Case Study: The Almshouse Association recently awarded Abergwyngregyn Almshouses a £10,000 grant to support their refurbishment project.

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 forms of grants and loans.

The Charity has kindly documented their refurbishment project on Bodalun Almshouse (one of their two almshouses) to share.

Background

A small almshouse charity responsible for just two almshouses located in the village of Abergwyngregyn, on the northern edge of Eryri National Park. The almshouses are a pair of single-storey one bedroom cottages (originally 3 units), built in the mid-nineteenth century to provide accommodation for “poor persons of good character who have resided in the parish of Aber for not less than five years preceding the time of their appointment”.

Vacancy triggers essential renovation works at Bodalun

In December 2023 Bodalun became vacant after being occupied for many years by a resident who had been unwilling to consider major change; however, once the property was empty it was clear that comprehensive upgrading was needed before Bodalun could be offered for re-occupation. The works included:

• replacement and upgrading of the kitchen and bathroom facilities
• replacement of the old heating/domestic water system with a combi-boiler
• new floor coverings throughout and other measures to improve the accommodation’s thermal efficiency.

Almshouse Association grant helps charity overcome financial hurdles

The cost of the refurbishment posed a significant challenge to the Charity’s finances, as its regular income comes solely from two almshouses – an amount that was halved while Bodalun remained unoccupied. The Charity was therefore both relieved and delighted when The Almshouse Association approved a £10,000 grant towards the project. This generous support enabled the necessary works to proceed without placing undue pressure on the reserves set aside to ensure the long-term sustainability and viability of the almshouses.

Progress despite initial delays and disruptions

Work commenced in summer 2024, though an early setback occurred when a hidden water pipe just beneath the bathroom floor was accidentally punctured, causing flooding and requiring a full drying-out process. Fortunately, the project progressed largely as planned thereafter, with the exception of a further delay when their original decorator became unexpectedly unavailable, prompting a last-minute search for a suitable replacement.

Refurbished Bodalun welcomes new resident

The refurbishment works are now complete and Bodalun was re-occupied in February 2025. The new resident, a lifelong member of the Abergwyngregyn community, has moved from a three-bedroom housing association property – now freed up for a family in housing need – into the newly upgraded accommodation.

He is settling in well and is very happy with his new home, which is far easier to manage and keep warm.

Aber Almshouse Charity is most grateful to The Almshouse Association for its invaluable support, which has played a vital role in ensuring the continued availability of almshouse accommodation in Abergwyngregyn for years to come.

posted 8 April 2025

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Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

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 Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20^th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

• Front elevation now in local stone
• Timber windows
• A roof and a timber door which are both aesthetically pleasing and secure.
• The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
• Bin storage has been added to both properties and
• additional electric sockets in the extension allows better use of that area.

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

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posted 19 March 2025

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Case Study: Viscountess Barrington Homes for Disadvantaged Ex-service Personnel

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 forms of grants and loans.

In April 2024, The Almshouse Association provided the almshouses of Viscountess Barrington Homes for Disadvantaged Ex-service Personnel with a £100,000 loan to support the refurbishment of a pair of semi-detached almshouses.   

The Trust kindly put together the case study below for us to share with you.

Background

The Trust was established in the early 1920s to promote well-being in the village and to provide homes for veterans returning from World War I. Most of the homes were built in the 1920s and included workrooms to encourage occupants to provide for a living for themselves.

An additional  block of four apartments was completed in 2004; one of the original semi-detached houses on the High Street was converted to two flats in the 1990s; and an adjacent semi-detached house was converted into flats in 2023.

The Objects of the Trust
To provide housing for beneficiaries, defined as former members of the armed forces or dependants thereof, who are in need by virtue of disability, financial hardship, sickness or old age, and are capable of independent living. Applicants should ordinarily be resident within 100 miles of Shrivenham or have family ties to the Shrivenham area.

