Loan sharks

A member almshouse charity has kindly forwarded the below information about loan sharks that you may wish to share with your residents.

Warning from the England Illegal Money Lending Team (EIMLT) www.stoploansharks.co.uk 

The EIMLT said: “A loan shark is someone who lends money illegally and without the proper authorisation from the Financial Conduct Authority (FCA) to do so. These criminals are lurking everywhere and they could be a parent in the school playground, a friend of the family, a friend of a friend,  a neighbour or someone who you meet on social media or via an app and with the current cost of living crisis,  loan sharks are looking for anyone who needs to borrow money.

“They can make the offer of quick cash seem hard to resist but very quickly the situation can spiral out of control, the outstanding debt can escalate rapidly and borrowers can be subjected to threats, violence, intimidation or worse in order to continue paying them.

“The warning signs to indicate that you could be dealing with an illegal money lender or loan shark include:

  • them not undertaking any credit checks,
  • not giving borrowers any paperwork or a contract,
  • refusing to give borrowers any detailed information about the loan and how it’s to be paid back,
  • not issuing receipts,
  • taking items such as a bank cards or passports as security against the loan,
  • taking things from you if you do not pay on time and for example, using threats, intimidation and harassment to pay.” 

“The England Illegal Money Lending Team (EIMLT) is a dedicated team of specialists that are leading the fight against loan sharks.  They have helped over 32,000 borrowers escape the clutches of these criminals and have wiped out over £90 million worth of illegal debt.

“The borrower is not in trouble if they have taken any money or have been paying back a loan from a loan shark – the loan shark is the only person who has committed a crime.

“If you or someone you know is being affected by illegal money lenders, then contact the Stop Loan Shark team for help, support and advice on 0300 555 2222 (available 24/7/365) or visit their website at www.stoploansharks.co.uk where a Live chat facility is available between 9am and 5pm, Monday to Friday inclusive and all callers can remain anonymous,” said the EIMLT.

If you need to borrow money, then credit unions for example are a safe and ethical option. They’re local, friendly and not-for-profit organisations. Or maybe approach your host charity to enquire if they have grants to assist you buying items you need?

posted 28 January 2025

PEEPS (Personal Emergency Evacuation Plans)

FOR THE ATTENTION OF: almshouse charities with residents that have cognitive, mobility or any other issues that could affect their ability to respond to fire alarms.

Personal Emergency Evacuation Plans (PEEPS) – ‘Fire Safety in Specialised Housing’

In specialised housing schemes, such as sheltered, extra-care and supported housing, there will be reliance, ultimately, on rescue by the fire and rescue service in the event that residents cannot escape by themselves.

While detailed PEEPs need not be prepared for every resident, information should be collated in respect of any resident with particular cognitive, mobility or other issues affecting their ability to respond to fire alarm signals or attempts to make contact with them by fire-fighters, or to escape.

When collating and maintaining the list, it is important to have the following in place:

  • The information should be made available to the fire and rescue service on arrival at the premises
  • The information should be kept at the main entrance in a ‘premises information box’ (PIB), which can only be unlocked by the fire and rescue service, or remotely by an alarm receiving centre.
  • Details of any residents using oxygen or other medical gases are also usually kept with this information. (It is important that operational fire-fighters are aware of arrangements for provision of information).
  • Consideration can also be given to the provision of a plan adjacent to the fire alarm control panel, showing the locations of residents who would need instruction or assistance to evacuate their own flat (e.g., by means of a red stick-on dot). 
  • It is essential that such information is kept up to date to avoid the provision of incorrect information to fire and rescue service crews.
  • Sometimes more able-bodied neighbours (when present) are often willing to support those in need. If so, they would need to be provided with guidance so they do not endanger themselves.

Further guidance on ‘Fire Safety in Specialised Housing’ can be accessed from the National Fire Chiefs Council website here.

6 January 2025

Housing Ombudsman Annual Submission Toolkit 2025-26

The Almshouse Association has received a Toolkit from the Housing Ombudsman’s Office to assist with the completion of the 2025-26 annual submission. The toolkit is intended for:

  • those members that are Registered Providers,
    and
  • those that have registered with the Housing Ombudsman voluntarily to assist with the completion of annual submissions.

