75th Anniversary - Members stories | The Almshouse Association

MY Trust: Young people’s almshouses

For more than 150 years, Sir Josiah Mason’s Almshouse Charity, now part of MY Trust (Mason Yardley Trust) has played a defining role in supporting vulnerable people across the West Midlands. Founded formally in 1868 by industrialist and philanthropist Sir Josiah Mason, the charity was established on a simple but powerful belief: that safe homes, education and opportunity can transform lives.

While the Trust is widely recognised today for its almshousing and care for older people, support for children and young people has always been central to its purpose. In the 1850s, Sir Josiah Mason built his first almshouses to provide homes for more than twenty widows and unmarried women, alongside accommodation for over thirty orphaned girls. The scale of local need soon became unmistakable. Demand for places for children and young people far outstripped provision, prompting Sir Josiah to undertake a far more ambitious project.

This led to the creation of what became Birmingham’s largest orphanage, opening in 1868 and forming the foundation of the Trust itself. The orphanage was preceded by the establishment of a school for the local community, providing free, non-denominational education at a time when access to learning was limited for children from poorer backgrounds. When it opened, the orphanage accommodated around 300 children, later expanding to provide homes and education for up to 500 boys and girls.

In recent years, the pressures facing care-experienced young people have grown exponentially. Rising housing costs, limited access to stable accommodation and the absence of family safety nets mean many young adults face the risk of homelessness at a critical point in their lives. It was this reality, combined with the enduring legacy of Sir Josiah Mason, that led the Trust to refocus on support for young people.

In 2023, the Trust launched Shine, a community based project supporting care experienced young people and those on the edge of care. Shine has already had a significant impact, helping young people build confidence, develop skills and navigate adult life with greater stability. However, community support alone cannot fully address the structural challenge of housing insecurity. It was this understanding that led the Trust to develop Meeson Apartments.

Completed in March 2026, these new almshouses represent a significant milestone for the Trust. They are the Trust’s first standalone new build development in 25 years, and its first purpose built almshouses for young people in more than 170 years. Located in Solihull, the scheme comprises four highquality apartments, designed specifically for care experienced young people, offering a careful balance of independence, security and access to support.

Each apartment is EPC rated A, featuring air source heat pumps and photovoltaic panels. The homes are fully self contained and include a private patio or balcony, a spacious double bedroom, a lounge with access to a dedicated kitchen, and a modern wet room. . The scheme was constructed by Harper Group Ltd and completed in under a year, following careful planning and consultation. Every aspect of the design reflects a deep understanding of the needs of young people transitioning into independent living.

Residents will live independently while also benefiting from wrap-around support delivered by the Trust’s Shine team in close collaboration with their housing services. This integrated approach ensures that the apartments provide more than shelter: they offer a stable foundation for education, employment, personal growth and resilience. Being based on the edge of one of the Trust’s largest sites also means that there will be plenty of opportunities for intergenerational activities. This includes a new project called Grandfriends, where young people will be matched with older residents for mutual friendship and support.

The project has been funded through a combination of Homes England funding (accessed via The Almshouse Consortium Ltd), charity reserves, and fundraising support from a range of charitable trusts. It reflects the trustees’ long-term commitment to reinvesting in communities and responding proactively to emerging social need. The apartments are named in honour of Ken Meeson, a long-serving trustee and former Mayor of Solihull, recognising his dedication to public service and lasting local impact.

Although the first residents are only just preparing to move in, the significance of Meeson Apartments is already clear. For the young people it will house, the project offers far more than accommodation, it provides stability, dignity and the opportunity to shape a future on their own terms. For the Trust, it represents a confident step forward, combining historic values with modern, sustainable housing solutions.

As the Trust prepares for the official opening later this year, the scheme stands as a tangible example of how long established charities can innovate while remaining true to their roots.

Meeson Apartments is part of several new initiatives as MY Trust continues to evolve. honouring its past while building brighter futures for the next generation.

posted 21 May 2026

Winsley’s Charity marks 300 years of service

Winsley’s Charity is celebrating a remarkable milestone this year, marking 300 years of providing homes and community support to people in Colchester.