There are currently 14 homes (6 houses and 8 apartments) housing 21 adult residents. A long-term program of major refurbishment commenced in the 2020s to ensure that the properties are fit for purpose, particularly in terms of insulation and the prevention of damp. One block of two semi-detached houses was completed in 2021, and the conversion of a three bedroomed house into two flats was completed in 2023. Further modernisation and refurbishment were planned when finances allowed, the most important of which were the semi-detached houses at 1 and 3 Recreation Ground Lane.

Challenges

The biggest challenges to overcome to enable the project to begin were: the identification of available finance; and where to house the residents while the work was ongoing.

The Trust had enough in reserve to fund half of the project, but it would be so much more economical to complete the whole project at once. The approval of a £100,000 loan from The Almshouse Association provided the impetus required to satisfy this objective.

When one of the residents in a neighbouring house had to vacate to be moved into care, this gave the opportunity for both pairs of residents to be temporarily housed for approximately 3 months each in the vacated house while their houses were being upgraded.

Effect on Residents

The residents of one of the houses had been suffering medically from the damp state of their home, with mould being a frequent visitor. Their neighbours had no upstairs bathroom, which meant a trip down the stairs and through the kitchen to visit the loo in the middle of the night. Of course, this was an improvement over that experienced by the original residents in the 1920s, when the only loo was the outside privy!

For both houses, there was very limited insulation with sound proofing also very poor. The chimneys were no longer in use and were a cause of ongoing maintenance costs. The render had been patched over the years but was hollow in places, was of the old style non-breathable variety, and cracked.  This did not help with water ingress, insulation or airflow.

The Work

The project was scoped and estimated at approximately £200,000, to cover the refurbishment of both houses, internally and externally. This included creating  open plan kitchen-diners, updated kitchens and downstairs shower rooms, and (for one of the properties) an upstairs bathroom. The heating systems were also to be replaced. External work included removal of the original (1920s) chimneys and very old render, replacing with a modern breathable render system. The guttering and roof trim were also renewed.  These improvements have enabled the residents to enjoy much better insulated, damp proofed and therefore warmer homes.

Refurbishing these two properties continued the theme of modernising the property portfolio which had begun pre-covid.  A major driver for this project and the wider improvement program is to improve the energy performance of our homes, both to protect the environment and to ease the running costs for our residents. This is in line with our goal of ensuring that active and independent residents can enjoy accommodation in line with 21^st century living, at contribution rates that are affordable to those in need. 

The Almshouse Association Loan

Whilst we had enough funds to do at least one of the houses, it was much more economic to do the complete block. The £100,000 loan ensured that this was possible and expedited the overall property portfolio enhancement project. Without it, one pair of our residents would still be living in below par accommodation, waiting for us to rebuild our cash reserves.

In hindsight, and if we had realised the option of Almshouse Association funds a year earlier, we would have changed the project schedule to begin with the exterior work.  

It would also have been beneficial to have done this external work in the spring-summer, rather than late autumn-winter when the many wet days were not conducive to removing/applying the render. The removal of the old render proved more difficult than envisaged due to it being placed over a metal mesh; this took longer than expected to remove, and caused some disturbance to the inside walls, meaning some rework internally. However, our excellent contractor made good all the damage at very little additional cost.

Residents’ view

The overall retrospective view was that the disruption of moving out for the duration of the work was very worthwhile. They now appreciate much cosier and more modern homes which they hope to enjoy for many years.

Local residents have also commented on the improved external view of the properties.

The Trust’s advice to members contemplating a loan

As long as you have a justifiable business case, then bite the bullet sooner rather than later. The residents really do appreciate the time and trouble.

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

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_{posted February 2025}

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The Almshouse Charity of Sir John Offley was awarded a £50,000 loan from The Almshouse Association rolling fund in the first quarter of 2024 to assist with the renovation of No.2 Greyhound Cottage, Madeley, Staffordshire.

History

The original almshouses which are in Madeley, Crewe, CW3 9PW were built in 1645, paid for by money left in the Will of Sir John Offley of Madeley. They were endowed and built under the terms of the Will of 1645. The properties were extended and improved by Hungerford, Baron of Crewe in 1889 and again in 1968. The properties were listed as Grade 2 in 1966.

