75th Anniversary - Members stories | The Almshouse Association

Announcing the 2026 Awards recipients!

Celebrating innovation, inspiration and community

We are delighted to announce the 2026 Almshouse Association Award recipients, celebrating projects completed in 2025 that demonstrate innovation, imagination, care and an unwavering commitment to residents and their communities.

Following a rigorous judging process, including visits to almshouse charities across the country, the Awards panel was impressed by the exceptional quality and diversity of this year’s entries. From breathing new life into neglected historic buildings to creating sustainable new homes, developing beautiful gardens and finding innovative ways to strengthen communities, these projects demonstrate the continuing relevance and vitality of the almshouse movement.

This year’s awards recognise achievements across three categories: Inspirational Homes, Gardens & People, and Innovation for Living. Alongside Distinction and Highly Commended awards, a number of projects have also been recognised for their outstanding contribution.

Here are this year’s recipients.

GARDENS AND PEOPLE AWARD

Sackville College – Distinction

Sackville College has created an outstanding 100% organic kitchen garden that provides residents with fresh, seasonal produce grown on site.

The garden produces a wide variety of fruit, vegetables and herbs, with residents involved in choosing what is grown. A door-to-door delivery service ensures that everyone can benefit, including residents with limited mobility.

The project combines sustainability, nutrition and wellbeing. Rainwater harvesting, composting, crop rotation and organic growing methods support biodiversity and minimise waste. A plant stall at the college gates also generates income to fund the garden, making the project remarkably self-sustaining.

Beyond the food itself, the garden has become a social focal point — creating opportunities for conversation, engagement and connection with nature.

Dr Radcliffe’s Almshouses – Recognised

At Dr Radcliffe’s Almshouses in Steeple Aston, two historic almshouses dating from 1660 have benefited from the replacement of inadequate side porches with carefully designed, historically sympathetic extensions.

Using local Cotswold stone, timber windows and traditional craftsmanship, the new entrances improve the appearance and functionality of the Grade II-listed buildings while providing residents with warmer, safer and more accessible entrance spaces, as well as valuable seating and storage.

The work was undertaken while residents remained in their homes, including one resident aged 95, with the contractor managing the project with almost no disruption to daily life. Unexpected drainage discoveries added to the challenges, but the completed project successfully combines heritage conservation with practical improvements for residents.

Jesus Hospital Charity – Recognised

Jesus Hospital Charity has transformed an overlooked area at the James Ravenscroft Almshouses in Barnet with a new living wall and landscaped pond.

The project has created a peaceful garden space for residents and staff, turning a previously plain historic wall into a vibrant feature surrounded by planting and wildlife.

The pond and living wall are designed to support both wellbeing and biodiversity, encouraging pollinators and amphibians while providing residents with an attractive place to relax and meet.

The planting had its challenges: after discovering that the wall received prolonged, intense sunlight, the gardening team adapted their plans and replaced the original planting with hardier, drought-tolerant species.

INSPIRATIONAL HOMES AWARD

Nicholas Chamberlaine’s Hospital and Sermon Charity – Highly Commended

In Bedworth, Nicholas Chamberlaine’s Hospital and Sermon Charity has transformed a derelict former public convenience next to its historic almshouses into two high-quality one-bedroom cottages.

Once a neglected and vandalised building that had become an eyesore and a focus for anti-social behaviour, the site has been turned into attractive, secure homes that fit seamlessly alongside the historic almshouses. The project involved significant challenges, including conservation-area restrictions, the proximity of a Grade II* listed building and unstable ground discovered during construction.

The result is a striking example of turning a community liability into an asset, while creating two new homes and extending the supportive community enjoyed by existing residents.

The Charity of Sir Thomas & Lady Kytson – Commended

At Kytson Cottages in Hengrave, Suffolk, the Charity of Sir Thomas & Lady Kytson has undertaken a sensitive programme of restoration to improve three historic Tudor cottages.