The Charity was founded through the generosity of Arthur Winsley, an 18th-century wool and cloth dealer, who left Brickhouse Farm and £500 in his Will. The farm was transformed into twelve almshouses and a chapel for men over 60 who had “lived well and fallen into decay”. Reflecting the customs of the time, wives were originally required to leave the almshouses on the death of their husbands, something that would clearly not happen today.

Over the years, additional benefactors have helped the charity grow and adapt. While much has changed, its founding mission has remained the same: to provide safe, affordable housing and dignity for those in need. For three centuries, the almshouses have supported generations of residents, offering not only a home but also a sense of security and community.

Clerk to the Trustees, Sareena Cobden, described the anniversary as “an extraordinary moment,” noting that the charity is preparing to embark on a £2 million renovation programme to improve existing homes and create new ones.

To mark the tricentenary, a programme of events will take place throughout the year, celebrating the charity’s history and the people who have shaped it.

As Winsley’s Charity looks to the future, its trustees remain committed to the principles of compassion, stability and service that have guided its work for 300 years.

Contributor: Sareena Cobden | Clerk to the Trustees

posted 13 May 2026

CASE STUDY: Robert Cocks Almshouse improvement works

When almshouse charities face major repair costs or seek to expand provision for people in housing need, financial support can make the difference between decline and long-term sustainability. As part of its member services, The Almshouse Association provides grants and interest-free loans to help charities maintain, improve and develop their housing for residents.

This case study highlights how Robert Cocks Almshouse Charity was able to undertake a major programme of roof restoration and conservation works with the support of a £50,000 loan from The Almshouse Association.

The project involved the complete stripping and re-slating of roofs dating from 1860, extensive chimney repairs, replacement leadwork and rainwater goods, and the restoration of decorative ridge tiles and finials. As a prominent listed Victorian almshouse within the Old Buckenham Conservation Area, the works required careful planning, specialist contractors and close collaboration with conservation officers to preserve the character and historic significance of the buildings.

For the trustees, the challenge was not only technical but financial. Rising construction costs, heritage requirements and the risk of hidden structural issues all contributed to a complex and costly project. However, with the assistance of the Association’s loan scheme, the Charity was able to proceed with confidence and safeguard the almshouses for future generations.

The completed restoration ensures that the almshouses can continue providing affordable and well-maintained homes for local people in housing need, while protecting an important part of the village’s historic environment.

CASE STUDY

Background

There is little information concerning the Robert Cocks Almshouse prior to the post war period and judging by the works that were then carried out, today’s trustees believe it is safe to assume that little indeed was done to alter the properties from the original.

In 1954, from old plans found in files, bathrooms and foul drainage were added. Before this work, it appears from the plans that the amenities available consisted of a drinking water well and pump, a rainwater tank and pump (presumably for clothes/washing purposes), commonly called a soft water tank in Victorian construction.

Each property had a washhouse, containing a coal bunker and a stove with a separate externally accessed privy. The latter, following various public health legislation, would have been emptied by the Rural District Council. The improvement works in 1954 resulted in the washhouse becoming the kitchen, the privy becoming the coal bunker and a newly constructed bathroom added. The septic tank foul drainage was latterly connected to mains drainage when that arrived in the village.

Due, no doubt, to post-war austerity, the bathrooms were very simply constructed, comprising corrugated asbestos cement roofing, a single plasterboard ceiling and an external wall comprising a single half brick. We can only imagine the internal temperature in winter! At the same time, brick sheds were built to replace various structures displaced by the new bathrooms. These sheds still remain but, have recently had dangerous asbestos cement roofing replaced.

Various heating systems appear to have been installed. Originally, Cottager Stoves were installed in both the living and bedroom, and it is assumed the living room stove was the source of cooking. Over the last few years, the trustees have replaced the previous unreliable heating systems with programmable electric radiators.

And so, the above-described kitchens and bathrooms largely remained until 2015 when a major programme of modernisation was initiated, which is still ongoing today…

Works completed in the last 10 years includes:

replacing heating and hot water systems,
replacing all kitchen and bathroom fittings,
replacing kitchen and bathroom windows,
redecoration, internally and externally,
renewing carpets and vinyl floorings,
extending and renewing electrical systems,
fitting fire detection and firefighting equipment,
replacing incoming water mains,
rationalising and renewing surface water drainage,
replacing bathroom roofs and insulating bathroom walls,
replacing asbestos cement shed roofing,
upgrading roof insulation.

