Almshouse Stories | The Almshouse Association

Association loan supports vital roof restoration at Watkinson Almshouses

Case Study: Watkinson Almshouses roof restoration

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

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

Historical Background

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

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

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

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

Financial evolution and challenges

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

However, as decades passed:

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

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

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

The Challenge: Essential roof replacement

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

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

The Solution: Almshouse Association loan support

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

This funding:

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

Impact

Thanks to The Almshouse Association’s support:

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

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

Conclusion

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

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

The loan from The Almshouse Association was crucial in enabling the Charity to restore the roofs of their almshouses and continue their provision of affordable housing in the local area for people in housing need.

We would like to thank all the people and organisations who so kindly donate to The Almshouse Association and leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2025, £1,198,500 was approved in new loans and grants totalled £50,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted February 2026

Kytson Cottages almshouses: Thermal upgrade project

CASE STUDY: The Charity of Sir Thomas and Lady Kytson

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

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

The Charity writes:

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

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

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

Background

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

Scope of Works

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

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

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

Listed building consent

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

Project approach and costs

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

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

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

Funding

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

Funding solutions:

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

Completed works (by end of 2025)

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

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

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

Future work & funding

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

Residents’ feedback

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

The grant and loan from The Almshouse Association was crucial in enabling the Charity to make essential repairs and improvements to ensure they continue to provide affordable housing in the local area for people in housing need.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.

posted February 2026

London Gardens Competition 2026

🌿 Now open for entries! 🌿

The London Gardens Society is delighted to announce that preparations are underway for this year’s London Almshouses Competition, and we warmly encourage all our Member London Charities to take part.

This much-loved annual competition celebrates the beauty, creativity and community spirit found within London’s almshouse gardens. Whether large or small, every garden has the potential to shine.

🌼 What can be entered?

Almshouse charities are invited to submit:

Their main community garden
Any patio or courtyard spaces within the garden grounds

In addition, The London Gardens Society is pleased to continue the Residents’ Competition – a “competition within the competition.” When an almshouse enters, residents can also showcase their own:

Personal garden plots
Window boxes
Balcony displays
Containers and hanging baskets

This element of the competition is particularly special. Gardening provides not only colour and beauty, but also purpose, pride and proven benefits for mental wellbeing. It offers residents a wonderful opportunity to express themselves and to be recognised for their efforts.

🏆 Celebrating success

Winners in each category, both almshouses and residents, will be invited to a prestigious Presentation Evening at the magnificent Guildhall in the City of London this October, where awards will be presented in a truly memorable setting.

Please find below the application form, including full judging criteria and entry fee details. All entry forms must be received by 2 May 2026.

The London Almshouses Garden competition details

Almshouse residents entry form

Judging takes place on the weekend of the 4 and 5 July 2026. One of the two judges visiting will contact the individual almshouses in advance to let them know which day they are coming.

To find out more, please visit their website here
To enter the competition, email: membership.secretary@thelondongardenssociety.org.uk

We hope to hear that many of our Member London Charities taking part this year. Your gardens are a testament to care, community and commitment, and we look forward to celebrating them.

Here’s to making 2026 another blooming success! 🌸

17 February 2026

Chubbs Almshouses: a tale of two terraces

“An institution – but never institutional!“
Sent in by Sheila Seymour, Clerk

Chubbs Almshouses in Crewkerne comprise two adjoining terraces of charming two-storey, one-bedroom homes. One dates from the 1880s, the other as far back as 1604. Both are Grade II listed, each with its own character and history woven into the fabric of the town.

Recently, the time came to repaint the exterior woodwork. The Victorian terrace, with its smart, matching front doors, already presents a pleasing uniformity that residents were keen to preserve. The earlier terrace, however, tells a different story. Built in 1604, these homes open directly onto the pavement and have no front gardens. For years their doors were painted “Institution Brown” — serviceable perhaps, but rather dull and lacking in personality.

From institution brown to heritage bright

Because of the Grade II listing, any new paintwork had to fall within an approved Heritage Colour palette. Happily, Chubbs Almshouses are fortunate to have a professional artist living at either end of the 1604 terrace, both blessed with an excellent eye for colour. With their guidance, they saw an opportunity to brighten things up while remaining fully in keeping with the building’s historic status.

Residents were given a heritage colour chart and invited to choose. The doors could match, be paired, or each be entirely individual – the choice was theirs. The idea was met with great enthusiasm.

The transformation has been remarkable. Dennis and his assistant Mark, both trusted tradesmen and characters in their own right, carried out the work beautifully.

They did, however, find it difficult to keep to schedule, as passers-by frequently stopped to admire the new look and share their appreciation! Many commented that the colours have transformed the street and brought a real sense of joy to the area.

A street transformed

Indeed, since the repainting, three neighbouring houses have followed suit. What was once an unremarkable stretch of road has become something of a local talking point.