The project has dramatically improved thermal efficiency and resident comfort while respecting the buildings’ heritage. Inefficient heating systems were replaced with wood-pellet stoves, draughty doors were renewed and natural lambswool insulation was introduced. Traditional lime plaster, Suffolk pargetting and locally sourced materials were used to protect the historic character of the cottages.

The project also placed strong emphasis on sustainability, traditional craftsmanship and resident wellbeing, with the works carefully planned to minimise disruption to residents, including those with health and mobility challenges.

Edward Mayes Trust – Commended

The Edward Mayes Trust has completed a major refurbishment of the remaining four cottages at Inghams Almshouses in New Mills, High Peak.

The six Grade II-listed cottages date from 1880 and form an important part of the town’s heritage. The extensive programme has addressed years of piecemeal repairs, providing new roofs, rewiring, improved heating and plumbing, modern kitchens and accessible bathrooms while preserving the buildings’ Victorian character.

The project has also improved energy efficiency and safety, helping secure these historic homes as affordable housing for local people for generations to come. Considerable care was taken to support residents through the process, including carefully managing decanting and working around the challenges presented by the age and condition of the buildings.

The James Charities – Recognised

At St Clement’s Church in Nechells, Birmingham, The James Charities has created ten new independent-living apartments while restoring the historic Victorian façades and original church entrance porch.

The new homes form part of the existing almshouse community and include level access, accessible wet rooms, lift access and facilities designed to support independent living. The project has also created improved communal areas, covered walkways and a landscaped courtyard.

Sustainability has been central to the development, with air-source heat pumps, underfloor heating, solar panels, high levels of insulation and mechanical ventilation with heat recovery. The courtyard has also been designed as a biodiverse urban sanctuary, with native planting and habitats for birds, bats, hedgehogs and insects.

Perhaps most importantly, the project was developed through extensive consultation with residents, staff, trustees, neighbours and local councillors, helping create a strong sense of shared ownership.

MY Trust – Recognised

MY Trust has transformed Foster House in Solihull, formerly Alexandra Court, from a closed extra-care facility into 14 new homes for older people.

The original building, which had contained 21 small studio apartments, closed in 2024 as changing care models and rising operating costs made its previous use unsustainable. Rather than lose a structurally sound building, the Trust took the opportunity to redesign and repurpose it.

The result is two bungalows, four two-bedroom apartments and eight spacious one-bedroom homes, all designed to support independent living. Residents were consulted throughout the process to help ensure the new homes met their needs.

The redevelopment demonstrates how existing buildings can be adapted creatively to meet changing housing needs while making the best possible use of an existing asset. The newly transformed building has also been renamed Foster House in honour of Betty Foster, a much-loved former resident and long-standing trustee and advocate for the Trust.

INNOVATION FOR LIVING AWARD

William Lovett’s Almshouse Charity – Highly Commended

William Lovett’s Almshouse Charity has taken a bold approach to the future of almshouse living in West Haddon, Northamptonshire, by creating six new, highly sustainable bungalows for older residents.

The new homes enable older residents to move from unsuitable two-storey Victorian almshouses into accessible, energy-efficient homes designed for long-term independent living. This, in turn, allows the original Victorian terrace to be refurbished and reopened to a wider age range, creating a new mixed-age community and effectively doubling the local almshouse provision.

The development incorporates ground-source heating, solar PV, battery storage, EV charging and rainwater harvesting, alongside private garden terraces and accessible wet rooms.

The project is the culmination of more than seven years of work by the charity, including major changes to its structure and objectives, a lengthy planning process, securing Registered Provider status and raising more than £1 million in funding.

It is an ambitious example of how a small, historic almshouse charity can evolve its model to respond to the housing needs of both older and younger people.

Celebrating the almshouse movement

Taken together, these projects demonstrate the extraordinary range of work taking place across the almshouse movement.

They show that innovation does not have to mean abandoning tradition. Historic buildings can be restored for another generation; new homes can be designed around independence and community, gardens can improve both wellbeing and biodiversity, and existing buildings can be reinvented to meet changing needs.