And finally, the Charity’s current major project of completely stripping the roofs, repairing and repointing the chimneys, replacing all leadwork and rainwater goods and re-slating with original Welsh Slate and replacing the majority of the decorative ridge tiles and finials.

The Need

Put very simply, the roofs in 2025 were as constructed in 1860, it is a measure of the quality of Victorian workmanship that they had lasted so long. But the slippage of slates due to nail sickness was becoming a major drain on the Charity’s resources. The roof could not be left exposed to the elements without addressing each missing slate.

Due to health and safety issues, it became no longer a simple job of replacing a slate. Thus, approximately five years ago, it was decided that the trustees had to plan for the major work now being carried out. Fortunately, they had both some financial resources and construction expertise to carry this forward. Due to the listed status of the property and its prominence in the Old Buckenham Conservation Area, the local authority Listed Building Officer was involved at all times and necessary consents were obtained.

Chimney stack with non-original, unsympathetic pot, some missing.

All ten chimney stacks for repair and installation of sympathetic pots.

The Process

Once the decision had been taken to move forward and engage seriously with the project, the trustees needed a realistic assessment of the likely cost. They had the benefit of a retired architect trustee with experience in listed building work, together with a recent quinquennial survey which highlighted visible defects and issues. Whilst the internal roof structure was accessible and appeared structurally sound, an ornate Victorian design such as theirs would inevitably contain many hidden areas with potential problems that would only become apparent once work had commenced.

As a result, when drawing up the specification and works schedule, the trustees had to include significant provisional and contingency sums to allow for unforeseen issues. Although not yet in a position to proceed with the project, they decided to seek competitive tenders as the only realistic way to establish an accurate budget.

In early 2021, tenders were sought from four specialist contractors, of which three submitted responses. These were carefully analysed due to significant variations in inclusions and omissions. A like-for-like consensus was eventually reached, producing a total VAT-inclusive figure of £127,068. This included approximately £16,000 for provisional and contingency items.

The matter was then put to one side while a broader review of finances was undertaken. In October 2023, updated costings were obtained, as the building industry had experienced significant inflation resulting from the combined effects of Covid and the war in Ukraine. This produced a revised projected maximum spend of £160,712.

After careful consideration of both current finances and future financial planning, it was agreed to seek a loan of £50,000 from The Almshouse Association. This was approved in 2024, and the main contractor, Aspect Group Services, was appointed with a projected final contract figure of £164,000 including VAT, based on January 2025 prices, with works scheduled to commence in June 2025.

A local firm of Chartered Surveyors, North & Hawkins, was appointed to provide contract management services.

The Works

Scaffolding was erected during the last week of June 2025, and work properly commenced at the beginning of July.

Building scaffolding and new felt and batons

The initial phase, involving the stripping of the existing slates and leadwork, was always expected to be the stage at which any major unforeseen problems would emerge, particularly in relation to structural timberwork at the valleys and the close boarding beneath the slates that covered the entire roof.

In reality, only minor timber repairs to the close boarding proved necessary, and the original Victorian leadwork had successfully protected the structure from the elements for more than 160 years.

Roofing Construction Challenges

One unexpected discovery was that the slates had originally been nailed directly onto the boarding without the use of tiling battens. Whilst unusual in England, this practice is apparently not uncommon in Scotland.

Modern roofing standards, however, require the installation of battens and counter-battens. Combined with the already shallow abutments at the brick parapet gables, this meant that the ridge line would need to be raised by approximately 100mm. Although this had been anticipated and Listed Building Consent had already been obtained, the practical implications at the brick parapet abutments proved more complicated than expected.

Aerial view of back of property and works in progress, taken by a drone (S. Hammond)

Aerial view of front of property and works in progress, taken by drone (S.Hammond)

Raising the brick parapets by approximately 150mm would have required extensive alteration and replacement brickwork, with consequential impact on the incorporated stone detailing. Fortunately, the contractor identified an alternative solution through the use of lead secret gutters at the principal abutments, rather than the more conventional lead flashings. This approach proved both visually unobtrusive and highly successful.