Chubbs Almshouses may be an historic institution, but they are anything but institutional. The individuality of their residents now shines through, and the street feels all the brighter for it.

posted 12 February 2026

Advancing almshouse and charity housing research

Reflections from The Almshouse Association Annual Research Symposium

The Almshouse Association Annual Research Symposium took place at the Ironmongers’ Hall in London on Tuesday 3 February 202. Attendees came from universities in England, Wales and Holland and it was a pleasure to see such a full room of inspiring and highly commended leading experts, funders and researchers, almshouse charities, and advocates of the almshouse movement from both the UK and abroad.

There is a growing awareness of the value of research informing best practice in management and architecture of almshouses and it is always inspiring to hear academics and leaders in the charity housing sector share their research and discuss areas for future investigation.

This year, we explored how complex “loneliness” is, how many place-based factors influence the feelings of loneliness, and how architecture, planning and community relations can influence loneliness and social isolation. This gathering provided a vital platform to share the latest findings, exchange knowledge, and foster collaboration across the sector.

Different perspectives

The programme highlighted both historical and contemporary perspectives. International speakers showcased approaches from the Netherlands and Liechtenstein, demonstrating how design and community structures have both impacted and long been used to address loneliness. UK-based research presentations explored people-centred design, health and wellbeing, and insights from recent studies in Suffolk and the private rented sector, underlining how evidence can inform better housing solutions.

The event also shone a light on the practical impact of design in the built environment. Presentations included lessons from Morden College’s comprehensive resident engagement strategy; initiatives to create age-friendly communities in Bath, and examples of innovative award-winning architectural practice emphasising relationships, community, and collaborative design in Bermondsey.

A strong emphasis was placed on translating complex research into actionable strategies. Expert speakers discussed how findings can inform public policy, improve housing provision, and foster healthier, more connected communities.

The event featured multiple panel discussions, facilitating dialogue between guests to identify future priorities and opportunities for collaboration, as well as building on Housing LIN’s HAPPI principles – generous space standards, abundant natural light, balconies/outdoor spaces, adaptable “care-ready” design, and communal, socially-active environments, aiming to promote independence, health, and community integration – and TAPPI principles – a £3m (revenue) programme to promote age-inclusive homes and communities. Representatives from Dutch almshouses brought historic reports of loneliness to the group and led to great debate.

Collaboration

Overall, the event underlined the critical role of convening the sector, enabling stakeholders to stay informed of emerging research, share best practice, and collectively explore innovative ways to tackle loneliness and social isolation through thoughtful architectural design. It reinforced the value of cross-disciplinary collaboration in progressing housing and community solutions that genuinely enhance social connection and well-being.

Quotes from attendees and speakers

“Thoroughly enjoyed yesterday and to see old friends, new friends and make new ones!”
Jeremy Porteus, CEO, Housing LIN

“I just wanted to congratulate you on providing us with such a wonderful day of talks and networking opportunities. In my 32 years of academia, it’s hard to think of a research day which I have found more interesting!”
Professor Ben Rickayzen PhD FIA C.Act, Faculty of Actuarial Science and Insurance, Bayes Business School (formerly Cass), City St George’s, University of London

“Thank you for inviting me to be part of the workshop today. A fantastic line up of speakers and research/projects!”
Alison Benzimra, Head of Research and Influence, United St Saviours Charity

“Thank you so much for inviting me. It was fantastic to hear about all of the different projects going on and the future of almshouses, I found it very inspirational.”
Faye Sanders, Doctoral Researcher in Housing and Health, Co-Chair of Healthy Homes Research Network, Housing Studies Association

A huge thank you to all who attended and contributed to making the day so inspiring, insightful, and full of meaningful discussion. Your engagement truly brought the event to life!

If you would like to attend future annual research events, please contact gerryharmon@almshouses.org

posted 10 February 2026

Competition winners enjoy afternoon tea!

Erica Duckworth, Resident Services Manager, has shared this lovely update following our recent photo competition.

Almshouse residents, Mary and Brenda, whose winning photograph celebrated the joy, connection and sense of community at the heart of almshouse life, enjoyed an afternoon tea at the beautiful Chilston Park as their prize. The winning entry, titled “Tea with neighbours”, was submitted by Cutbush and Corrall Charity in Kent.

The photograph above shows Mary and Brenda alongside Darren, one of the resident service coordinators, who took the original winning photo (below).

We are delighted to hear that they all had a wonderful afternoon and thank everyone involved for sharing this special moment.

posted 3 February 2026

Happy 100th Peggy!

Almshouse resident Peggy, celebrated an incredible milestone on Saturday 24 January 2026, marking her 100th birthday with family, friends and fellow residents.