Above all, this year’s Award recipients demonstrate what can be achieved when trustees, residents, staff, architects, contractors, volunteers and local communities work together with a shared purpose.

We warmly congratulate all of our 2026 Award recipients and everyone who contributed to these outstanding projects.

posted 17 September 2026

Lygon Almshouse Trust party

Rosie Falconer (in pink below), Chief Executive to the Trustees of Lygon Almshouse Trust in London has sent us in these joyous photos to share with you.

“A wonderful afternoon of friendship and community at the Lygon Almshouse Trust Summer Party in June, where residents enjoyed a traditional afternoon tea complete with freshly baked scones, clotted cream and a tempting selection of delicious pastries.

The afternoon was filled with laughter, conversation and community spirit, creating a truly memorable occasion for everyone who attended.“

posted 15 September 2026

Beyond housing: how almshouses can strengthen their communities

Contributor: Kate Duggan on behalf of Hammersmith United Charities, London

“Like many almshouse charities, Hammersmith United Charities was founded hundreds of years ago, and yet our work is no less crucial today than it was when our founders first sought to support local people in need.

While parts of Hammersmith could be considered affluent, there is significant inequality across the borough. Thousands of people are experiencing severe hardship and one in three children lives in poverty. These challenges affect people of all ages and require a collective response from everyone who has a stake in the community.

Our two almshouses – John Betts House and Sycamore House – are home to 92 residents. However, our commitment to Hammersmith doesn’t end with our almshouses.

As a charity that has been embedded in the local community for more than 400 years, people trust us and we are very aware of the challenges they face. This gives us a unique insight into local needs and enables us to make a wider contribution to our community through grants to grassroots organisations that are making a tangible difference to local people’s lives.

The relationship between our almshouses and our grants programme is closer than people might expect. Our residents benefit from, volunteer with and actively support many of the organisations we fund.

For example, we have helped fund training for volunteers at Hammersmith & Fulham Foodbank. One of our residents, Lorraine, volunteers there every Thursday. She says, “You get to know the clients who come in regularly, and they get to know you. You’re making an impact on them and it makes you appreciate what you have yourself.”

Crosslight Advice provides free debt, benefit and budgeting advice to people across London, including some of our residents. The charity is one of our Flexible Three Year Grant holders, receiving £15,000 a year for three years.

We have also funded BlindAid, helping to ensure that a Sight Support Worker can visit isolated blind and partially sighted people in their homes. Richie Walden, BlindAid’s Operations Director, says, “We can’t run our services without external funding. We had to close services in a couple of boroughs last year because we just couldn’t get funding for them.”

Our grants are relatively modest, ranging from a few hundred pounds to £15,000, however, because they support smaller organisations that are deeply rooted in their communities, they can have a disproportionate impact. A small grant can help a local organisation reach more people, recruit volunteers, provide specialist support or simply continue delivering a valued service.

For us, this approach reflects the enduring spirit of the almshouse movement. Almshouses have always been about more than providing homes; they are about strengthening communities, reducing isolation and helping people to thrive. By combining housing with community investment, we believe almshouse charities can play an even greater role in tackling local challenges and improving lives.”

If you would like further information on Hammersmith United Charities, please contact: info@hamunitedcharities.com.

Photos credits: Hammersmith United Charities

posted 15 September 2026

A new chapter for Manuden Almshouse Trust

The Manuden Almshouse Trust in Essex has handed the keys to a new family home following the successful purchase of two brand-new properties in Manuden Village.

James, Georgia and their daughter Lily-Rae were delighted to receive the keys to their new home, marking the beginning of an exciting new chapter for both the family and the historic almshouse charity.

The purchase follows a long-term project that began in 2013, when the Trust took the difficult decision to sell its original Grade II listed almshouses at 45 to 53 The Street, Manuden. The buildings were beyond economic repair for the charity, and the funds from their sale were carefully invested until a suitable opportunity became available within the village.

That opportunity came through a new development at Narley Field Road. Under a Section 106 Agreement, the two new homes form part of the affordable housing provision for the development, allowing the Trust to continue its charitable purpose of providing homes for local people.