Since 1968 they have been further improved with modern kitchens and bathrooms. Extensive re-roofing was carried out in 2016 at a cost of £35,000 and in 2023 the windows to the front of the properties which were iron framed in oak surrounds were replaced as per the originals at a cost of £46,000. A grant of £5,000 was received from Newcastle Under Lyme Borough Council towards the cost of the work with the balance coming from the Charity’s reserves.

Area

The village of Madeley has origins in the Saxon period and is mentioned in the Doomsday Book. It is an attractive village which has a mix of Local Authority and private dwellings served by a number of small businesses.

It was originally a mining village with Lycett Colliery being close to Madeley. The colliery was closed in 1957. Madeley is situated approximately five miles from Newcastle Under Lyme and Stoke on Trent with Crewe being approximately eight miles away, thus providing excellent road and rail links to all parts of the country. It has two primary schools and one secondary school.

The Project

The demand for low cost housing has, over the past few years, become a major issue with high rents and few suitable properties being available. The trustees have, for a number of years, looked for land on which to build additional almshouses but without success.

In 2019 the trustees decided to purchase two small properties in Madeley, No.1 Greyhound Cottage and Pool View. These properties were separated by No.2 Greyhound Cottage. The two properties were purchased and renovated at a total cost of £220,000 with the proceeds coming from the Charity’s reserves.

In 2023 No.2 Greyhound Cottage became available for purchase.

The trustees considered this an ideal opportunity to own the three properties. Nos.1 and 2 Greyhound Cottages are semi-detached cottages built in 1868. Pool Cottage, which has a passageway separating it from Greyhound Cottages, was built in the mid to late 1900 century.

No.2 Greyhound Cottage was purchased in February 2024 at a cost of £132,788. The property was in a poor state of repair and needed extensive renovation and repairs.

Quotes were obtained showing estimates of between £60,000 and £75,000. At the rear of the property is a substantial strip of land which could be suitable for future development.

The extensive renovations of No.2 Greyhound Cottage were completed on 24 October 2024 and the trustees were delighted to welcome a young family into the property on 1 November 2024.

• Please click here to view all the photographs of the project put together by the Charity.

The Almshouse Association

The Almshouse Charity of Sir John Offley writes,

“The Clerk contacted The Almshouse Association to enquire as to the possibility of a loan to assist with the costs of the renovation work on No.2 Greyhound Cottage. The help and assistance given by Fenella Hall during this process was exemplary. She gave clear guidance as to the procedure involved in making the application for a loan and the speed in which the application was dealt with was first class. Without the help of The Almshouse Association, the Charity would have had to wait many years to acquire the necessary funds to carry out the improvements required.

The Charity made the application on 19 February 2024 and the loan agreement was signed on 14 April 2024. This was quite exceptional. The trustees are extremely grateful and profound thanks go to Fenella and The Almshouse Association.”

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted January 2025

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Replacement of deteriorated sash windows and frames

The Almshouse Association provided Thomas White Cottage Homes with a £80,000 loan towards the replacement of sash windows and frames with newly double glazed sash windows to the southern aspect of the Cottage Homes.

History

Thomas White Cottage Homes (2016) Charity is the modern incarnation of a charitable foundation created in 1886 by Thomas White, a wealthy Bromsgrove businessman and philanthropist.

Its almshouses in Bromsgrove, Worcestershire, are three substantial Victorian buildings, opened to its first residents in that year, and now, having been partially extended in 1993 comprise 14 self-contained flats, surrounded by communal gardens.

The Charity’s beneficiaries are, to quote from its constitution, “women in need of not less than sixty years of age, with a preference for such women who are resident at the time of their appointment in the area of the Ancient Parish of Bromsgrove”.

Background

The almshouses front to the south and their frontages have been exposed to sun and weather since their construction. All the windows were single-glazed, which caused noticeable condensation. The frames were constructed from Baltic Pine and despite the quality of the timber the frames and sills were deteriorating, requiring filling, painting and general maintenance, the cost of which was becoming prohibitive. In some cases sills were allowing water ingress into bay window areas, affecting internal decoration and plastering.