The celebration was kindly organised by Peggy’s daughter, Sharon, who hosted a party in Chesterfeld United Charity’s communal lounge to honour the special occasion.

Jennette Estevez, General Manager of the Charity, said: “Peggy had a wonderful day and is truly an inspiration to us all.”

Peggy has lived in her almshouse home for over 20 years and we were delighted to receive these gorgeous photos of Peggy celebrating her life and personal milestone.

posted 2 February 2026

Serving our members for 80 years

Celebrating 80 years of community, heritage and hope

The Almshouse Association was founded 80 years ago by you, our members. Born out of the austerity and uncertainty of wartime Britain, and at a moment when new legislation and emerging models of social housing were placing intense pressure on almshouse trustees, the early leaders of the almshouse movement recognised a vital truth: to survive and to flourish, almshouses needed a collective voice. They needed to come together as a network.

Our predecessors showed remarkable foresight

They understood that the almshouse model was not becoming obsolete; on the contrary, it was becoming more necessary than ever. They recognised that housing provision alone, as envisaged by the new Welfare State, was not enough. People in need required more than a roof over their heads – they needed community. Almshouse trustees, too, needed a community beyond their individual charities, and Government needed to understand that this great national asset had enduring value for both today’s residents and future generations.

We will be using our 80th anniversary to highlight the unique value of almshouse charities, to raise funds to support existing charities, encourage the building of new almshouses, help new charities form, and uphold the founding principle that no resident should ever be lonely in an almshouse.

None of this would be possible without the outstanding leadership and commitment of trustees, clerks, wardens and volunteers across 1,600 almshouse charities throughout the UK.

We look forward to sharing our 80th anniversary with you.

The Almshouse Association team

posted 22 January 2025

Guildhall Feoffment hosts MP Visit

On 23 January 2026, almshouse charity, Guildhall Feoffment welcomed their local MP, Peter Prinsley, for a visit focused on the challenges facing almshouse charities.

Discussions centred on the National Planning Policy Framework (NPPF) and the ongoing failure to recognise almshouses as affordable housing. As a result, almshouse charities can be subject to Selective Licensing, face Section 106 (S106) charges when developing, and are often unable to access Homes England funding or S106 funding. In addition, almshouses are typically excluded from designated planning routes such as Rural Exception Sites.

These barriers create significant obstacles for charities seeking to provide much-needed housing for older people and those in housing need.

Nick Phillips, CEO of The Almshouse Association, commented:

“It is good to see charities raising the issue of the proposed NPPF. It is so valuable for MPs to hear directly from trustees and clerks about the real-world impact of this uneven policy. Simply put, without change we face a future with fewer almshouses being built and more older people experiencing homelessness and loneliness. It is time to fix this anomaly in legislation.”

posted 28 January 2025

Celebrating a tradition of giving to almshouse residents

Each Christmas, The Almshouse Association takes great joy in sending gift vouchers to almshouse residents aged 90 and above – a cherished tradition made possible by a legacy left to the Association over 70 years ago – quite literally, a gift that keeps on giving!

We were delighted to continue this special tradition for Christmas 2025, celebrating the growing number of residents in their 90s and 100s who enjoy the security, community and happiness that almshouse living provides. This year the Association gifted Christmas vouchers to 816 residents and the enduring impact of a thoughtfully invested gift in a Will is evident in every voucher we send.

The Christmas Fund originates from the generosity of Major Allnatt, a successful businessman and philanthropist, who worked closely with Leonard Hackett, the Association’s founding General Secretary. Major Allnatt expressed a heartfelt wish for a small gift to be given to almshouse residents on Christmas Eve. He chose to remain anonymous during his lifetime and passed away in 1969.

Thanks to careful investment of the legacy he left, the Association is able to honour his vision and continue this tradition each year. Today, his legacy lives on in the form of gift vouchers, sent to almshouse charities to share with eligible residents during the festive season.

Chairman David Corney giving Christmas vouchers to residents of Davenport Homes

Eleanor Palmer Trust almshouse residents, Betty,

A heartfelt thank you goes to all the clerks and trustees of almshouse charities who ensure these gifts reach residents on time. Your support in capturing and sharing these special moments is greatly appreciated – the photos you send are always a highlight for us here at the Association!

We look forward to another festive season of smiles, joy, and celebrating the remarkable lives of our oldest residents.

Top photos left to right, Davenport Homes; Frank Parkinson Yorkshire Trust resident; Anne, Ashstead United Charity ; Frank Parkinson Yorkshire Trust resident; Mr and Mrs Grandsby, Eleanor Palmer Trust resident; Association Chairman, Willie Hartley Russell with Willie with Cirencester almshouses residents.

Are you thinking of leaving a legacy that will ensure smiles on the faces of people in need for years to come?
Please do give us a call on 01344 452922 or email us at Almhousesupport@almshouses.org