Beats roughing it under the bridge, but only just. Misled by the pictures and description, we thought it was on the riverside. Instead, it is located on the main Chiang Mai - Lampang road, with heavy traffic all night, shaking the room. Not for light sleepers. The bed is six large pillows more or less held together by a bed sheet, and if you toss and turn too much, you may end up on the floor. Bathroom: upside down plastic box on the wall, labelled shower gel, but it was empty. Lather up with shampoo, or towel off and trek to the nearest convenience store. Reception desk says it's open till late, but if you want to check in too late, you'll find the doors locked for the night. The experience was a total let-down, not helped at all by a rather unwelcoming and unprofessional member of staff, either.
To sum up: avoid it if you can. There are so many better alternatives, you have no reason to stay at Jao.