The remaining Trustees, Matthew Hardy and Julian Eustace, have overseen the project through to its successful conclusion before handing over the management of the Manuden Almshouse Trust to Legacy East Almshouse Partnership (LEAP).

Matthew Hardy said: “It is wonderful to see this project finally come to fruition and to be able to provide a new home for James, Georgia and Lily-Rae. After such a long journey, seeing a young family receive the keys and begin their life together here in Manuden makes it all worthwhile.”

James and Georgia, both in their early 20s, had been living with their young daughter in a single room at a friend’s home while waiting to reach the top of the housing list. With another baby due in December, the opportunity to move into their own home could not have come at a better time.

The countryside location and limited transport links meant the homes were not as popular as other affordable housing options, but for Georgia and her family, Manuden was the perfect location. Her mother lives in the neighbouring village, allowing the family to remain close to their support network.

James works as a tree surgeon and landscape gardener, while Georgia is a full-time mum. Their new home has two double bedrooms, a spacious kitchen and dining area, a large lounge, ground-floor cloakroom and bathroom. Designed for modern living, it also benefits from solar panels and an all-electric energy system.

Julian Eustace said: “The original almshouses had been part of Manuden for many years, so it was important to us that the charity could continue to provide homes within the village. We are delighted that the Trust’s assets have been reinvested in a way that secures its future and enables another generation of local people to benefit.”

Management of the Manuden Almshouse Trust has now passed to Legacy East Almshouse Partnership (LEAP), which manages 18 charities across East Anglia and provides homes for more than 80 residents aged from one to 90.

The successful completion of the project ensures that the Manuden Almshouse Trust can continue its long-standing charitable purpose while providing high-quality, energy-efficient homes for local people well into the future.

posted 14 September 2026

Update: Liversage Trust almshouses development

In April 2026, we reported on the start of a significant £3 million refurbishment project at the historic almshouses on London Road in Derby. Phase 1 of the project is now underway, and the charity has kindly provided us with the following update.

Baggy Shanker MP, Labour (Co-op) MP for Derby South, visiting the site. Pictured from left to right: Martyn Allsopp, Baggy Shanker MP, Andy Mellors and Shaun Kerlow, Contracts Manager for Allsopp Construction Ltd.

Phase 1 begins to take shape

Work continues at The Liversage Trust almshouses on London Road, Derby, where Phase 1 of the refurbishment of the Grade II listed buildings is beginning to take shape.

The past few weeks have highlighted one of the biggest challenges of working with a building of this age and significance: balancing conservation and preservation with the practical requirements of creating modern, comfortable homes for future residents.

Progress is not always straightforward. Decisions about historic fabric need to be carefully considered and agreed, and there are occasions when work cannot continue as originally programmed while conservation queries are resolved.

However, despite those challenges, it feels as though Phase 1 has turned a corner. The new layouts are beginning to emerge, structural work is progressing and the first home in Block C is now ready to move towards second fix.

Block C: first home reaches second fix stage

One of the most significant milestones is in Block C, where the first home has now been plastered following completion of the first fix. Pipework, electrical cabling and ventilation ducting are all in place, making this the first home on the project ready to progress to second fix.

Externally, the chimney works have also moved forward. One chimney stack has been rebuilt to match the profile and measurements of the original, while the other two stacks have been repaired.

Brickwork repairs are underway across the block. Around 200 bricks have been identified as crumbling or beyond repair these will be removed and replaced one by one using reclaimed bricks, while those that can be retained will be repaired.

Major structural progress in Block A

There has also been significant progress in Block A, which forms part of the original almshouses facing London Road.

All structural steels are in, floors have been opened up where required for the new staircases.

Three staircases that needed to be removed have now gone, with the floors above put in. New staircases will be installed as part of the revised layouts, while some of the original staircases will remain within the building, boxed in rather than removed, preserving more of the historic fabric.

Work is also continuing to prepare the external walls for their thermal upgrade. The old render is being removed from the internal external walls preparing for damp-proofing works.