Works in progress between main roof and kitchen roofs

Work at the rear of the property, with slates and chimney re-pointing complete. Protection of the bathroom rubber roofing.

Ridge tiles and decorative features

One of ten newly repointed chimney stacks and lead work, with slates relaid (October 2025). The new ornate finials were added after this photo was taken, in November 2025.

The most significant issue, and the principal cause of increased cost, arose from the existing ridge tiles and the brick copings and detailing to the rear parapets that required raising.

The ridge tiles themselves are an important decorative feature, incorporating a slotted top into which ornate finials are fitted.

Upon close inspection and removal, it became clear that many had previously been poorly repaired and could not realistically be reused successfully.

It was eventually possible to source purpose-made replacements, although at considerable cost. Nevertheless, the ridges and chimneys are widely regarded as the most distinctive architectural features of the building and therefore could not be ignored or subjected to an inferior repair.

The necessity to order substantially more replacement ridge tiles than originally anticipated resulted in delays to the overall completion programme while manufacture was undertaken.

Completion of the project

The contract was finally completed during the week commencing 23 November 2025. A snagging inspection took place on Friday 5 December 2025, with very few items requiring rectification, and practical completion was deemed to have occurred on that date.

The final account figure is expected to be approximately £175,000 including VAT.

Completion of roof and chimney works, with sympathetic pots

The loan from The Almshouse Association enabled the Charity to complete the restoration 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 May 2026

Celebrating 350 Years of the Charity of Jane Wright

This year marks a remarkable milestone for the Charity of Jane Wright, as it celebrates 350 years of continuous charitable support in York.

Jane Wright, a widow born in York, died in London in the 17th century. In her Will dated 21 December 1675, she made an extraordinary bequest of £1,000 to her home parish of Holy Trinity Church, Goodramgate – a sum equivalent to over £175,000 today. Her vision was both practical and compassionate: she directed that the money be invested in property, with the income used to support those in need in York and to assist young people transitioning from apprenticeship into adult life.

Three and a half centuries later, Jane Wright’s legacy continues to flourish. Thanks to careful stewardship and prudent investment over generations, the original gift has grown into a thriving charity with assets now valued at over £1.3 million. The Charity continues to provide grants to individuals living in York, supports other charitable organisations, and offers much-needed housing through its almshouse provision.

At the heart of its work is John Saville Court in Ogleforth, a peaceful enclave of almshouses comprising both modern and sympathetically refurbished historic properties. Arranged around a secluded, landscaped courtyard and situated close to York Minster and the city centre, the site reflects both the Charity’s long history and its ongoing commitment to community.

The entrance gates, bearing the inscription “JWC 1675–1983” in gold lettering, stand as a quiet tribute to Jane Wright’s enduring generosity.

As the Charity celebrates this significant anniversary, it not only honours its founder’s vision but also looks ahead to continuing its mission of support and opportunity for future generations.

posted 13 May 2026

Stewardship across centuries: The formation of MY Trust

On 1 April 2026, two of the West Midlands’ most historic charitable organisations came together in a merger that reflects both deep roots and a forward‑looking vision. The union of Sir Josiah Mason Trust (SJMT) and the Yardley Great Trust Group bring together nearly a thousand years of charitable legacy, creating a stronger platform to meet modern social needs while safeguarding centuries of generosity.

Sir Josiah Mason Trust was formally established in 1868, but its charitable roots lie earlier still. Sir Josiah Mason, a Birmingham industrialist and philanthropist, believed deeply that secure housing and access to education were fundamental to human dignity. That belief continues to shape the Trust’s work today, not only through its own almshouse provision but also through its stewardship of other historic charities that share allied purposes, including Holy Trinity Heath Town Charity, Holte & Bracebridge Charity, Thomas Banks Almshouses and Oak Tree House Trust. Each has its own distinct history and charitable intent, yet all are united by a common commitment to providing secure homes, support and care for people in need.

The Yardley Great Trust Group was not the product of a single benefactor but the result of nearly 700 years of local generosity. Its earliest foundations date to 1355, when land was gifted to be held in trust for the benefit of the parish. Over succeeding centuries, numerous benefactors added almshouses, bread charities, clothing funds, schools and later housing for older people. These modest yet vital gifts sustained generations in the absence of any formal welfare system.