Research

The Charity began to explore the possibility of replacing window frames with double-glazed units, only to be halted in its tracks by the pandemic lockdown. After lockdown ended, the project was properly started and taken forward by the Charity’s Finance & General Purposes Committee.

The Charity was fortunate to have the voluntary help of Nick Reading, a retired architect who specialised in historic buildings who prepared a detailed report on the condition of the windows for the Charity.

Materials and Costing

The report laid out the options for and costs of replacement, advising that the most effective way to proceed would be to double-glaze the windows on the southern elevation of the almshouses, using UPVC units of a style which replicated the existing window frames and sills.

Although the use of timber replacement frames was considered, recent advances in the design of UPVC windows meant that the existing sash, and indeed the other windows could be replaced by frames which almost perfectly replicated the original design. UPVC was therefore an obvious choice, bearing in mind the cost advantage and the reduction in maintenance requirements.

Project Management

Our architect went on to support the Charity throughout the entire project, assisting in choosing appropriate products, programming the installation in conjunction with its suppliers, and generally keeping an eye on things as they progressed.

The Charity identified a local supplier, Diamond Windows (Droitwich) Ltd, experienced in similar projects and whose products matched the original framing so well that, after installation, it is difficult to distinguish from ten feet away whether the windows are painted timber or UPVC. The Charity appointed a project manager, and having the benefit of two recently retired commercially experienced solicitors within its ranks settled with our supplier a formal contract for the supply and installation of replacement windows.

Installation

A considerable amount of detailed planning went into the installation process, involving meetings and discussion between suppliers, trustees, warden, clerk, project manager and our supportive architect.

After taking into account the access needed by the suppliers to the site, the parking of vehicles, the potential disruption to the lives of residents and the vulnerability of some of them an installation plan was settled and implemented.

The installation went like clockwork, thanks in large part to the professionalism of our suppliers and their consideration for our residents, and was finished internally as well as externally to a high standard. Our suppliers’ carpenters were able to remodel and reuse the existing internal architraves so that from inside, as well as outside, the appearance of the windows has not changed. From start to finish the installation was completed in three weeks.

Funding

The project involved a significant and substantial financial commitment for the Charity. This involved preparation and careful consideration of fund availability and of budgets over future years.

Help was sought from grant-giving or donating local charities which provided approximately one third of the overall cost, whilst the balance was funded by an interest-free loan from The Almshouse Association.

Overview

The overall success of the project is down to:

• the combination of expert advice throughout on all aspects of it,
• a proper contractual arrangement between relevant parties so that each knew its obligations and responsibilities,
• detailed and unhurried planning involving everyone concerned,
• and an experienced and reputable supplier.

The installation of the new windows has delighted the Charity’s residents.

The condensation problem from which flats suffered has been considerably reduced, the flats are warmer and can be more easily ventilated, and the reduction in noise from the busy road to which the properties front is most noticeable. All of which has improved the quality of life within the Charity’s almshouses, for the benefit of all of its residents.

Many thanks to Malford Harris, Clerk & Treasurer of Thomas White Cottage Homes (2016) Charity for providing us with this case study. More case studies can be accessed here.

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posted January 2025

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Project to convert cottages set to start in 2020 celebrates completion in 2024

The United Charities of Romaldkirk received a £60,000 loan from The Almshouse Association’s rolling fund to support the remodelling of three one-bedroom cottages into two two-bedroom cottages.

History

The Charity, originally known as Romaldkirk Almshouse Foundation was founded in about 1670 by William Hutchinson. In archives the Charity came across this entry:

“MEN & AFFAIRS
HE-FOUNDED ROMALDKIRK ALMSHOUSES AND BOWES GRAMMAR SCHOOL
Visitors to Teesdale must have noticed the sheltered little cottages lying on the outskirts of Romaldkirk village, known as the Almshouses. Their history is barely known. Their founder was William Hutchinson of Delroo who lived for a time at the village of Cragg near Barnard Castle. During the 17th Century, early in life he migrated to London where he acquired considerable wealth. His thoughts however must have clung to Teesdale for not only did he found the Almshouses at Romaldkirk but also a Grammar School at Bowes.
In memory of his preservation from drowning in fording Deepdale Beck between Cragg and Nab Farm a stone bridge was put up at that place. In the western parapet of the bridge there is the following inscription:

“William Hutchinson of Delroo Esquire whose great Charity was most exemplary in all respects. So likewise, in the building of this bridge, the place of his happy nativity which was built in August 1699”.