The approach to the original door frames demonstrates the level of conservation involved throughout the project. The frames cannot simply be replaced where deterioration is found. Instead, rotten sections are carefully cut out and replicated to the exact original profile before the new section is fitted back into the existing frame, retaining as much original material as possible.

Work moves into Block B

Strip-out is continuing in Block B and scaffolding has now been erected to allow roof investigations to begin. Structural steelwork is underway and openings have been formed between the homes that are being combined as part of the new layouts.

Under the original programme, work would not yet have progressed this far into Block B. However, delays elsewhere while conservation matters are resolved have meant the team has moved onto areas where work can continue rather than allowing progress on site to stall.

Despite the challenges, there is a real sense that the project has turned a corner. The new layouts are taking shape, the first home is ready for second fix and, for the first time, we can get a real sense of what the completed homes will be like.

There is still a long way to go, but Phase 1 is now moving along nicely.

Last home vacated
A small but significant milestone: The last of the former resident’s belongings were removed from the almshouses, marking the end of a chapter in the buildings’ history. The resident had already moved to Liversage Court Care Home, and today her family completed the clearance of the home where she had spent many happy years.

These photographs were taken midway through clearing the house.

It felt like a poignant moment in the charity’s history.

posted 10 September 2026

Celebrating centuries of service at Hedger’s

Residents, trustees, former trustees, volunteers and friends gathered at Hedger’s Almshouses in Guildford on Hedger’s Founder’s Day, 19 August 2026.

They came together to celebrate the retirement of Edward Martineau as Managing Trustee and Susan Martineau as Clerk to the Trustees and special guests included friends from Caleb Lovejoy’s Almshouses, Hilliers Almshouses and the French Hospital in Rochester.

The special occasion began with the dedication of a commemorative tree at the almshouse site, followed by a buffet lunch at a local village hall.

A lasting tribute

Willie Hartley Russell, Chairman of The Almshouse Association, unveiled a plaque to mark the occasion. Angela Sharpe, Hedger’s longest-serving trustee, spoke about the significance of the tree and plaque as a lasting tribute to Edward and Susan’s dedication to the charity.

She reflected on how they would provide a beautiful addition to the gardens and serve as a symbol of remembrance, gratitude and the enduring connection between Edward and Susan, the site and its past, present and future residents.

Beth Nagle ex Trustee, Martin Suttie Trustee and Kathy Marsden Resident

Francesca McPhail, Cllr Jane Tyson Mayor of Guildford

A family tradition comes to an end

Founder’s Day traditionally sees Hedger’s trustees serving roast beef to residents, but Sue Howson, the new Managing Trustee, hoped that the buffet — complete with beef and horseradish sandwiches — would more than suffice.

After lunch, Willie Hartley Russell spoke about the importance and history of almshouses and the support provided by The Almshouse Association to its 8,000 trustees across the country.

Sue Howson reflected on the significance of Edward and Susan’s retirement, marking the first time in Hedger’s 228-year history that a member of the Hedger’s family, however distantly related, would not be serving as Managing Trustee.

“That we have managed 228 years with family members so closely involved is nothing short of miraculous, as is the fact that Edward first joined the Board in 1972, becoming Managing Trustee in 1991 on the death of Mrs Lilian Disney (Edward’s grandmother’s first cousin’s wife). I did say “no matter how distant”. He has been the constant guiding hand over the last 35 or so years. I’m not sure when Susan actually first became Clerk but together, they must have given around a hundred years of service to the charity. Quite an achievement I think you’ll agree. Edward, I am sure, is taking a much-earned rest, but Susie hasn’t really retired quite just yet as she has become one of our trustees, for which we are enormously grateful. And we continue to benefit from Susie’s vast knowledge both specific to Hedger’s and more generally about the almshouse movement.”