By the twentieth century, the Yardley charities had expanded into residential and nursing care, responding to changing patterns of need through organisations such as Colehaven, Grey Gables and Carrs Lane Homes. Though founded separately, each shared a commitment to secure, dignified homes and compassionate care. Gradually, these charities were brought together, forming the modern Yardley Great Trust Group, uniting historic endowments with contemporary governance.

The merger with Sir Josiah Mason Trust brings these traditions together under MY Trust (Mason Yardley Trust). Crucially, this is not a break from the past but a strengthening of it. The merger safeguards historic endowments, aligns charitable purposes and provides the resilience needed to meet modern regulatory, financial and service expectations.

Reflecting on the significance of the merger, David Healey, Chief Executive of MY Trust, says:

“This merger is about stewardship in its truest sense. Both Trusts and our linked charities were founded to ensure that generosity given in one generation could continue to support those in need centuries later. By coming together, we are protecting those legacies while creating an organisation strong enough to face the challenges of today and tomorrow.”

The new Trust stands as a living demonstration of continuity: medieval land gifts meeting modern housing standards; historic charitable provision aligned with contemporary care and support. It is proof that almshouses are not relics of the past, but enduring institutions capable of renewal, relevance and lasting social value when guided by principled governance and shared purpose.

Contributor: David Healey | Chief Executive of MY Trust

posted 6 May 2026

Southwark Charities brings creativity home

Southwark Charities in London continues to place creativity at the heart of community life through its Artist in Residence scheme, an initiative that invites professional artists to live on site, engage directly with residents, and leave a lasting artistic legacy.

The scheme collaborates with artists across a wide range of specialisms, creating meaningful opportunities for residents to take part in workshops, creative conversations and shared experiences. Each residency culminates in a permanent artwork gifted to Southwark Charities, ensuring every collaboration leaves something tangible behind for future generations to enjoy.

Our most recent Artist in Residence was photographer Clive Tonge, whose project, Still Lifes, focused on intimate portraiture. Clive photographed residents seated in their favourite chairs – personal spaces that reflect comfort, character and lived experience. The resulting portraits are both gentle and powerful, capturing individuality while celebrating the quiet dignity of everyday life.

Clive said, “People lie at the heart of my work, so chatting and getting to know the residents was a huge part of the Still Lifes project. Our portraits were built around these casual conversations. Residents also brought personal artefacts and treasured objects to their photo sessions.

The final images I chose were of people relaxed and smiling. I did this knowing the framed pictures would live on the walls of their homes and would contribute to a positive, welcoming atmosphere. “

These beautiful works now form a permanent exhibition in our residents’ lounge, transforming a familiar communal space into a gallery that honours the people who call Southwark Charities home. The project has been warmly received by residents, staff and visitors alike, sparking conversation, reflection and pride.

The Artist in Residence scheme reflects Southwark Charities’ commitment to wellbeing, connection and creative expression. By bringing artists directly into our communities, we create space for storytelling, learning and collaboration, and strengthen the sense of belonging that lies at the heart of almshouse living.

If you would like more information, Clive can be contacted by email: cliveagrin@hotmail.com

Contributor: Lottie Benstead | Operations Manager, Southwark Charities

posted 6 May 2026

Princess Royal visits member charity

Almshouse story published by Kent online, which has kindly given The Almshouse Association permission to share with our members and supporters.

The Princess Royal, Princess Anne, makes first royal visit to The Hospital of Sir John Hawkins in Chatham High Street

Alex Langridge | alangridge@thekmgroup.co.uk |Published: 11:51, 01 May 2026 | Additional reporting by Finn Macdiarmid

Princess Anne made her first royal visit to a Kent military veterans’ almshouse, which she has been the patron of for a year.

The Princess Royal attended a flag-raising ceremony at The Hospital of Sir John Hawkins in Chatham High Street yesterday morning (April 30).

It came as the Royal Navy granted permission for the almshouse, which provides accommodation for around 10 veterans, to fly its official flag, the White Ensign.

Only a select few sites in the country have permission to fly the historic flag, which symbolises naval authority and sovereignty.

