A Case Study

Why the work was needed

By 2024, it had become clear that a number of critical elements of the almshouses were reaching the end of their serviceable life. These included:

• Ageing water supply infrastructure, which was close to failure
• No roof insulation, resulting in poor energy efficiency
• Outdated bathrooms, across all six dwellings
• Unsafe gas meter locations, requiring urgent relocation
• Outbuildings in very poor condition
• Damaged fencing and dangerous paving, creating access and safety risks
• General fabric issues, including pointing and roof tiles

Alongside these physical risks, the trustees became increasingly aware, during the application process itself, that the level of weekly maintenance contribution (WMC) would need to rise significantly.

This process was handled carefully and sensitively to minimise concern for the residents and the WMC has now reached a level which will afford the Charity some real financial security whilst also remaining attainable (and considerably below market value) for current and future residents. Without substantial intervention, the trustees considered it likely that multiple systems would eventually fail, potentially causing disruption, safety issues, and unplanned emergency expenditure.

What was done

Although no grant funding was secured, The Almshouse Association offered the amount required as a loan, enabling the trustees to proceed with a comprehensive and coordinated programme of works.

The funded works included:

• renovation of the entire water supply system, both internally and externally, ensuring modern, independently isolatable infrastructure.

• installation of loft insulation across the whole property, alongside necessary re-boarding and remedial works.
• renovation of the final three bathrooms, completing the upgrade of all six dwellings after the first three bathrooms had been paid for from the Charity’s own funds.
• removal and replacement of gas meters, relocating them from unsafe positions.
• replacement of dangerous paving, significantly improving access and safety around the site.
• fire safety improvements, including a fire log book, warden training, and upgraded smoke alarms.
• asbestos treatment and fencing repairs
• works to the fabric of the building, with further pointing, roof tile repairs, and rear access path repairs scheduled for completion in spring 2026.

The trustees were fortunate to work with a contractor who not only carried out the bathroom renovations, but also identified the failing water infrastructure at an early stage and helped assemble a specialist team to address it (and other areas of the work) efficiently.

Impact for residents

The completed and ongoing works have had a clear and positive impact on residents’ daily lives. Outcomes include:

• much more sanitary, modern bathrooms
• safer gas and water infrastructure, reducing risk and anxiety

• improved insulation, leading to warmer homes and better energy efficiency

• upgraded outbuildings and external areas, improving usability and safety.

Residents have expressed gratitude for the improvements and have already noticed increased efficiency in heating and water supply. The works have delivered not only practical benefits but also greater peace of mind for residents and trustees alike.

Challenges and learning

As with any project of this scale, there were logistical challenges in coordinating works across an occupied site. However, the project has remained largely on budget, and unexpected issues were addressed collaboratively rather than becoming crises.

For the trustees, the project reinforced several key lessons:

• The importance of teamwork, communication, and collaboration
• The value of acting before systems fail, rather than responding to emergencies
• A sobering but valuable realisation that some issues had been allowed to drift over previous years, and that timely intervention prevented far more serious consequences.

Looking ahead

With the final elements of fabric and access works due for completion in Spring 2026, the almshouses are now in a far stronger position. The trustees are better equipped to plan sustainably, set realistic WMC levels, and ensure that the almshouses continue to provide safe, secure homes for older people in the local community for many years to come.

Trustees of The Almshouses of the Holy Name

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 £1.946 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 over 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 renovations in 1959 and 1982.

However, cost-cutting during the 1980s works led to defects, including roof and insulation failures, requiring significant remedial expenditure in the 1990s. By 2016, the 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, the 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, the 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 the £1.946m 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 March 2026

Case Study: Watkinson Almshouses roof restoration

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.

The Watkinson Almshouses in West Yorkshire recently benefited from this support, receiving a £25,000 loan to help fund the re-roofing of their four almshouse bungalows – essential works that would not have been possible without external assistance.

Historical Background

The four almshouses were built and endowed in the early 20th century by Emma Watkinson (1850–1923). Emma established the almshouses in memory of her parents, George and Jane Watkinson.