In her own words: Susan Martineau reflects on how things have changed over her years as Clerk – click here

A place to call home

Resident Mary Dawson recalled her first impressions of Hedger’s:

“I couldn’t believe such a welcoming, peaceful haven existed.” She added that since moving in, “living here has been all that I wished for, and much more; the friendliness, peacefulness and safeness. Every time I walk into Hedger’s I still feel privileged that this is my home”.

Mary presented Edward and Susan with National Garden Gift Vouchers on behalf of the residents, while Sue presented a specially commissioned watercolour of the Hedger’s site on behalf of the trustees.

A toast and a cake!

The Worshipful the Mayor of Guildford, Councillor Jane Tyson, proposed a toast to Edward and Susan, with Edward offering a few words of thanks.

The celebrations concluded with the Mayor cutting an impressive cake depicting Hedger’s, created by trustee Francesca McPhail.

It was a fitting and memorable afternoon, celebrating two remarkable individuals and their extraordinary contribution to Hedger’s and its residents.

Top photo: Willie Hartley Russell, Edward Martineau, Susan Martineau and Angela Sharpe

posted 10 September 2026

A garden party celebration of heritage, community and home

There was plenty to celebrate at the Bedford, Morison and Cordery Almshouses in Watford on Friday 21 August, as residents, families and guests gathered for a delightful ‘Music on a Summer Evening’ Garden Party.

The event was made even more memorable by the 103rd birthday of the almshouses’ oldest resident, Mrs Kay (Catherine) Simmonds, who has called the almshouses home since 2007. Kay was presented with flowers by Watford legend Luther Blissett OBE, donated by Lilac and Willow of Battler’s Farm, while the Mayor of Watford, Peter Taylor, presented her with flowers on behalf of the Council.

The newly refurbished gardens provided the perfect setting for the afternoon, which brought together residents, families, local voluntary organisations and members of the business community.

Among the special guests were Luther Blissett OBE, Mayor Peter Taylor, Deputy Mayor Aga Dychton and Councillor Laurence Brass, former Leader of Hertfordshire County Council.

Luther Blissit OBE, Councillor Laurence Brass and Deputy Mayor Aga Dytchton

The celebration also highlighted the almshouses’ commitment to supporting the wider community. Two young care leavers, both heading to university in the autumn, received awards from the Dame Mary Morrison Apprenticeship Trust to support them as they take the next steps in their careers.

Young people from Watford Girls School also joined the celebrations. They, together with other sixth-form students, will take part in a special history project to record residents’ memories and conversations, helping to preserve the personal stories and social history of these remarkable almshouses for future generations.

Guests enjoyed an afternoon tea provided by local company Dallings of Kings Langley, while the beautiful gardens, maintained by Sunnyside Rural Trust, provided a wonderful backdrop.

Entertainment came from Lilly Belle, whose performance of songs from the 1940s was particularly enjoyed by the residents.

Built in 1580 and continuously occupied ever since, the Bedford, Morison and Cordery Almshouses are an important part of Watford’s heritage. Today, they provide a home and a sense of community for 18 residents, while the trustees continue to care for these historic buildings and ensure their remarkable story lives on.

It was a joyful afternoon bringing together heritage, community and generations – with a very special 103rd birthday to celebrate along the way.

Photos and story kindly sent in by Felicity Evens MBE, Chair of Bedford, Morison and Cordery Almshouse Charity

posted 7 September 2026

Time capsule from 1959 found in Derby almshouses

Hidden message from 1959 discovered during Derby Almshouse Refurbishment

A handwritten message hidden behind a staircase almost 67 years ago has been discovered during the refurbishment of The Liversage Trust’s historic almshouses on London Road, Derby.

The note, left alongside an empty bottle of Black & White Scotch whisky, was uncovered by contractors working on the Trust’s £3.4 million refurbishment project. It had been concealed behind the staircase of No. 87A since 12 October 1959.

The discovery was made by a joiner working alongside Site Manager Steve Wooddisse as they removed the staircase to create space for a new downstairs toilet, helping to adapt the Grade II listed almshouse for modern living while preserving its historic character.

Written on the back of a Ciro nylon hair net packet, the note offers a remarkable snapshot of life in Derby on the day it was hidden.