Chairman of the governors at the hospital, Lieutenant Commander Stephen Small, said it was a “very special occasion” for the charity, made even more so by Princess Anne’s visit.

Princess Anne visited The Hospital of Sir John Hawkins in Chatham High Street. Picture: Finn Macdiarmid

He added: “It is a great opportunity for us to share the heritage of the hospital and to show it off, because we are really one of the best kept secrets of the Medway Towns.

“To maintain that connection with the fleet and the Towns is so important because there is so much history tied up in Medway, which revolves around the Royal Navy.

Chatham veterans Hospital hosted the crown princess

“It has been an absolute privilege to have the Princess Royal visit for the first time since she became the Royal Patron a year ago.

“For the young cadets, that is going to be the highlight of their period with the cadet corps and they will remember that for the rest of their lives.”

Dignitaries from the Royal Naval Association, as well as figures from across Medway, also welcomed Princess Anne on her visit.

Mayor of Medway Cllr Trevor Clarke said: “It is a great honour and a great privilege. We are delighted to have the Princess Royal here.

“We have almshouses in Medway, we do look after our military, and it is a great honour to have her come and recognise that for us.”

MP for Rochester and Strood, Lauren Edwards, added: “I had a really nice chat with her. She was asking me how long I’ve been in the area and a bit about my background.

Chairman of the governors, Lieutenant Commander Stephen Small. Picture: Finn Macdiarmid

“I think she was running a little bit late because she was so keen to speak to so many people, which is always a lovely sign.

“It was lovely to meet her in person for the first time. I think she is probably my favourite royal. She is quite no-nonsense and very hard-working, so it was a delight to meet her.”

The Hospital of Sir John Hawkins has been housing veterans and civilians in Chatham for more than 400 years, since it was founded by the Royal Charter of Queen Elizabeth I in 1594.

Patronage was later taken over by Queen Elizabeth II and, following her death, was given to her daughter, Princess Anne, last year.

The almshouse was previously visited by the Queen Mother in 1984 when it reopened following a refurbishment, and then Queen Elizabeth II in 1994 to celebrate its 400th anniversary.

Liversage Trust: exciting £3m project in Derby

The Almshouse Association welcomes the start of a significant refurbishment project at the historic almshouses on London Road in Derby.

The £3 million scheme, led by The Liversage Trust, will see the sensitively managed renewal of the Grade II‑listed buildings, which date from 1836. The project aims to improve the quality, accessibility and sustainability of the accommodation while carefully conserving the historic character of the almshouses.

As part of the redevelopment, the existing homes will be reconfigured to create a smaller number of larger, more practical dwellings that better reflect modern living standards alongside the repair and retention of original architectural features. The number of homes will change from 23 to 17 and the works will include comprehensive internal refurbishment, new layouts, upgraded kitchens and bathrooms as well as improved accessibility. Externally, the historic façades will be conserved using traditional, conservation‑led techniques.

The project has secured grant funding from Homes England, alongside substantial investment from the trust itself, demonstrating the vital role of partnership funding in supporting almshouse charities to adapt historic assets for long‑term use.

This scheme provides a strong example of how almshouses can continue to meet contemporary needs while preserving their heritage and community value for future generations.

A £3m project is underway at the historic almshouses in London Road, Derby

_{10 April 2026}

Improvement works at The Almshouses of the Holy Name

A Case Study

The Almshouses of the Holy Name is a small charity based in Hurstpierpoint, comprising a terrace of six cottages built in 1939. The almshouses support people from the local area aged over 60 who are, in the words of the charity’s governing document, in “necessitous circumstances”.

Since Autumn 2024, the charity has undertaken a major programme of works to address long-standing infrastructure issues, improve safety and energy efficiency, and secure the long-term viability of the site (which will be completed in Spring 2026).

The project was made possible through a loan of £78,500 from The Almshouse Association, contributing to a total project cost of over £100,000.

The Trustees of The Almshouses of the Holy Name have kindly documented their project in detail for us to share as a case study. We hope their experience will both inform and inspire other almshouse charities, as well as those who may wish to support almshouses through a donation or a gift in their Will.

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.

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

Association £100,000 loan helps complete £1.946m restoration

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.

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