George Watkinson and his family were wool staplers, playing a key role in the regional textile economy by collecting and sorting fleeces and supplying raw materials to worsted manufacturers, carpet weavers, and knitting wool producers. Jane’s family were maltsters, supplying malt to local brewers. Together, the Watkinson family were part of the industrial success that shaped their community in the 19th century.

Despite the wealth generated in the region, Emma recognised that many hardworking individuals struggled to provide for themselves in old age. In response, she founded the almshouses to offer free accommodation, equipped with the modern conveniences of the time, for:

• Former employees of the Watkinson family
• Their descendants
• Others from the local parish in need

Financial evolution and challenges

In the early 20th century, the almshouses were generously endowed. Each resident even received an annual allowance of £4.20 to assist with nursing costs – a significant sum at the time (equivalent to approximately £500 today, given that £1 from that era equates to roughly £120 today).

However, as decades passed:

• Maintenance costs increased
• Building standards evolved
• The value of the original endowment diminished

Eventually, the endowment was exhausted. To ensure long-term sustainability, the Trust deed was amended to allow residents to make modest contributions toward maintenance costs.

Throughout this period, the Watkinson family has continued to oversee and care for the almshouses, maintaining Emma’s founding principles of community support and dignity in later life.

The Challenge: Essential roof replacement

By 2025, the roofs of all four bungalows required urgent replacement.

The scale and cost of the works placed significant strain on the Charity’s limited reserves. Without intervention, the condition of the buildings and the comfort and safety of residents would have been at risk.

The Solution: Almshouse Association loan support

The Almshouse Association stepped in with a £25,000 loan, enabling the Charity to proceed with the full re-roofing project.

This funding:

• Protected the structural integrity of all four properties
• Safeguarded residents from water ingress and future deterioration
• Preserved the long-term viability of the almshouses
• Ensured continued provision of quality homes for current and future beneficiaries

Impact

Thanks to The Almshouse Association’s support:

• The four almshouses now have secure, weatherproof roofs
• Residents continue to live in safe and comfortable homes
• Emma Watkinson’s original charitable vision remains alive more than a century later

This case demonstrates how targeted financial support from the Association enables small almshouse charities to address critical capital works, sustain historic housing, and continue serving vulnerable members of their communities.

Conclusion

The Watkinson Almshouses are a powerful example of enduring philanthropy. While the financial landscape has changed dramatically since the early 1900s, the underlying need for secure, affordable housing remains constant.

Through partnership with The Almshouse Association, Emma Watkinson’s legacy continues, ensuring that those she intended to help still have a safe place to call home, over 100 years on.

The loan from The Almshouse Association was crucial in enabling the Charity to restore the roofs of their 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

CASE STUDY: The Charity of Sir Thomas and Lady Kytson

If a charity does not have sufficient funds to carry out necessary works to their almshouses or support their plan to provide more almshouses for people in need in their area, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

The Almshouse Association provided the Charity of Sir Thomas and Lady Kytson in Suffolk with a £25,000 grant and £29,000 loan to support the thermal upgrade and general renovation of their three almshouses covering external doors, chimneys/fireplaces, roof void insulation, lime rendering walls, timber frame repairs, electrics, plumbing and thatching.

The Charity writes:

“Twenty years ago the Guildhall Feoffment took over administration of three charming, thatched cottages which formed part of the Tudor estate of Hengrave Hall and had been dedicated as almshouses some time probably in the 19^th century.

Our Kytson Cottages, each around 350 years old, combine historic charm with the welcome and security of traditional almshouses. A recent programme of sensitive renovation has ensured that the cottages remain not only beautiful, but warm, healthy and fit for the future.

The work at Kytson Cottages has achieved our goals of careful conservation, use of traditional skills and modern technology, and will now secure the future of our historic homes for generations to come.“

Background

Kytson Cottages relied on electric storage heaters supplemented by open fires. With thin doors, no wall insulation and one chimney in poor condition (leading to two condemned fireplaces), residents regularly reported being cold in winter despite high energy bills.