It reads:

“The Best of Luck Mate. I hope you are not at war – it’s a terrifying thing war. This was bricked up Oct 12th 1959. Just after the general election when the Conservatives got in by a 101 majority. It is raining in Derby now for the first time since about April after a first class summer. Derby 1 Portsmouth 0. Not doing so well this season Derby.”

Signed W H Broad, 83 Swarkestone Drive, Littleover.

The note captures far more than a date. It records the writer’s thoughts about the prospect of war, references the recent General Election, comments on the weather after an unusually dry summer and records Derby County’s 1-0 victory over Portsmouth just days earlier, while also noting that the team was “not doing so well this season.”

Alongside the note was an empty bottle of Black & White Special Blend Scotch Whisky. Although the whisky had long since gone, the bottle itself has been identified as an authentic example dating from between 1953 and 1962. Had it remained full and unopened, similar bottles can be worth as much as £300 at auction today.

For Andy Mellors of The Liversage Trust, it is the handwritten note that gives the discovery its real significance.

Andy said: “Finding the bottle was interesting, but it was the note that really stopped us in our tracks. Someone took the time to leave a message for whoever might one day uncover it, never knowing if it would be found. The note captures an ordinary day in Derby’s history, yet today it feels incredibly special. It gives us a small but very personal connection with someone who worked on these buildings decades ago.”

The Liversage Trust’s refurbishment is transforming the historic almshouses into 17 modernised homes, carefully preserving the buildings’ heritage while ensuring they continue to provide high-quality accommodation for future residents.

The Trust is now hoping the discovery may help uncover more about the author of the note.

Anyone who recognises the name W H Braid, or remembers someone living at 3 Swarkestone Drive, Littleover, is invited to get in touch with The Liversage Trust.

After almost seven decades hidden beneath the staircase, one small note has become an unexpected link between the people who cared for the almshouses in 1959 and those preserving them today.

Roof Replacement Project

CASE STUDY: Rubgy’s St John’s Street almshouses roof replacement

Every almshouse charity faces moments when essential investment cannot be delayed. Whether responding to ageing buildings, unexpected structural problems or financial setbacks, securing the right support can be the difference between simply managing and safeguarding homes for generations to come.

As part of its commitment to members, The Almshouse Association provides grants and interest-free loans to help charities carry out vital repairs, improvements and development projects that might otherwise be beyond their reach.

This case study tells the story of the Butlin and Elborow Housing Trust in Rugby, whose trustees overcame significant financial challenges, unforeseen construction issues and the lasting impact of fraud to complete a major roof replacement programme. With careful financial management, determination and the support of an interest-free loan from The Almshouse Association, they have secured the future of six historic almshouses, ensuring their residents can continue to enjoy safe, comfortable homes for many years to come.

Background

The Butlin and Elborow Housing Trust (the Trust) manage two groups of almshouses in Rugby.

The first consists of six almshouses in Stephen Street. Originally built in 1860, they were replaced with the current properties in 1905. Each home provides single-storey accommodation with a lounge/kitchen, wet room and bedroom.

The second group comprises six almshouses in St John’s Street, built in 1885. These homes have a lounge, kitchen and bathroom on the ground floor, with a bedroom upstairs.

Historically, one group of almshouses was managed by St Andrew’s Church and the other by St Matthew’s Church. The two churches decided to link the two almshouses together to form the Butlin and Elborow Housing Trust.

The need for the project

For many years, the roof at the St John’s Street almshouses had received only limited maintenance. As a result, coping tiles had become loose, several roof tiles had slipped or cracked, and the roof had deteriorated to the point where a full replacement was necessary.

The Trust faced an additional challenge. A former trustee had dishonestly misappropriated the Trust’s financial reserves over a period of years, leaving the Trust in a difficult financial position. Although we had already taken out loans to stabilise our finances, replacing the roof represented a significant additional expense.

In 2024, the trustees began seeking quotations for the work and appointed Hall & Co., a reputable Rugby-based contractor. At the same time, we sought grant funding to help finance the project. Despite approaching a number of funders over several months, the only grant secured was £3,000 from the Baron Davenport Trust.