The Toolkit comprises a number of separate documents as listed below:

Housing Ombudsman
Toolkit for annual submissions 2025-26
download here

Attachment A
Complaints Policy HO members ONLY
download here

Attachment B
partially completed Self Assessment Form
download here

Attachment C
Examples of Complaints performance reports and governing body statement
download here

Leaflet
Member Responsible for Complaints Procedure
download here

Self Assessment for 2025-6 for completion
download here

See also Housing Ombudsman webinar:

TAA Board Key Decisions: a record

Record of the Key Decisions made by The Almshouse Association Board of Trustees at Board Meetings (from June 18 onwards).

The most recent decisions are listed first:

19 November 2025, London

  • Insurance Reviews
    The Board agreed to review insurance suppliers to ensure members receive the best service and value.
  • Cyber Insurance & Disaster Recovery
    TAA will obtain cyber insurance as part of its disaster recovery planning.
  • Volunteer Expert Support
    A pilot scheme will be trialled, involving property specialists to support members with historic building issues.
  • Member Engagement
    An additional staff member will be appointed to the Member Services team to help manage member enquiries.
  • NPPF Amendments
    The Board approved Nick Phillips pursuing changes to the National Planning Policy Framework (NPPF).
  • Budget & Subscriptions
    To maintain services amid inflation, subscription fees will increase by 3.5% for 2026.

17 September 2025 via Teams

  • Charity Housing Alliance
    The Board agreed to establish the Charity Housing Alliance, responding to calls for a stronger collective voice for the charity housing sector.
  • Secure Online Portal
    The Board approved the introduction of an internal secure online portal to improve access to Board papers.
  • Disaster Recovery Plan
    The Board approved the organisation’s Disaster Recovery Plan, strengthening resilience and business continuity.

21 May 2025, via Teams

  • Matters Arising
    • Decision: Association to review cyber response and cyber insurance.
  • Charity Housing Alliance
    • Decision: Board approved proposal to develop a wider network of charity housing organisations.
  • Resident Voice Project
    • Decision: Board approved project.
    • Action: Up to £25k allocated to support national research project; funding and sponsorship to be sought.
  • Windsor Office & Billingbear
    • Decision: Board approved Windsor office refurbishment works (subject to planning approval).

12 March 2025, London

  • Audit: Successfully completed, declared clean with no concerns
  • Financial Viability: Board confirmed strong financial position for the next 12 months
  • Government Relations: Board confirmed continuance of engagement with Government reference inclusion of almshouses in NPPF and implementation of Code of Practice.

4 December 2024 – London

  • Update The Almshouse Association Finance Policy to include the duty to approve annual reviews of investments.
  • Draft Terms of Reference, introduction and clarify scope for the new Governance and Nominations Committee.
  • Update TAA website recommending members take TAA guidance before seeking government funding.
  • Review IT/cyber risks and disaster recovery plans.

18 September 2024 – via Teams

  • Agreed to proceed with plans to search for a new freehold property
  • Agreed to undertake a planning review of Billingbear Lodge to maximise value

22 May 2024 – via Teams

  • Confirmed date, venue and budget of the 2025 Members Day Event – 1, Great St George Street, 19 June 2025
  • Confirmed instructions to CEO to investigate a voluntary accreditation scheme that would allow DLUC to support the amendment to NPPF recognising almshouses as ‘affordable housing’.

13 March 2024 – NCVO, London

  • The Almshouse Association (TAA) established a Heritage Group to consider what resources are needed to support heritage almshouse buildings over the next 50 years.
  • TAA will draft a partnership strategy to highlight the value of almshouses to Parliament and break the deadlock of recognition as affordable housing.
  • Invite all members of the almshouse family to consider applying for the trustee role at TAA.