Scope of Works

The Property Committee commissioned a survey to identify ways to improve thermal efficiency and provide warmer, more comfortable homes. Carter Jonas recommended:

• Doors: Replacement with insulated, better-fitting doors
• Wall Insulation: Installation of insulation panels
• Fireplaces: Renovation and installation of stoves, including chimney adjustments
• Exterior: Removal of concrete render, application of lime render and pargetting
• Electrical: Installation of high-heat-retention (HHR) radiators and optical smoke/CO₂ detectors
• Plumbing: Removal of cold-water tanks and installation of pressurised cylinders
• Thatch: Ridge renewal planned in ~3 years

The Committee prioritised urgent works first, deferring the thatch and plumbing works for a later date. EPC modelling shows the cottages achieving a “C” rating once all the radiators are upgraded.

Listed building consent

Thurlow Architects submitted a Listed Building application, which was granted on 8 May 2025, with conditions relating to the fireplaces and pargetting.

Project approach and costs

To maximise value, individual contractors were engaged rather than adopting a turnkey solution, with Guildhall Feoffment coordinating logistics, site facilities, and health & safety. Feoffee and builder, Graham Mothersole was an invaluable source of expertise and information, providing essential guidance and contacts.

Where possible the Charity specified sustainable and natural building materials and invested in local craftspeople to provide bespoke fittings and finishes, which have preserved and enhanced the integrity of the buildings in their prominent village setting.

Estimated cost: £120,000 (or £100,000 excluding the plumbing and thatching). Pellet stoves were chosen over wood-burning stoves for safety, sustainability, and convenience.

Funding

As at 31 December 2024, Kytson Trust had available funds of circa. £70,000 (£53,000 investments, £16,000 cash) and with annual outgoings of around £15,000, this left a funding shortfall of £55,000.

Funding solutions:

• Grant of £25,000 from The Almshouse Association
• Interest-free loan of £29,000 from The Almshouse Association
• £40,000 of Kytson Trust investments realised

Completed works (by end of 2025)

• Electrical: All the internal works including new radiators, optical heat, smoke and CO₂ detectors (fully certified)
• Plastering & Insulation: Concrete render removed; lambswool and Hereklith insulation installed; lime render and pargetting completed with Heritage Officer approval

• Doors: Seven new insulated doors installed
• Fireplaces: Wood pellet stoves installed, fireplaces renovated and new hearths added.

The final cost slightly exceeded estimates by £4,000, largely due to heritage-related plastering requirements and additional insulation. Savings were made with the hearths which were donated by Mothersole Buildings and Opulence Stoves agreed to ‘donate’ the additional work required in reinstating the fireplaces.

Future work & funding

Kytson Trust reserves will be around £30,000 – 40,000 post-project. Further works (thatch and plumbing) will require rebuilding reserves through WMC increases and/or fundraising. The Almshouse Association recommended reviewing WMC levels in 2026, based on Valuation Office guidance.

Residents’ feedback

Residents are delighted with their warm, comfortable homes and take pride in the improved appearance of the cottages.

The grant and loan from The Almshouse Association was crucial in enabling the Charity to make essential repairs and improvements to ensure they continue to provide 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

Case Study: Thomas Fryer Almshouse Charity makes strategic changes to ensure they continue to effectively serve the community.

If a charity does not have sufficient funds to carry out necessary works to their almshouses or support their plan to provide more almshouses for people in need in their area, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

In 2025, The Almshouse Association provided the Thomas Fryer Almshouses with a loan of £65,000 to support the purchase of No. 22 John Street in Oakham, Rutland.

Background

The Thomas Fryer Almshouses charity was established following the death of Thomas Fryer, a wealthy landowner whose family had lived in Rutland for generations. Through his Will, Thomas Fryer endowed two cottages to provide almshouse accommodation for his housekeeper and for local residents of Rutland who were “aged and infirm” and would otherwise have faced the prospect of ending their days in the Union Workhouse.

