[William Clemmey]

Anne
We would be very interested to know how it works out for you
We are in the process of purchasing 6 flats as an investment property which will be let out as Air B and b – they currently bring in over £118,000 a year profit which will help to support our almshouses
We will continue to use the managing agency that the current owner employs.

William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Jennifer
Good old Google AI gives us the answer
Based on the policy updates and guidance surrounding the Renters’ Rights Act (expected to come into force on May 1, 2026), almshouses are not included in the new ‘renters rights’ that mandate 2 months’ notice for rent increases.

Here are the key details regarding your query:
Licensees, Not Tenants: Residents of almshouses are generally legally classified as beneficiaries holding a “licence to occupy” rather than “tenants” with an Assured Shorthold Tenancy (AST). This distinction means they fall outside the statutory framework of private tenancies covered by the new Act.
Exemption from Rent Changes: The Almshouse Association has confirmed that the Renters’ Rights Bill (now Act) in its current form is specifically directed at landlords in the private rented sector and is not relevant to almshouses, which operate under charity law.
Notice Period: The current practice of giving one month’s notice for rent increases is expected to continue for almshouse residents, as the new requirement for 2 months’ notice via a Section 13 notice is restricted to private assured periodic tenancies.
Regulated Alternatives: While they are not covered by the new renters’ reforms, almshouses that are registered with the Regulator of Social Housing must comply with the Rent Standard. This means they are often subject to specific rent caps (e.g., CPI+1% for supported housing).

Summary
Almshouse residents remain licensees, meaning the new renters’ rights requiring 2 months’ notice for rent increases do not apply to them.

William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Jacqui
Very happy to share our Records Retention paperwork with you

Of the ones you mention
Invoices can usually go after 7 years
Minutes – should be kept as a Charity
Our charity will not keep personal data for longer than is necessary. This means that:
a resident’s file will be completely destroyed after three years of the resident leaving or passing away
records of complaint/investigations concerning residents will be destroyed six years after the resident leaves or passes away
application forms for unsuccessful applicants for accommodation will be destroyed three years after the date of application.
trustees personal files will be destroyed one year after ceasing to be a trustee
staff personal files will be destroyed 6 years after employment ceases.
William Clemmey
Chiefofficer@municipal-charities.org.uk

[William Clemmey]

We use John Cook from Zic media
john@zic.co.uk

William Clemmey

[William Clemmey]

Debbie
Happy to send you across ours – its been updated by AI and so is very readable
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Julian
Another option is to introduce a Service Charge – we did so and raised £118,000 from our 46 properties. Of our residents around 35 were on Housing Beneift and we offered bursaries for those who could not afford the increase

See our Maximising the WMC through Service Charges – November 2024 webinar on Te Almshouse Association webiste https://www.almshouses.org/webinars/

and the accompanying papers which I am happy to send to you

Longer term its a good idea to start new residents off at the equivalent fair rent figure for their WMC – then over time you will catch up on this.as residents move on

THe reality is you need to bite the bullet or there will no longer be an almshouse provision. When I arrived I pointed out that 3 of our 5 Almshouse charities would go bust within 3 to 5 years if we didnt do anything
Thankfully they are now all solvent and the residents benefit as a result

Happy to discuss further
William Clemmey
07922508913
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Hilary and Juliet
I shall send you ours as well
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Julian
We do not have a problem with this. We send our WMC and Service charge costs to the District Council each March and there has never been a problem. They pay the money directly to us. Once we give the new resident their letter of appointment we give them a copy that they can take to the Housing Benefits opposite (fortunately just across the road from our offices)

f you follow Nick’s advice above you should be fine

Can I also encourage you to consider charging a Service Charge to your residents which is also eleigible for Housing Benefit – see our webinar on The Almshouse Association website
youtube.com/watch?v=bxKReP-Or-w&feature=youtu.be
All the best

William Clemmey
cheifofficer@municipal-charities.org.uk

[William Clemmey]

Simon
Our criteria states
The Governing deed stipulates applicants must be “poor persons”, i.e. of limited financial means (capital, savings, income etc.).