The Almshouses continue to occupy the original site at Romaldkirk and are known as Hutchinson Terrace. An inscription set into the cottages gives a date of 1671 with them being rebuilt in 1829. It is understood that originally the cottages consisted of six cottages and there is evidence of this within their layout. Until the most recent re-modelling the cottages had many years ago been re-modelled to provide three, one-bedroom cottages.

Background

The cottages needed upgrading to conform with modern day standards and a scheme of works has been undertaken to do this. The building is a Grade II listed building and sits on a small embankment facing south. They are stone built with a Westmoreland Green slate roof. The properties had single-glazed out of character casement windows, no thermal insulation, they suffered with dampness, the drainage required upgrading; the bathroms and kitchens required modernising. The roof required to be replaced.

Planning, Funding, Overcoming Challenges

Carolyn Milburn FRICS, the Agent for the Charity gave advice to the Charity on seeking grant funding from Homes England and on what would be required for a remodelling and refurbishment programme to go ahead.

Carolyn recommended to the trustees that it could be more sensible to convert the three one-bedroom cottages into two, two-bedroom cottages. As the Charity is open to local families, couples and single people who are in need, hardship or distress, it was considered that making available two-bedroom cottages could widen the scope for offering the houses to beneficiaries in the future.

Listed Building Consent was required for this plan and the services of Simon Potter RIBA of John Potter Architect Limited were engaged to design a solution for the remodelling. Once Listed Building Consent was obtained, the Architect estimated the cost of building work and Carolyn, with the assistance of the Almshouse Consortium Limited, put forward a grant application to Homes England.

The grant aid was successful but unfortunately before the works could go out to tender, Covid came along in 2020. This delayed progress for a tender exercise and by the time the works were put out to tender, the cost of materials and labour had increased exorbitantly.

The project, albeit with the opportunity of the Homes England grant funding, became out of reach.

The Charity owned an additional property; the former school building in Romaldkirk. This building had been vacant for many years and prior to 2020, planning permission and listed building consent had been obtained to convert this building into two new almshouses to add to the Charity’s almshouse portfolio. Despite a grant having been obtained through Homes England; because this development required the Charity to become a Registered Provider, and again along with the massive increase in building costs post 2020, the Charity took the decision, reluctantly, not to proceed with this plan. Instead, this building was sold at auction and the proceeds of sale utilised to proceed with the Hutchinson Terrace project.

As the Homes England grant programme was about to end and a ‘start on site’ date was not feasibly going to occur within that programme, the Charity reapplied for a grant from Homes England and this time were successful in achieving a higher grant award for the Hutchinson Terrace project. This, together with the loan from The Almshouse Association was most helpful given the increased costs in building materials.

Completion

The building work commenced in Spring 2023 and has now been completed. The properties are looking extremely smart and modern but still retain their character. All concerned, trustees, Architect, Agent for the Charity, and the Contractors are extremely proud of the result.

Many thanks to Carolyn Milburn FRICS, Partner – Rural Professional for and on behalf of George F. White LLP for providing us with this case study.

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Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted December 2024

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Written by Rowan Haysom, Director at Haysom Ward Miller Architects, this Housing LIN Case Study (No. 174) highlights the More’s Meadow Almshouses project, developed by the Great Shelford Village Charity.

The project delivers 21 affordable homes in Cambridgeshire, emphasising community-led design, sustainability, and social connectivity.

To read the full case study, please click here or visit the Housing LIN website directly here.

