
      Toilet
      Shower
      Shower gel
      Shampoo
      Conditioner
      Body soap
      Bathtub
  • Gym
      Gym
      Exercise equipment
      Weight rack
  • Office
      Dedicated workspace
      Desk
  • Game room
      Game Room
      Pool table
      Poker Table
      Arcade machine
      Shuffleboard
      Air hockey
  • Common area
      TV
      Dedicated workspace
      Desk
  • Laundry room
      Washer
      Dryer
      Iron
      Cleaning supplies

Where you'll sleep

Bedroom 1 Bedroom 1
  • 1 queen bunk bed
Bedroom 2 Bedroom 2
  • 1 twin bunk bed
Bedroom 3 Bedroom 3
  • 1 queen bed

4.86 Guest love this place

10 VERIFIED REVIEWS
5.0 / 5
⭐️⭐️⭐️⭐️⭐️ It isn’t always easy to find lodging that fits our family of 6, especially with comfortable beds for all, but Boho Oasis was perfect for our trip to NYC! The house itself is cozy, clean, and thoughtfully set up, perfect for relaxing after a day out exploring. But what stood out the most was how kind and attentive Jenna and Stu were! They answered my multitude of questions without ever making me feel like it was an inconvenience for them! When an unpredictable issue came up (at no fault of anyone), they responded incredibly quickly and resolved everything with care and professionalism. Another huge plus is the location—being just a short walk to the tram station made getting into the city super easy and convenient. We’d absolutely stay here again and highly recommend it to anyone visiting the area!
M
MegStayed in February 2026
5.0 / 5
We had the most amazing experience at this Airbnb! From the very beginning, the host went above and beyond to make us feel welcome and comfortable. They were incredibly communicative, checking in with us every step of the way and making sure we had everything we needed. One of the best surprises was being allowed to check in earlier than expected, which made our arrival so smooth and stress-free. The space itself was spotless, beautifully decorated, and had everything we needed for a cozy and enjoyable stay. Every detail was thoughtfully taken care of, and it truly felt like a home away from home. I can’t recommend this place enough—not only because of the great amenities and perfect location, but especially because of the outstanding hospitality. We would definitely stay here again!
C
CarolinaStayed in February 2026
5.0 / 5
Jenna & Stew’s place was very clean and cozy. My family and I felt right at home. We did arrive late and had a little issue with getting inside but that was due to the direction from the verification app were different from Jenna and Stew’s but they responded very quickly with clear instructions and we had no other issues. Parking is not great but I will definitely stay recommended. Plus these had the be the most comfortable beds my family has ever slept in away from home that is a big bonus because I have a bad back and I was able to sleep in. Will definitely stay again if I’m ever in the area.
C
CharletteStayed in February 2026
5.0 / 5
My family and I had a wonderful experience at this Airbnb! Jenna and Stew were incredibly responsive, flexible, and excellent with communication from booking through checkout. They made everything seamless and were quick to answer any questions we had. The home was exactly as described ! It was clean and comfortable and easily accommodated 7 adults and one child without ever feeling cramped, which made it perfect for our group. I would absolutely stay here again and would recommend it to anyone looking for a comfortable spot close to transportation.
S
SamanthaStayed in February 2026
5.0 / 5
Jenna y Stew fueron unos anfitriones excepcionales, por supuesto repetiremos cuando volvamos por New York
P
PedroStayed in February 2026
5.0 / 5
Amazing trip I had
J
JoseStayed in February 2026