15 November 2023 – NCVO, London

  • Build a page on website for the Member Health Check guidance notes and downloadable document. Circulate to Board.
  • The Expert Volunteer Pilot Scheme is considered successful so far. Board approved the recruitment of two more volunteers to take the Pilot Scheme forward.
  • Full risk register to be presented to the Board at the May meeting.
  • Billingbear offices are stretched. Explore new office accommodation locally.
  • Provide NP with an additional paragraph to include in the Board Away Day notes relating to ensuring TAA retains its original vision of providing independent living for the ageing population whilst considering demographic change.
  • Heritage is considered a unique and core asset to the almshouse movement. Schedule a Heritage Discussion Forum London.

20 September 2023 – via Teams

  • Update and discussion of the ‘Levelling-up and Regeneration Act 2023’
  • Reviewed and approved the updated Association’s Risk Register
  • Approved the holding of a High Net-worth event in 2024 and a Members Day in 2025
  • Consideration of the results of the Trustee ‘Skills survey’ and discussion of strengths and any gaps
  • Board Strategy Away Day planned

24 May 23 – via Zoom

  • To review the full copy of the risk register at the September Board meeting including risks to charities posed by Government legislation.
  • As a matter of good governance, to include the “desktop” auditor review on the next F&GP
  • Review board structure and skill set of TAA – promote board vacancies in 2024/2025. Nominations committee to undertake.

15 March 23 – NCVO, London

  • The Board of Trustees approved the Letter of Representation to the Auditors (Buzzacott)
  • The Board approved the The Almshouse Association Annual Report including the Financial statements
  • The Board reviewed and approved the following Board policies:
    • Conflicts of Interest Policy
    • H&S Policy Statement
    • Trustee Code of Conduct Policy
    • Equality & Diversity Policy

November 22

  • Approval – Member subscription increase, together with the loans to members budgets
  • Approval – Members Day ticket price at £95.00.
  • Approval – To commence recruitment of two volunteers caseworkers in early 2023 to take part in a pilot study to last for 6 months.
  • Continue pressure on DLUC to recognise the independence of charities. Response from the Charity Commission regarding Section 32 of the Social Housing Bill is pending.

September 22

May 22

  • Strategy – progress to be reported at each Board Meeting.
  • The Social Housing Regulation Bill
    • To raise concerns about the Bill to the parliamentary group.
    • Ask parliamentarians what flexibility there is within the system to amend, adjust or be exempt from this legislation.
    • Lobby for a lighter touch regulation from RSH for smaller almshouses.
  • Church of England Social Housing Plans
    • Contact the Archbishop of Canterbury, Justin Welby and Bishop Guli, Bishop of Chelmsford to encourage a review of Housing Association and suggest the almshouse model has served the church well for centuries.
    • Approach a local diocese and membership for support.

March 22, via Zoom

  • It was agreed that a solicitor would review internal board policies.
  • The Board continue to work to the Code of Charity Governance.
  • The Board agreed to the creation of a Governance Committee.
  • The Board agreed to the direction of the new strategy and for the remaining monies from the 2018 strategy of to be fully utilised in the new strategy.
  • The Board approved the proposal to instruct a firm of solicitors to conduct the review, redraft, design, and maintenance of both the online version and hard copy version of the Standards of Almshouse Management document.
  • The Board approved the Annual Report (subject to final format), Financial Statements, Going Concern Letter and Buzzacott’s Letter of Representation.

11 November 2021, via Zoom

  • To explore the options of hybrid Board meetings with NCVO.
  • Standards of Almshouse Management new draft – the review timetable to be forwarded to the Board of Trustees prior to 30th November 2021.
  • Review support for members wishing to develop new almshouses and refurbish.

22 September 2021, via Zoom

  • To review all TAA Policies.
  • Appoint Simon Wilson as Away Day Facilitator to review long term strategy.

26th May 2021, via Zoom

  • Prioritise loans and grants for members with Listed Buildings.
  • Contact the Listed Buildings Property Owners Club to find any areas of common ground that can support our members.
  • Reschedule the November Board Meeting.
  • Announce the date of the members’ day at the 75th Anniversary Event
  • Find ways of supporting members who wish to explore the background of founders linked to the slave trade.

