Spent 2 nights at Piya and while the location IS excellent and the owners are friendly the bungalows themselves are really "rough around the edges".
Although the rate was $20/per night, by the time we got finished purchasing breakfast....for a few bucks more we could have stayed at the Residence.
Did it hamper our stay in MHS? Absolutely not.
I kept thinking: given the location...if someone came in and revamped the gardens and did a total redo of the bungalows....it would certainly be a WOW!

If you're coming to Mae Hong Son for just a day or two then this guest house has to be in about the best location in town you could ask for... you know what they say; "location, location, location"
Situated just metres from the lake, Wat Chong Kham and the night market, it's the perfect spot for a night or two. Set back from the road in a pretty garden the bungalows are large, if plain inside with large bathroom and hot water. Comfortable bed, air-con and TV. Strangely they seem to have a small restaurant area at the front of the property but don't do food or breakfast (as of Nov 2011) but not really a problem as there are many places a short walk to the left, including delicious street food stretched along the lake from 6pm until late. Again the night market is right outside the door and yet it's still a perfectly peaceful place to stay. They have parking on site and the owners are really welcoming and helpful. They seem to be renovating some of the bungalows. I think the Piya GH offers great value @ 600thb and I wouldn't hesitate to stay here again

The good things about Piya: the owner is very friendly, the guest house is right by the lake and the two fascinating Wats in town, the rooms are clean. But apart from clean, the rooms are rather characterless and austere, the furnishings rather old and tired. The gardens around the rooms are pretty similar.

Piya is a perfectly good choice for a stopover in Mae Hong Son, and we certainly didn't spot anything better on a quick wander around. But it's nothing special.

Very pleasant bungalows with hot water close to the famous temple at the lake. Would absulotely go there again when in Mae Hong Son.