Reviews

4.86 Exceptional

10 verified reviews
5.0 / 5
⭐️⭐️⭐️⭐️⭐️ It isn’t always easy to find lodging that fits our family of 6, especially with comfortable beds for all, but Boho Oasis was perfect for our trip to NYC! The house itself is cozy, clean, and thoughtfully set up, perfect for relaxing after a day out exploring. But what stood out the most was how kind and attentive Jenna and Stu were! They answered my multitude of questions without ever making me feel like it was an inconvenience for them! When an unpredictable issue came up (at no fault of anyone), they responded incredibly quickly and resolved everything with care and professionalism. Another huge plus is the location—being just a short walk to the tram station made getting into the city super easy and convenient. We’d absolutely stay here again and highly recommend it to anyone visiting the area!
M
MegStayed in February 2026
5.0 / 5
We had the most amazing experience at this Airbnb! From the very beginning, the host went above and beyond to make us feel welcome and comfortable. They were incredibly communicative, checking in with us every step of the way and making sure we had everything we needed. One of the best surprises was being allowed to check in earlier than expected, which made our arrival so smooth and stress-free. The space itself was spotless, beautifully decorated, and had everything we needed for a cozy and enjoyable stay. Every detail was thoughtfully taken care of, and it truly felt like a home away from home. I can’t recommend this place enough—not only because of the great amenities and perfect location, but especially because of the outstanding hospitality. We would definitely stay here again!
C
CarolinaStayed in February 2026
5.0 / 5
Jenna & Stew’s place was very clean and cozy. My family and I felt right at home. We did arrive late and had a little issue with getting inside but that was due to the direction from the verification app were different from Jenna and Stew’s but they responded very quickly with clear instructions and we had no other issues. Parking is not great but I will definitely stay recommended. Plus these had the be the most comfortable beds my family has ever slept in away from home that is a big bonus because I have a bad back and I was able to sleep in. Will definitely stay again if I’m ever in the area.
C
CharletteStayed in February 2026
5.0 / 5
My family and I had a wonderful experience at this Airbnb! Jenna and Stew were incredibly responsive, flexible, and excellent with communication from booking through checkout. They made everything seamless and were quick to answer any questions we had. The home was exactly as described ! It was clean and comfortable and easily accommodated 7 adults and one child without ever feeling cramped, which made it perfect for our group. I would absolutely stay here again and would recommend it to anyone looking for a comfortable spot close to transportation.
S
SamanthaStayed in February 2026
5.0 / 5
Jenna y Stew fueron unos anfitriones excepcionales, por supuesto repetiremos cuando volvamos por New York
P
PedroStayed in February 2026
5.0 / 5
Amazing trip I had
J
JoseStayed in February 2026
5.0 / 5
We had an amazing stay at this Airbnb while celebrating my daughter’s 15th birthday from January 7–10 in Jersey City. The location could not have been better—just a one-minute walk to the train, which made our two full days exploring NYC incredibly easy and stress-free. There were fantastic coffee and bagel shops right nearby, which we loved in the mornings. We even went bowling one night, and it was so close and convenient. The area felt lively, fun, and perfect for a special family trip. We truly made wonderful memories here and would absolutely stay again!
S
SamanthaStayed in February 2026
5.0 / 5
Everything was as described , even though the place was a little smaller than i understood from the pictures ,we are from out town not 4 million with Jersey City, Just before new year and not many options in the area but I think it could be priced a little bit better. The floor is not completed level and it has at list one soft spot. (Nothing dangerous ) Obviously, the place is very old and remodel. The host has done a very good job of marketing this place !! It was a last minute trip for us so I can complain I’m happy to have found that place. Over all we are thankful as a family to visit NY and stay at this place.
V
VasiliosStayed in February 2026
5.0 / 5
LOVED
D
DesireeStayed in February 2026
5.0 / 5
Everything was fabulous! We had plenty of room to spread out. Everything was extremely clean and the beds were super comfortable (and I’m very particular about that). My only complaint was ONLY to do with the loudness outside the apartment, but was absolutely no fault to the fabulous Airbnb and hosts. Just something to consider if you are a light sleeper. Will 100% stay again!
M
MeganStayed in February 2026

Explore Jersey City, NJ

Immerse yourself in the vibrant energy of Jersey City, where sophisticated waterfront living meets seamless access to the cultural heart of New York City. A short drive leads to the historic Brooklyn Bridge and the 9/11 Memorial & Museum, while the culinary wonders of Chelsea Market remain within easy reach. Discover the iconic skyline with a quick drive to the Empire State Building, catch a world-class

Things to know

Here are some things which you should know before booking Boho Oasis - 15m to NYC- Sleeps 10+

House rules

Check-in after 4:00 PM
Check-out before 10:00 AM
10 guests maximum
Pets not allowed
No smoking - fees will apply
Events not permitted
Commercial photography requires approval

House rules

This home follows a strict maximum occupancy rule. Please make sure that the total number of guests accompanying you (including both children and adults) doesn't exceed the indicated maximum occupancy above to avoid cancellation of your stay and additional fees.

Cancellation policy

This property follows Modern Stay NJ’s standard cancellation policy.

Cancellation policy

1. Refundable Bookings
Cancellation Deadlines
• For stays under 15 nights, you may cancel or reschedule up to 14 days before check-in for a full refund. For stays 15 nights or longer, the cancellation window is 60 days.
• For some homes, a 30-day deadline applies — this will be clearly shown before you book.
• Cancellations must be submitted before 4 PM EST on the deadline day to qualify.
After the deadline - Fair-Refund policy
• If you cancel after the deadline:
• Modern Stay NJ will relist your dates and automatically refund you for any nights that rebook.
• The refund per night will be the lower of the original price or rebooking rate.
• Nights that do not rebook are non-refundable.
2. Non-refundable Bookings
• If you selected a Non-Refundable rate at checkout, the booking cannot be changed or canceled, and no refund will be issued.
3. Half-Now-Half-Later Bookings
• The first half of your payment is non-refundable.
• The second half may be refunded according to the standard cancellation policy.
4. Date Changes & Rebooking
• Once a stay is canceled, you can't rebook the same dates yourself.
• If you need help choosing new dates, our Concierge team is happy to assist.
5. Transfers to Another Guest
• You may transfer your booking to someone else at no charge.
• Just contact the Concierge with the new guest's name and email.
• The new guest must accept the transfer for it to take effect.
6. Policy Match Guarantee
• If a better price is available for the same property on Airbnb or the owner's site, contact the Concierge — Modern Stay NJ will match it.
Final Note
By completing your booking, you acknowledge and agree to Modern Stay NJ's cancellation policy.
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