See also:

• New almshouses for Great Shelford
• The Queen’s Platinum Jubilee tree planting at Great Shelford
• Almshouse Association Award winners

posted 18 November 2024

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Trustees tackle the damp impacting the lives of residents – updated 2 October 2024

William Holmes Almshouses were provided with a £50,000 loan from The Almshouse Association to help resolve damp issues in three of their six almshouses, together with the renewal of electrics, redecoration, replacement carpets and new bathrooms.

Background

William Holmes Almshouses, Nottingham Road, Ripley, Derbyshire, were built in 1926 using a bequest made by William Holmes, a provision merchant of Shirley Road, Ripley, who died in 1922, for the benefit of needy people who lived in the Ripley area. 

The almshouses comprise of six one-bedroom bungalows on the corner of Nottingham Road and Fletcher Street, Ripley, Derbyshire.  The bungalows are large enough for two people to live in comfortably, with a large kitchen, lounge and bedroom.  There are communal garden areas to the front and back of the bungalows.

Damp Issues

Over the last year, damp became a problem in all the bungalows. The trustees made it a priority to resolve the issue for the health and wellbeing of their residents, all of whom are over the age of 65.

One of the residents informed the trustees that she had been sleeping in her living room because the damp problem was becoming worse in her bedroom. The damp was coming though an exterior wall and in through her fitted wardrobes. She was no longer able to hang her clothes in her wardrobe due to this and so was placing them on her bed. She couldn’t get in her bed because of them so was sleeping on her sofa. When the Clerk visited this bungalow to assess the problem, there was a noticeable smell of damp.

Upon further inspection behind the sofa, damp was coming through the interior wall between the bedroom and living room causing discolouration to the wall and moisture was causing the paint to peel off. There was also rising damp in the kitchen, causing a musty smell. All these issues were causing anxiety for the resident.

A meeting of the trustees was called and it was agreed that the issue had to be resolved immediately. Plans were put in place for the resident to move into a local hotel and all her furniture and possessions put in storage, at the expense of the charity, until all the work was complete, and she could move back in.

One by one, they are renovating their bungalows to include a new damp proof course, replastered walls throughout, new skirting boards, architraves, fresh decoration, new carpets and vinyl flooring to kitchen and bathroom, new and additional double electric sockets to a higher height.

Funding issues

The trustees had completed three of the six bungalows and were running out of funds. Having the work done for the benefit of their residents was their main priority and they didn’t want it to slow down.

One of their residents had died and another had moved to a nursing home, leaving their bungalows empty and the charity without an income. It was an opportunity to power on with rectifying the damp problems and updating the bungalows.  It was at this point they approached The Almshouse Association for information about applying for a loan to enable them to complete all the renovations.

The loan application process

The trustees report that:

“all the loan application forms that were sent were generally straightforward to complete. Guidance was available from Fenella at The Almshouse Association every step of the way if we needed it. The only time-consuming task was obtaining three quotes from contractors for the work we needed to have done as they were needed to be submitted for the loan application. We were certain we wanted to use local tradespeople, so we had to research and contact them and give them a deadline when we needed their quote by for us to make the loan application deadline”.

Fingers crossed!

“The Almshouse Association notified us of the outcome of our application in a timely manner. We didn’t get all the amount we had requested as we have some money in our reserves (which we are hoping will enable us to buy another bungalow in the near future to have as an additional almshouse). However, the amount that The Almshouse Association agreed to is still a substantial amount and it has made us more determined to complete all the damp proof work and other associated renovations, within an extremely tight budget so we don’t have to dip too much into our savings.

“With the help of the loan, we have been able to carry on with work. Here are photos of one of our bungalows that’s recently completed damp proof work and renovation.”

“The quinquennial inspection is due next year, so we hope that by undertaking this work, we will appease the assessors and importantly our residents.”

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posted 20 May 2024, updated 2 October 2024

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A mission to bring a 17th Century Hospital in Ufford, Suffolk, into the 21st Century

Thanks to Judi Hallett, Clerk to the Non-Ecclesiastical Charites, Ufford, we are pleased to be able to bring news of the completed project and demonstrate how funds have been spent.