From the outset, the charity was rooted in strong local governance. Occupancy was originally restricted to residents of the villages of Manton and Hambleton, with trustees appointed from both villages alongside additional co-opted trustees, often from the church. The first formal meeting to administer the Trust was held in 1917, with records still surviving today.

Changing circumstances and strategic adaptation

Despite its strong foundations, the condition of the original cottages caused concern from an early stage, with maintenance costs proving difficult to manage. In 1978, an architect’s estimate for essential repairs was unaffordable. As a result, the trustees took the strategic decision to sell the original cottages and replace them with purpose-built semi-detached bungalows within the grounds. These new homes were formally opened in 1981 and have been continuously occupied since.

Over time, further changes in the local population led trustees to reconsider how best to meet need. The creation of Rutland Water in the mid-1970s had a significant impact on the area, reducing the number of local residents likely to require almshouse accommodation. The villages of Manton and Hambleton also lacked essential amenities for older residents.

Following discussions with the Charity Commission, a new scheme was agreed in 1991. This extended the charity’s beneficiary area to cover the whole of Rutland and allowed the trustees to build or acquire almshouses anywhere within the county for people who were “old and infirm”.

Expanding the almshouse portfolio

With Charity Commission agreement, surplus income was invested with the aim of acquiring additional almshouse properties better suited to residents’ needs. Oakham, Rutland’s county town, was identified as a more appropriate location, offering improved access to transport, healthcare and shops.

Over time, five properties were added to the Trust’s portfolio in Oakham, with both original properties sold to help fund these acquisitions.

Support from The Almshouse Association

In October 2025, the charity purchased No. 22 John Street, a two-bedroom house built in the early 1970s, for £190,000. The acquisition was made possible with the support of a £65,000 loan from The Almshouse Association, repayable over a ten-year period.

The property is in good condition, with low anticipated maintenance costs. The weekly maintenance contribution (WMC) is set at £470 every four weeks, ensuring affordability for the resident while supporting the charity’s long-term sustainability.

Impact

The purchase of No. 22 John Street has had an immediate and tangible benefit. The Trust’s remaining resident from Manton has now relocated to the Oakham property and is benefiting from significantly improved access to public transport, medical services and local shopping facilities.

Conclusion

The loan from The Almshouse Association enabled the Thomas Fryer Almshouses trustees to act decisively, securing a well-located and suitable home that meets modern needs while remaining financially sustainable. This support has allowed the charity to continue fulfilling its original purpose — providing safe, affordable housing for older people in Rutland — while adapting to changing demographics and circumstances.

The loan from The Almshouse Association was crucial in enabling the Charity to expand 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 8 January 2026

CASE STUDY: Almshouse of St John the Baptist and St John the Evangalist, Sherborne

St Johns’ House is a historic almshouse in Sherborne, Dorset, providing affordable accommodation to people in need. Founded in 1448 and housed in a Grade I listed building, it has served its community for nearly six centuries.

Repair and maintenance challenges

With the closure came a sharp fall in income just as urgent repairs were needed. The charity lacked the funds to carry out essential work on the leaded windows, a leaking roof and a faulty shower causing health and safety risks. Additionally, St Johns’ House aimed to convert the former matron’s flat into new accommodation but couldn’t afford a kitchen installation.

In this precarious position, the trustees approached The Almshouse Association for support.

Use of The Almshouse Association loan

The Almshouse Association awarded St Johns’ House a loan of £27,654, which enabled the charity to address crucial building works:

• Urgent repairs to the leaded windows of the main almshouse
• Installation of a fitted kitchen in the former matron’s flat
• Urgent repairs to the main roof
• Installation of a new shower in adjacent accommodation

The flexible repayment terms meant the arrangement was manageable for the charity, providing breathing space to secure its future. Thanks to the loan, St Johns’ House went into winter knowing the building was safe, weather-tight, and suitable for re-occupation.