3 March 2021, via Zoom

  • The Board agreed to increase the number of Regional Champions in 2022 particularly looking at Yorkshire and other larger counties and regions.
  • Governance review at first stage considered a review of Board feedback. A workshop to review strategy was proposed for later in 2021.
  • The risk register should identify investment risks for The Almshouse Association reserves.
  • Thanks to all charities that support their staff to attend board meetings should be recognised in the Annual Report.
  • The Annual Accounts having been reviewed by auditors were approved by the Board.

17th September 2020, via Zoom

  • The decision was carried by the Board to release £20,000 from the Grant budget and for full flexibility to be granted to CEO for discretionary distribution to charities in immediate crisis up to £3,000 per case. The pilot will be reviewed after 6 months.
  • The Board voted and unanimously agreed to release a further £5,000 (above the strategic budget) to enable the data collection and Value for Money research to commence.
  • The Board unanimously agreed with the recommendation made by the F&GP to increase the Grants budget from £250,000 to £350.000.

27th May 2020, via Zoom

  • Governance review to recommence in June.
  • AGM to take place via webinar with a poll conducted prior to the meeting.  Date to be confirmed.

11th March 2020   NCVO, London N1

  • Delegated authority was given to NP to cancel or continue events based on evidence at the time.
  • The Board approved/adopted the Annual Accounts for 2019 and the Annual Report subject to minor amendments discussed. The Board approved the letter of representation to Buzzacotts.
  • Delegated authority was given to board members to register the name change from ’The National Association of Almshouses’ to ‘The Almshouse Association’ with the Charity Commission in advance of the filing with Companies House.
  • Authority was given to recruit regional champions for 9 months and to roll out nationally in 2021.
  • The new branding and logo was approved and endorsed by the Board. Roll out timing as CEO sees fit.
  • Following demand for loans and grants exceeding funds budgeted the Board approved an increase in the budget available to provide restricted funds for the provision of loans up to £1,000,000 and grants up to £250,000 for 2020.

19th September 19   NCVO, London N1

  • The Board supports the recruitment of a part-time campaign manager on a fixed term contract.
  • The Board supports an office move to suitable new accommodation.
  • The Board endorsed loans and grants paper as recommended by F&GP.
  • The Board supports a budget towards almshouse research.

4th June 19     NCVO, London N1

  • In preparation for the 75th Anniversary in 2021, a Working Party has been set up which includes Board Members, David Healey and Jim Kennedy. The event will include support for almshouses to open up their garden and/or houses to gain local interest.
  • Following a recommendation by the F&GP Sub-Committee and a unanimous vote in favour by the Board, the Almshouse Association Investments will be managed by Waverton Investment Management.
  • The Nominations Committee recommended Clive Cook of St John’s Charity, Winchester to join the Board and this was unanimously endorsed.
  • A grant was given to Anglia Ruskin University, which has produced good analysis of almshouse literature. A Sourcebook has been completed in draft.

13th March 2019, NCVO, London N1

  • Board unanimously approved the Strategy and Resource budget and asked that an update on delivery should form part of the F&GP agenda and future board meetings.

15th November 18      NCVO, London N1 

  • Organisational strategy reviewed  – discussed at length and some changes made  – to be re-presented for approval at the March 19 Board Meeting
  • Proposal to appoint Willie Hartley-Russell to the F&GP sub-committee approved
  • Agreed that future F&GP meetings would be held in London
  • Noted that 2019 member subscription fees had been increased by 2% across the board
  • Following consideration by the sub-committee and the Board, Quentin Elston, Jim Kennedy, Andrew Barnes and David Healey were individually proposed and unanimously elected to the board.

13th June 18      Merchant Taylor’s Hall, London EC2R

  • The Board instructed the Directorate to prepare policy and procedure for issuing grants to member charities

Updated: 14 January 2026

Using your Member Logo

As a member of The Almshouse Association, you are invited to proudly display The Almshouse Association Member Logo on your website, social media and any promotional materials or stationery.