November 2023 to July 2024

Whilst completion of 2a took longer than anticipated (delays were a result of contractors working on other projects and difficulties with the supply of some materials), on 1st March 2024, Mrs C, a resident of the almshouses for over 20 years, successfully moved from number 2 to number 2a. This was thought to be a record short distance by the removal company!

The new home gave Mrs C a downstairs bathroom with walk in shower. She also had a dedicated downstairs bedroom and a garden further away from the road, which gave her greater privacy.

Property No. 2

The day after Mrs C moved to number 2a, demolition started in number 2.

We had made the assumption that the property was a mirror image of next door, but it soon became obvious it was not.

Measurements for kitchens and bathrooms had to be tweaked but we worked closely with our architect and builder to overcome any issues.

The work to number 2 also took a little longer than anticipated.

This meant our new resident, Mr Whitehand, had to remain in his existing accommodation longer than planned, but we are pleased to be able to confirm that he was able to successfully move in on 1st July 2024.

Funding

Much of the funding for this project has come from the Charity’s endowments and Extraordinary Repair Fund.

The Almshouse Association reviewed the project in detail and held an onsite meeting with two of the trustees before awarding the Charity a loan of £75,000. This is to be paid back over a 10-year period, and we have already started to make the payments.

The charity trustees were also able to secure a grant from Homes England. To secure this grant we worked with Saffer Cooper Consultancy via Almshouse Consortium Ltd, experts in grant funding and project management who provide a pathway to obtaining financial support from Homes England. The grant was for approximately one third of the total cost of the project.

What will the benefits be of the project?

Now complete, the Ufford Almshouses are fit for living in the 21st Century. They are accessible and allow for ground floor living, when required. They have modern heating and are fit for purpose for at least another 30 years.

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Case Study: Jesus Hospital refurbishment project

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

In 2023 Q4, the Association received a grant request from Jesus Hospital, and we were pleased to be able to provide a grant of £2,000 towards the refurbishment of one of their flats.

As the keys were handed over to a very happy new resident, new warden, David Roper, shares their story with us:

Background

The ‘Hospital’, or almshouses, was founded in 1595 by Sir John Boys, who had made his fortune in law, for 8 poor men and 4 poor women, known as ‘brothers’ and ‘sisters‘. He had perhaps been inspired by Sir Roger Manwood’s foundation set up 20 or so years before. He also set up a school for boys.

Click here to find out more

Today there are 14 flats which can provide homes for 19 people over the age of 55 on low incomes who live in the Canterbury area. There is an on-site warden and residents benefit from a communal garden and all within easy walking distance of shops, doctor’s surgery, restaurants, and a cinema. In recent years the Weekly Maintenance Contribution (WMC) had been kept quite low and the trustees had limited access to investment funds. In April 2023 the resident warden retired and the present warden took up his post on 1 October 2023.

In the latter part of 2022, an elderly resident developed increasingly difficult health issues and sadly, after many years as a resident, needed to move into a care home in June 2023. It was a difficult situation to manage at the time, especially without a warden in post.

The project

After assessing the condition of the vacant flat, the trustees realised that a substantial refurbishment was required before a new resident could be invited to move in. The flat needed decorating throughout, plus a new kitchen and bathroom. Fortunately, the carpets came up well with a deep clean so did not require renewing.

There was a lovely surprise when the old kitchen was stripped out – they found a tiny fire hearth hiding behind the units, though coal allowance is no longer a resident benefit!

Once the contractors had finished, a working party of residents enjoyed a happy day cleaning windows and revarnishing the window frames which provided both an enjoyable social event for the community and a considerable cost saving.

The total cost of the project including loss of WMC (flat was vacant for 8 months whilst renovations where undertaken), council tax liability and utilities came to £19,000.

New home for a new resident

Jesus Hospital now has a new resident who received her keys in March 2024 and is very happy to have joined the community.

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Click here to find out how you can help us support almshouse charities build new and renovate older almshouses, ensuring safe, warm and affordable homes in friendly communities are available for people who need them for many years to come.

posted August 2024

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