From survival to growth

While the loan in 2024 helped stabilise the almshouse, an extraordinary development in late 2025 transformed the charity’s prospects. The trustees discovered that a 15th-century triptych held in the almshouse was an exceptionally valuable piece of Flemish art. After expert appraisal and auctioning at Sotheby’s in December 2025, the artwork sold for over £5 million, far exceeding early estimates.

These funds will be used to secure the almshouse charity’s mission for the long term, including plans to build six new self-contained homes for people in need in Sherborne, a major expansion of the charity’s capacity.

Impact

The combination of early support from The Almshouse Association and this once-in-a-lifetime opportunity has changed the trajectory of St Johns’ House:

✅ Immediate risk of decline alleviated: essential repairs completed and building secured
✅ Accommodation restored: former matron’s flat converted and more usable space refurbished
✅ Long-term future enabled: sale proceeds now funding new homes and sustainability

Next chapter

St Johns’ House was once close to being unable to repair its historic buildings and resume operations with its future uncertain when it sought support in 2024. Thanks to targeted financial help from The Almshouse Association and the exceptional later discovery and sale of a historic artwork, the charity is now positioned not just to survive, but to grow and continue serving its community for decades to come.

posted 18 December 2025

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

The Percy William Ratcliff Cottages, known locally as Sunnyside, are set in a beautiful location in the village of Newton Solney, South Derbyshire. A loan of £40,000 from The Almshouse Association enabled the charity to undertake essential roof replacement works, safeguarding the buildings and residents for many years to come.

Background

Newton Solney is a medium-sized village with around 900 residents and is fortunate to have two sets of almshouses (eight homes in total). This case study focuses on the Percy William Ratcliff Cottages, which comprise two detached buildings, each containing a pair of semi-detached bungalows, with a front garden and village allotments to the rear.

The cottages were gifted in January 1951 by Percy William Ratcliff, a member of the Ratcliff Brewing dynasty and a war hero. Sunnyside is also a registered war memorial, established to provide accommodation for people in need who have lived in Newton Solney for more than five years.

Condition of the roofs

No major roof repairs had been undertaken since the 1950s. By 2023, the roofs were showing clear signs of deterioration, including:

• Movement of roof tiles
• Leaking guttering
• A general appearance of age and wear

A structural survey carried out in 2023 confirmed that extensive repairs were required, recommending full roof replacement on both buildings. Due to the potential financial impact, the trustees were initially unable to take immediate action.

Developing the project

In March 2025, following further discussion, the trustees agreed to proceed and obtained quotes from three local roofing companies for:

• Full roof replacement
• New guttering, drainpipes and soffits
• Improved roof insulation

Based on strong local recommendations and previous experience, Swadlincote Roofing Ltd was selected. The total project cost was £89,000, with work scheduled to begin on 6 June 2025, lasting 8–10 weeks depending on weather conditions.

Challenges for trustees and residents

The trustees faced several key challenges:

• The significant cost of the project and the risk of leaving the charity financially vulnerable
• The need to future-proof the buildings before further deterioration occurred
• Managing a large construction project while minimising disruption to residents

The trustees explored potential funding support through South Derbyshire District Council, which confirmed that no planning consent was required despite the conservation area setting. Although several funding routes were investigated, these would have taken too long and offered insufficient financial support.

Support from The Almshouse Association

The trustees therefore applied for a loan from The Almshouse Association, requesting support for 50% of the project cost. After submitting the required information, the application was successful, allowing the project to proceed on schedule.

Without this loan, it would have been extremely difficult to raise the necessary funds within the required timeframe.

Managing the works

Once the loan was confirmed, the trustees’ focus shifted to managing the works safely and sensitively.

Key concerns included:

• Large-scale scaffolding covering both buildings
• Movement of materials and potential trip hazards
• Waste management
• Maintaining wheelchair access for one property

The roofing contractor worked closely with the trustees, holding several on-site meetings to address these issues. Measures put in place included:

• Additional guard rails on scaffolding
• Dedicated waste areas away from residents
• Regular end-of-day cleaning
• Scaffolding adapted to maintain wheelchair access

The project was carefully managed to minimise disruption, and residents commented positively on how friendly and considerate the contractors were. Requests from residents – including reducing radio volume and language – were respected immediately.