Carrying out the works

Because of existing commitments, Hall & Co. were unable to begin work until November 2025, despite an original planned start date of September.

Once work commenced, a number of unforeseen issues emerged.

The first concerned the tall brick chimneys. Although no longer in use since the installation of modern central heating, they were found to be leaning and structurally unsafe. As they were not protected by any preservation order, the trustees decided to take them down as this was the safest and most cost-effective option rather than rebuilding them.

Further inspection revealed that several structural timbers within the roof had rotted and required replacement.

Another challenge arose when matching replacement roof tiles proved impossible. New tiles had to be sourced at greater cost than anticipated. To preserve the appearance of the building and control costs wherever possible, the builders carefully salvaged many of the original tiles. New tiles were used on the front elevation facing the road, while reclaimed tiles were reused on the rear. The finished result blends well with the character of the building.

The project was also delayed by exceptionally poor weather throughout November and December, which slowed progress considerably. Throughout this period, the residents were extremely patient despite having scaffolding around their homes for several weeks.

An unexpected requirement

During the project, the local authority’s building surveyor identified that there were no firebreaks between the roof spaces of the individual dwellings.

This work had to be carried out before the project could be completed, adding an unforeseen but essential element to the contract and increasing the overall cost.

Funding the project

The total cost of the project was approximately £81,000. Our original loan application to The Almshouse Association was for £70,000 over ten years. However, by carefully managing our finances and contributing significantly from our own reserves, we ultimately only needed to borrow £40,000 which we will repay over seven years.

We are particularly proud that the Trust was able to fund almost half of the overall project cost itself, especially given the financial difficulties we had faced following the fraudulent loss of our reserves.

Without the support of The Almshouse Association, this essential project would simply not have been possible, and the condition of the roof would have continued to deteriorate.

Resident response

When the scaffolding was finally removed, the residents were delighted with the finished result. Several expressed their appreciation, with one resident commenting:

“It’s wonderful to come out of my front door without having to look up and wonder whether a roof tile might fall on my head.”

Their comments reinforced the importance of investing in safe, secure and well-maintained homes.

Acknowledgements

The trustees would like to express their thanks to The Almshouse Association for its financial support and encouragement throughout this project. Their assistance enabled us to complete essential works that will protect these historic almshouses and provide safe homes for our residents for many years to come.

Case Study by Roger Evans – Chair of Trustees

The Almshouse Association was delighted to support this project through its grants and loans programme, helping to ensure that another historic almshouse can continue its long tradition of providing homes and communities for those who need them most.

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 9 July 2026osted August 2026

Chairman joins Vista celebrations

Vista Court almshouses celebrate 25th anniversary

Sunshine and a strawberry tea helped residents and guests celebrate a special anniversary for an historic housing development in Westbury.

The almshouses at Vista Court were built 25 years ago by the Laverton Housing Trust. The trust, which manages 15 homes in Westbury set up with funds from the sale of almshouses in Prospect Square, built by the mill-owning Laverton family in 1886.

Resident Kathryn had a special reason to enjoy the birthday celebrations at Vista Court – she was the very first person to move into one of the seven bungalows 25 years ago...

…and 87 year old Kathryn even has her own Laverton connection – as a young woman she used to work at one of the town mills.

Trustees and residents were joined in their celebration tea by guests including Westbury mayor Carole King and The Almshouse Association chairman Willie Hartley Russell.

Vista Court, so called as it was built on the site of the old cinema in Warminster Road, was the second housing project by the Trust which also built and manages Laverton Court off All Saints churchyard.

Association Chairman Willie Hartley Russell with Kathryn

The idea behind the trust is the provision of safe affordable housing for local people in need. When it was first set up, applicants for the almshouses had to have a link to the Laverton mills – an echo of its historic connections.

Find out more about the work of the trust and about the almshouses at www.lavertonhousingtrust.org.uk

posted 30 July 2026