The Almshouse Association Member logo represents a shared sense of community, connecting all members. It reflects your commitment as an almshouse charity to excellence and embodies the pride we take in our collective mission:

Creating affordable, warm and safe homes in friendly communities for people in housing need, preserving the legacies of the almshouse movement and protecting our national heritage.

Why branding is important

Our visual identity is the graphic expression of who we are and what we represent. Our brand encompasses everything that our members, the public, the government, donors and almshouse residents think, feel, say, hear, read, watch, imagine, hope and associate with The Almshouse Association and its members.

A strong cohesive identity fosters instant and lasting recognition of our national brand across our diverse range of audiences.

As the almshouse movement is experiencing a renaissance and gaining significant media attention, we encourage members to fully leverage our members logo to enhance their charity’s visibility and impact.

Should you encounter any issues, please don’t hesitate to contact us at karenmorris@almshouses.org. We would be more than more than happy to assist.

posted 11 November 2024

Energy bills advice

Navigating energy bills continues to be something of a daunting task, especially when finances are limited. The Association has put together some practical advice and suggestions on the subject to help alleviate the pressure of high energy bills which we hope will be helpful for our member almshouse charities and their residents.

Warm Home Discount
There is support available to help with your energy bills, whether it be through energy grants or support services. If you are receiving pension credit or certain other benefits, you could qualify for the Warm Home Discount which is a one-time payment of £150 to help with your electricity bill. If you’re eligible and your supplier participates in the scheme, the discount is usually received automatically between October and March. 

Winter Fuel Payment
There has been much comment in the media about the cuts that have been made in Winter Fuel Payments and the process now involved in applying for this, but for those aged over 60 it is still worth enquiring whether you are eligible for this payment from the government of up to £300 that helps cover energy costs during the chilly winter months.

Cold weather payment
This payment kicks in when the temperature drops below 0 degrees for a whole week. You could get £25 for each qualifying week between November and March.

The Priority Services Register (PSR)
This offers essential support for those needing extra assistance from their energy provider due to disability, illness, low income or age. Benefits include tailored help during emergencies, advanced notice of power cuts, and energy-saving advice. It is necessary to contact your energy supplier to be put on the register.

Each supplier has its own process for those in difficulty with energy bills, so it’s best to speak to them when you need help.

​Practical tips to help save energy

  • Upgrade appliances with those that have good EPC (energy performance certificate) ratings to reduce energy consumption.
  • Replace old incandescent bulbs with energy efficient LED bulbs which use less energy and have a longer lifespan.
  • Seal drafts: Check around windows, doors, and vents and seal them with weatherstripping or caulking. This helps prevent heat loss in winter and keeps cool air inside during summer.
  • Set your thermostat to energy efficient temperatures of between 18-21 degrees. The lower the setting the higher the savings.
  • Curtains: During sunny days, open curtains or blinds to keep the home warmer. Close them at night to retain heat.
  • Deal with faulty insulation or inefficient heating, let your landlord know.
  • Limit hot water usage: Use energy efficient showerheads, take shorter showers, and wash clothes in cold water to reduce energy consumption associated with heating water.
  • Install a smart meter which is free. This shows you exactly how much energy you’re using and when so you can spot any energy guzzling habits and make changes to save money. 
  • Laundry tips: Wash clothes at 20-40°C to save energy and money. Avoid using the tumble dryer and instead, dry clothes outside whenever possible. Don’t dry clothes directly on radiators as it disrupts the warm airflow in the room.
  • Water usage: Spend less time in the shower aiming for just 4 minutes and consider swapping baths for showers. Avoid overfilling the kettle, only boiling the amount of water you need.
  • Dishwasher usage: Fill your dishwasher with a full load and use the eco setting if available to save energy.

posted 29 October 2024

Charity Commission website issues

Some of our members have informed us of difficulties they are experiencing in accessing the website of the Charity Commission which the Association has referred to the Commission.

We have been informed that the problems have arisen due to the high volume of users accessing the system and efforts are being made to resolve the issues as soon as possible.

Please do not be concerned if the current technical issues are delaying you filing your charity’s annual return.