Delivery and completion

Despite some weather-related delays, only a few days were lost to rain. The roofs were fully sheeted during poor weather, and no leaks were reported. Waste materials, including old tiles and wooden lathes, were managed responsibly, with lawn protection used to prevent damage.

The roofs on both buildings were completed by late July 2025. The finished result has been widely praised, with positive feedback from residents, families, local people, and councillors from both the Parish and District Councils.

Outcomes and reflections

The trustees believe the project has:

• Future-proofed the buildings for many years
• Improved energy efficiency through better insulation
• Protected residents and the charity from more costly repairs in the future

Looking back, the trustees would not have done anything differently. They would strongly recommend both:

• Applying for a loan from The Almshouse Association, and
• Taking great care in selecting and closely managing contractors

Advice to other charities

“Take great care in the selection of your subcontractor and maintain very close, even daily, contact with them and your residents to ensure a smooth and safe process.”

The loan from The Almshouse Association was crucial in enabling this vital project to proceed at the right time, ensuring Sunnyside remains a safe, comfortable and dignified home for its residents.

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 2024, £813,667 was approved in new loans and grants totalled £60,000. 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 16 December 2025

How The Almshouse Association’s £100,000 loan enabled Ottery Feoffee Charity’s most ambitious development in decades.

Ottery Feoffee Charity is a long-standing almshouse charity serving the parish of Ottery St. Mary, Devon, with origins tracing back to 1440 when local benefactor John Lawrence gifted land and housing for the support of elderly parishioners.

Over the centuries the Charity has continued to provide accommodation for those in need, expanding and rebuilding its sites through the contributions of figures such as Robert Hone, William Sherman and Henry Beaumont. As of 2025, the Charity manages 22 homes across three sites, offering secure, affordable accommodation to both individuals and couples.

In recent years, the trustees identified an urgent need to increase the availability of almshouse housing in response to a growing list of applicants. The Charity owned a plot previously occupied by a second-hand portable classroom, acquired in the 1970s for community use, which had since become outdated and underused. After careful consideration, the trustees concluded that redeveloping this land into new almshouse accommodation would provide far greater long-term benefit to local people.

The Almshouse Association played a central role in enabling this vision. In 2024, the Association awarded Ottery Feoffee Charity a £100,000 interest-free loan over ten years, providing essential financial support toward the construction of a new block of four one-bedroom almshouse flats on the site. This contribution formed a cornerstone of the project’s funding package and gave the Charity the confidence and capacity to proceed with what is its most ambitious building project in decades.

Their interim report on the build outlines the background to the development, the steps taken to bring the project forward, the challenges encountered, and the progress achieved to date, highlighting the significant impact that The Almshouse Association’s support has had in helping the Charity expand its provision for the community it has served for nearly six centuries.

The Charity’s report can be access by clicking below:

posted 26 November 2025

The Almshouse Association provided Frederick John Cleminson for Almshouses with a £25,000 grant in 2024 to allow for the refurbishment of the kitchen and bathroom and relocation of the downstairs toilet in Cottage No.3.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

With the project completed the Charity has kindly prepared a case study for us to share with you.

Background

The F.J. Cleminson Trust for Almshouses manages four Grade II listed almshouses in the small rural village of Willingale, in Essex.

Built in the early 1600s these cottages were later donated to the village to provide safe, affordable housing for elderly people in the community, continuing the philanthropic legacy of Frederick John Cleminson (1878–1943).

Each cottage is unique in layout and size, and the buildings retain many original features and are an important part of the village’s heritage. Over recent years, the focus of the trustees (themselves residents of the village) has been on essential external repairs to make the cottages watertight and preserve their historic character.

Identifying the need

The trustees became aware that Cottage No. 3 required urgent attention as the beneficiary was struggling with accessibility due to an outdated bath and poor shower facilities. In addition, the kitchen was extremely cramped, providing restricted accessibility and was outdated compared to the other cottages.

