Case Study: Fitzgerald Charity restoration of 14 almshouses in Seaford
When almshouse charities face major repair costs or seek to expand provision for people in need, financial support can make the difference between decline and sustainability. As part of its member services, The Almshouse Association provides grants and loans to help charities struggling with funds to maintain and develop their housing.
A £100,000 interest-free loan from The Almshouse Association enabled the Fitzgerald Charity to complete the final phase of a £1.97 million, nine-year refurbishment of 14 Grade II listed almshouses in Seaford.
Background
Fitzgerald Charity in East Sussex was founded in 1858 by John Purcell Fitzgerald, who endowed 50 properties and land to fund almshouses built in phases between 1864 and 1893. Over time, property sales were converted into investments that supported major refurbishments in 1959 and 1982.
Fitzgerald almshouses 1906
However, cost-cutting during the 1980s works led to defects, including roof and insulation failures, requiring significant remedial expenditure in the 1990s. By 2016, trustees committed to a “back to first principles” approach — stripping each unit to its structural shell and rebuilding to modern standards while respecting the historic fabric.
The Project (2016–2025)
The refurbishment was delivered in four phases under professional supervision, addressing:
- Structural reinforcement (including wall ties in early “bungaroosh” construction)
- Full insulation and damp-proofing upgrades
- Roof and chimney restoration
- Modern services and improved layouts
Total cost: £1.946 million
Average cost per unit: c. £139,000
Despite careful financial planning and use of reserves, Phase 4 created a £52,000 shortfall. To avoid reducing specifications and compromising quality, trustees applied for a £100,000 loan from The Almshouse Association.
Approval was granted within weeks (December 2024), providing essential assurance and enabling reinstatement of key heritage features — including a prominent four-pot chimney that restores architectural balance to the building.
Resident experience
Between 2021 and 2025, works were ongoing while residents (aged 66–93 at the outset) remained in occupation through managed decants. Despite dust, noise and disruption, not a single resident was lost during the programme. Several moved twice in order to return to improved homes – a testament to their attachment to the almshouses.
Impact of the loan
The Association’s loan:
- Prevented specification cuts
- Safeguarded heritage features
- Removed the need to consider selling a detached block
- Enabled completion of works to a consistent standard
Without this support, trustees may have been forced into asset disposal, fundamentally altering the charity’s long-term sustainability.
Outcome
Completed in October 2025, the scheme now provides high-quality, affordable housing in central Seaford. Recent applications demonstrate strong demand, with new residents drawn from those facing homelessness via the local authority. Vacancy turnaround has averaged just one week.
More than 165 years after its foundation, the Fitzgerald Charity continues to fulfil its benefactor’s vision of providing a humane alternative to the workhouse, now with buildings restored to a standard that will serve future generations.
The £100,000 loan from The Almshouse Association was the critical final piece that ensured this ambitious and carefully executed restoration could be completed without compromise.
The loan from The Almshouse Association was crucial in enabling the Charity to complete £1.97m restoration of 14 almshouses and continue their provision of affordable housing in the local area for people in housing need.
We would like to thank all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.
The Almshouse Association awards loans and grants to our member charities every year. In 2025, £1,198,500 was approved in new loans and grants totalled £50,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.
If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.
posted February 2026