The Charity Commission has confirmed the following:

“We are aware that there are intermittent problems with our systems that may be affecting our customer’s ability to submit annual returns and work is being done to try and resolve these issues as soon as possible.

In the interim, we will backdate any submissions that are delayed because of the IT issues and are advising customers that if any technical issues delay the filing of the annual return, once trustees have been able to file the annual return, they can email us at changefilingdate@charitycommission.gov.uk to let us know that they have filed.

We will then ensure that the public register shows that they have filed on time.“

posted 24 October 2024

Help with Claiming Enhanced Housing Benefit

Enhanced Housing Benefit Claims

The Association has received notification from Supported Housing People Ltd that now is the time of year for supported housing providers to begin to think about revised enhanced housing benefit claims for the beginning of the next financial year.

What is Enhanced Housing Benefit?

Enhanced Housing Benefit is payable to providers of sheltered and supported housing who comply with Exempt Accommodation rules. Examples of items that qualify for enhanced benefits are:

  • assistance in claiming Housing Benefits to ensure rent (maintenance contributions) are paid
  • controlling access and facilitating site visits from contractors and other visitors
  • arranging aids and adaptions
  • health and safety and
  • risk assessments of property, management, administration, maintenance costs etc.  As long as these tasks are not funded by any other revenue streams they can be funded by Housing Benefit. 

The Almshouse Association offers a template letter and a non-exhaustive list of services to members wishing to apply for Exempt Accommodation Status.  These can be found at: https://www.almshouses.org/model-policies-and-templates/ 

We are advised that much more scrutiny is being applied to enhanced housing benefit claims, primarily as a consequence of the DWP Guidance on Housing Benefit Claims for Supported Housing. This is where SHP Ltd are offering their services to supported housing providers in order that they gain advice and guidance with their claims. They advise that their service does not usually cost the provider anything as the company’s costs are built into the enhanced housing benefit claims.

The contact details for Supported Housing People Ltd are: Tel: 0800 7720065 / 07577 200300 or email info@supportedhousingpeople.co.uk.

posted 30 September 2024

Trustees and Clerks Shrewsbury Seminar

The Almshouse Association Trustees and Clerks Seminar on 4 September 2024 in Shrewsbury, Shropshire was attended by an enthusiastic and engaged group of volunteers and staff from across the county.

  • Association Chair, Willie Hartley Russell gave an uplifting presentation about the future of the almshouse movement.
  • Sue Missin highlighted the work of The Almshouse Consortium with regards to arranging funds for charities to undertake remodelling projects.
  • Association CEO, Nick Phillips gave a presentation on Independent Living.
  • Tim Richardson, Quinquennial Inspections Ltd presented a detailed examination of EPCs & Quinquennial inspections.
  • Tim Rutherford, Stone King LLP gave a detailed and clear review and guidance on Changes to Governing Documents.

A good, informative day. Thank you to all our speakers.

Affordable homes…..

…..not just a numbers game….

Providing affordable homes is not merely a numbers game – its about prioritising residents in the planning process. Small-scale developments within communities – tailored for local residents – have proven to enhance well-being and longevity.

Its great news that the new Government is proposing more housing for those in need and while the greenbelt is not our primary concern, we offer some thoughts for the enthusiastic planners and developers aiming to build extensively on greyfield sites that may alleviate some of the pressure on our countryside.

  • Prioritising people over plans. Consider how people want to live. Affordable homes should be built with the communities they serve in mind. Small-scale developments near services often blend well with villages and towns. If local communities feel invested in these projects, especially as homes for those in need from their own areas, planners may find it easier to gain support.
  • Identifying areas suitable for redevelopment can help protect the local Greenbelt. Many regions have disused buildings and office sites that are prime for revitalisation. Redevelopment of these buildings can reignite the community spirit and strengthen local bonds.
  • Affordability must genuinely reflect the means of the community’s residents. Typically, 80% of market rents are still out of reach for many who need affordable housing.

Above all, prioritise residents at the heart of development. For those seeking successful small-scale housing, the almshouse model serves as an exemplary guide.

posted 5 August 2024