Having invested significantly in external repairs in recent years, the Charity’s remaining funds were committed to maintaining essential operations and reserves. The trustees faced a challenge in addressing the pressing needs of this beneficiary with no surplus available to invest in further repairs or improvements.

Applying for support

The trustees were aware that grants might be available from The Almshouse Association and applied for a grant of £25,000 to cover the required work in this cottage. The Association’s team was exceptionally supportive, guiding us through the application process and ensuring we met all requirements. We were thrilled to be awarded the grant, which made the project possible.

The project

After securing three quotes, we selected a competitive local builder for the project. The plan included:

• Complete refurbishment of the kitchen, including moving a wall to create more space.
• Relocation of the downstairs toilet for improved accessibility within the kitchen.
• Full renovation of the upstairs bathroom to provide safer, easier showering for current and future beneficiaries.

Bathroom, before, during and after

Work began in early July. Due to the scale of the project and the cottage’s small size, our beneficiary was temporarily relocated. As expected with a building of this age, we encountered some unforeseen issues cause by old pipes, uneven floors and ceilings and complex wiring, which extended the timeline.

Impact

Despite the challenges, the outcome has transformed the rooms. The improvements have revolutionised daily life for our resident, making her home safer and more comfortable. She celebrated her 80th birthday shortly after returning, proudly showing her family the refurbished cottage.

The kitchen, before during and after

Gratitude and acknowledgements

We are deeply grateful to The Almshouse Association for their generous grant, which addressed our greatest concern and secured the future of Cottage No. 3. Special thanks to Jo Williamson for her helpful visit and to Fenella Hall for her ongoing support throughout the process.

posted 10 November 2025

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

In 2024, The Almshouse Association provided Margaret Hyde Charity with a £40,000 loan to address heating issues and general refurbishment requirements. The Charity has kindly shared a case study of their project below:

History

The Willoughby family inherited nearby Bore Place, and it was sold to Mr Bernard Hyde in 1626. He was a Commissioner of Customs for Charles I. In 1698, a member of Bernard’s family, Margaret Hyde, bought a property in Coopers Corner in the north part of the parish, and left instructions in her will that the rent and profits from the premises should be distributed to the “poor” of Chiddingstone.

In 1974, the property was sold, and the money was used to purchase three cottages in Wellers Town. They were intended to provide accommodation for poor people who lived in Chiddingstone and had a strong local connection to the area.

Early on, it was determined to convert one of the cottages into two flats, and that is how they remain today – 2 x1 ½ bedroom cottages and 2 x 1 bedroom flats.

Our early challenges

A new trustee board for the Charity was appointed in June 2023. The previous trustee board had sought the support of another local almshouse charity a year or two earlier as they wished to retire. Unfortunately, this was not completed in line with the Trust Deed.

The Parish Council appointed two councillors as new trustees in accordance with the Trust Deed, who then appointed two of the previous trustees to the board. A clerk was also appointed.  The new Board then commenced a period of handover with the previous Clerk. The new Chair sought the support of The Almshouse Association to ensure that appropriate governance was put in place and used the various Almshouse Association templates to produce a full set of policies.

The four almshouses (two cottages and two flats) managed by the Charity were occupied by residents who had been present for many years. There had not been any formal reviews of residents’ circumstances for seven years and there had been just minor repairs and renovations undertaken within the properties. Whilst the residents had been enjoying very low and static Weekly Maintenance Contributions for that period, they had not complained strongly about the condition of their properties. However, as a trustee board we were very concerned about their housing conditions.

Three of the four properties had quite serious damp issues and the two cottages had ancient and ineffective heating systems. There had been some attempts to make repairs to the properties without really identifying and rectifying the source of the problems.