However, applicants may be considered as “poor”, even if they have limited capital (i.e. under £50,000) and a weekly income ceiling of no more than £300 single and £600 couples. Such individuals will have no benefit entitlement and would have to pay their own WMC, Service Charge and Heating and Lighting and council tax and, when applicable, their own care packages.

Priority will be given to applicants who will qualify for housing benefit and / or council tax relief.
Hope that helps
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Jacqui
Happy to send across our equivalents
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

Dear All
I would be very happy to share our Residents Survey and results with you. We have run one for 4 years now
As a Registered Provider our survey includes the questions that the Regulator of Social Housing requires plus some of our own
I shall share with those who have already expressed an interest and anyone else can email me for a copy or ask on this forum

We have tried holding residents forums without much success. Instead we have two weekly coffee mornings for residents and they are able to raise any issues there or with our Scheme Manager
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

TinaI have googled average rents for Stratford-upon-Avon and also asked a local estate agent. I shall send across my formula calculation and would be interested to see yours
Sue – thanks for pointing out the rent flexibility in section 2.14 where you can go up to 105% of the formula rent (or 110% for supported housing)
William Clemmey
chiefofficermunicipal-charities.org.uk

[William Clemmey]

Adele
I am trying to send you a copy of our Residents handbook but your email bounces back
William
chiefofficer’municipal-charities.org.uk

[William Clemmey]

Tina
Here are my thoughts on answering your questions
a) Do new licences start at existing wmc rate per property (minus service charges) plus upto a 5% increase. So long as they dont exceed the fair rent valuation
For new residents we currently increase the WMC charged to the fair rent valuation we have obtained from the Valuation Office – in future we will also look to compare it to the formula rent calulation now that I have worked out how to calculate it. Either way will lead to an increase in WMC levels for new residents.

b) is the Rent Cap the fair rent valuation? – It looks like the Rent cap is much higher than the fair rent valuation
see p36 of this document for current rent caps (which certainly exceeed our WMC and Service Charge)
These will increase annually by CPI plus 1.5% (see 2.4 of the document)
https://assets.publishing.service.gov.uk/media/697b8d18f8f4a746d9572f51/Annex_B_-_policy_statement_on_rents_for_social_housing.pdf

c) WMC annually can only increase by a max of 5%. . if CPI plus 1% exceeds an 5% increase- then the wmc can only be increase by the consumer price index
No we can increase WMC by CPI plus 1% for the next 10 years.
2.18 Registered providers are not required to reduce rents (in nominal terms) should
CPI fall below 0%. In this circumstance, registered providers may not increase rents but
they are not obliged to reduce them (i.e. there is a floor of 0%)
So from April we will be increasing WMC by 4.8% (CPI of 3.8% in September 2025 plus the 1%)

d) if residents move between properties- the wmc cant be reset
We certainly charge the residents the new WMC since its a new property that they are moving to with a new WMC and possibly new service charge level

e) rent flexibility level is 105% – not sure what you mean by this

f) if wmc when increased by CPI plus 1% is below the formula rent (existing wmc?)- does this mean a negative amount? in which case there is a £2 allowance
From April 2027 if the WMC increase of CPI plus 1% results in the WMC level being below the formula rent then we can increase it by an additional £1 a week
From April 2028 if the WMC increase of CPI plus 1% results in the WMC level being below the formula rent then we can increase it by an additional £2 a week
In theory the WMC will eventually catch up with the formula rent

This is all good news for registered providers since in the past the only way to increase WMC for older residents would have been to apply to the regulator for an increase and the paperwork involved looked horrendous – hence we started by increasing WMC levels for new residents and adding a Service Charge for all residents

Hope that helps
William Clemmey
chiefofficer@municipal-charities.org.uk

[William Clemmey]

David
My role is known as Chief Officer (or you could run with Charity Manager)
Happy to share my job description
all the best
William Clemmey
chiefofficer@municipal-charities.org.uk

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