Seeking solutions

In September 2024, we obtained advice from local and reputable heating engineers as to which form of heating would be most efficient and effective in these thin, single skinned properties. Whilst we did seek advice around the potential for heat pumps, we did determine that this was not the best solution for these properties and instead chose to install a communal oil tank, oil fired boilers to the two cottages, and the laying of the pipework required to potentially install oil fired boilers in the two flats, if we determined to do so at a later date. However, the flats are adequately and efficiently heated via electric heaters at present.

When a terminally ill resident sadly passed away in October 2024, we decided to take the opportunity to fully renovate his and the other cottage that were badly in need of new heating systems, taking them on one at a time, and to also undertake more minor renovations to the other two flats.

Photos taken before and during works

The value of The Almshouse Association

It was at this time, early November 2024 that we sought advice from The Almshouse Association regarding financing the works. Fenella Hall was most helpful in this respect, providing us with the details of the interest free loan scheme that The Almshouse Association operated, and we got to work to get our application in for the end of November 2024. We determined that we would need a loan of £40,000 to help us cover the full costs of the exercise having obtained quotes for all works including refurbishment of both cottages, replacement white goods/carpets etc. The remainder of the project costs c. £35,000, we could cover from our own reserves.

We were delighted to receive confirmation that our loan had been granted in mid-December 2024 and our Clerk proceeded to engage the various suppliers to commit to dates for the works to commence and to draw up a project plan.

Had we not had the fortune to secure the loan from The Almshouse Association, we would have only been able to install new heating in one cottage – that previously provided to the deceased resident – and refurbish it. Once we had confirmation of the loan being granted, we were able to work with the residents of the other cottage to plan their temporary move to the newly refurbished cottage once complete, such that we could refurbish and provide new heating to both in succession.

Obviously, our work plan also needed to identify the sources of damp that we could not put down to inefficient heating. As a consequence, work was undertaken on repairing roofing, re-pointing chimneys and clearing gutters and downpipes. All work was undertaken between January and April 2025, with the first cottage being completed by early February 2025. Given how quickly work was completed, we decided to drawdown the whole loan at once.

The project’s impact

As we got closer to completion of the project, we decided we could start advertising the cottage vacancy in order to identify a new beneficiary for our updated, fully refurbished and redecorated cottage! Word of the renovations had certainly got around the local area and we were excited to receive more than a dozen applications. However, working through them to get to a shortlist was emotionally exhausting. So many people with a need and some quite heartbreaking stories.

However, we did shortlist twice and the final three applicants – a young couple with a baby due; a young lady seeking her first home; and an older gentleman who had fallen on particularly hard times over COVID, and who was currently living in a very small annex. All were invited to come and take a look at the vacant cottage and we were delighted with their responses. However, that made it harder still to make an offer to just one.

We interviewed all of the shortlisted applicants and as a board, made the decision. The gentleman cried tears of relief and was delighted to be offered the opportunity to become the licensee. We were delighted when the young couple were offered a local new affordable home just a few months later and the young lady took over the gentleman’s vacated annex. All in all, this project, enabled by The Almshouse Association loan has enabled four people and one young baby to find somewhere that they can call home.

The residents are delighted with their newly improved homes and we know that they will stay warm and dry as we approach what we are led to believe may be a harsh winter 2025/2026.

“ The renovation works have made a great improvement to my home. Putting in central heating instead of electric heaters; redoing the paint work; putting down new carpets; and adding new white goods have provided me with a warm, cosy and welcoming home. Great job!”  A resident.

Of course, nothing ever goes completely smoothly and we did need to overcome a small oil leak from the tank pipework in the early weeks, a water leak in one of the cottage bathrooms and some staining on one of the chimney breasts. However, these were all quickly overcome by the trusted suppliers we used and we would most definitely use them all again, as well as recommend them on to others looking to undergo similar projects of work.

After renovations

Other people in the village/parish have highlighted how well the project was conceived and the positive impact it has had, not just on the almshouse residents, but also on their neighbours.

In conclusion

All in all, a comprehensive programme of works and very happy residents facilitated by a committed board of trustees, some excellent local services (who we will happily recommend to others) and, of course, The Almshouse Association.

posted 10 November 2025