Registered Providers Network Meeting

The Almshouse Association’s Registered Providers Network met on 24th August 2022 to discuss the challenges facing this section of our membership.

The agenda included:

  • Challenge of decarbonisation
  • Cost of Living
  • WMC management

We would like to thank all members for participating; it was encouraging to get such a good turnout. A recording of the session can be found here for anyone not able to attend or would just like a recap on the discussions that took place.

If you have any suggestions for future meetings, please do get in touch via jackbaldan@almshouses.org.

Posted 25 August 22

Small grant makes a big difference

Sometimes a small grant can make a big difference. Trustees at the Old Windsor United Charities (Penny Royal Almshouses) were worried about the rising cost of energy and the impact it would have on their almshouse residents so looked into ways to help.

With money very tight for the charity, they sought the help of The Almshouse Association and were awarded a grant of £2,835.00 to install foam loft installation in their almshouse roofs.

On completion of the work, we put the following questions to the almshouse charity clerk:

What challenges was the charity facing before the project was completed?

In light of significant increases in energy costs, we assessed all of the almshouses to see if we could make them more energy efficient; this is particularly important as the residents pay their own energy bills. Once we accessed the loft spaces of two of the houses in the Victorian block – Nos 28 & 29 – we saw that less than 50% of their loft spaces were insulated with fibreglass, we believe that this is due to access issues i.e. water tanks and pipework blocking access. We wanted to remedy before the next winter to help the householders keep their bills as low as possible. After doing some research, we discovered that spray foam was the most energy efficient and environmentally friendly; it would also be easier to install given the issues with access.

Our priority has been to replace all the old windows and those that weren’t double glazed and we were keen to have the funds to complete this before the next winter. It was looking challenging to do this and install the loft insulation as the cost of windows has increased by a staggering amount over the last two years and is still increasing due to supply chain issues and inflation.

How was this affecting the residents?

The main issue for the residents was the expectation of incredibly high energy bills. As a charity, we wanted to do everything we could to try and make the houses as energy efficient as possible – the bills will still be higher, but the new insulation should save the residents up to 45% on their heating bills.

What work was completed utilising the grant?

The installation of spray foam insulation in the loft space of two of the almshouses (No 28 & 29) in the Victorian block.

What would have happened had you not been successful in receiving a grant or loan?

We would have needed to take the money from Reserves or delay other maintenance work that we planned for this year. We have had to take large amounts out of our Reserves over the last two years to pay for a backlog of maintenance work and for two very costly refurbishments. We are hoping that we can now return some of the funds taken from the Reserves this year; to protect funds for future residents; to hopefully continue to receive distribution payments from our investments to ensure that we do not need to increase the Monthly Maintenance Charge paid by the residents too much in a time of high inflation.

What have the residents said about the changes?

The residents were incredibly happy that we were able to get their homes’ insulation improved. They are all very worried about the increased cost of living and particularly the terrifying increase in the cost of energy. We know that they will really feel the difference once the weather gets colder.

Boiler Upgrade Scheme (BUS)

The Almshouse Association has recently held discussions with the Department for Business, Energy and Industrial Strategy (BEIS) and Ofgem regarding the eligibility of almshouse dwellings for the new Boiler Upgrade Scheme.

The scheme will provide “grants to encourage property owners to install low carbon heating systems such as heat pumps”. This includes:

  • £5,000 off the cost and installation of an air source heat pump
  • £5,000 off the cost and installation of a biomass boiler
  • £6,000 off the cost and installation of a ground source heat pump

This support would offer significant support to charities who may be considering installing some of these measures. However, the eligibility of almshouses is not clear as the broader category of social housing – defined as “low-cost rental accommodation – is not eligible. The Almshouse Association has challenged this definition as almshouses do not provide ‘rental’ accommodation.

Unfortunately, neither body has provided clear guidance beyond this point and have instead suggested that they would judge each application on a case-by-case basis. We would encourage members to apply for the scheme and to inform the Association of the outcome.

Details on the scheme can be found here.

Posted 18 July 22

Secrets of Essex almshouses

Bestowing unique and charming, yet affordable housing to the elderly for 1,000 years, Denise Marshall takes a closer look at the historic significance of the humble almshouse.

Published in the June 22 Essex Life magazine and online on 29th June 2022, Denise explores the almshouses dotted around Essex, finds out more about the long history of almshouses and who lives in them today. The article also includes and interview with Nick Phillips, CEO of The Almshouse Association.

To read the article, please click on the links below:

posted July 22

Registered Providers Network

The Almshouse Association’s Registered Providers Network met on 25th May 2022 to discuss challenges facing this part of the membership.

The agenda included:

  • Challenge of decarbonisation
  • Threats of changes to social housing regulation
  • Recruitment of trustees

We would like to thank all members for participating. If you have any suggestions for discussions at future meetings, then please get in touch with Jack Baldan via jackbaldan@almshouses.org.

A recording of the session can be found here.

Posted 26 May 22

Training: ARC TV Licences

Free Training: Accommodation for Residential Care TV Licences

TV Licensing has recently provided training for almshouse trustees on accessing the Accommodation for Residential Care (ARC) TV License. This came after a number of members had experienced difficulties in accessing the licence for their residents.

TV Licensing provides the following guidance on ARC TV licence eligibility:

“These concessionary licences apply to:

– Care/nursing homes – registered with the CQC or Care Inspectorate in Scotland.
– Sheltered accommodation/supported living.
– Almshouses.
The licence enables those living there to pay a flat £7.50 a year for their licence. To qualify they need to be aged over 60 (and either retired or working less than 15 hours a month) or be registered disabled. The presentation is roughly 15 minutes long, if you have any follow up questions please do contact Dan Cooper at the details provided on the presentation.

The Almshouse Association took them up on their offer and following the successful training session we have been provided with resources which should help members with this process. The slides provide an overview of eligibility as well as making applications and renewals. It is specifically tailored to almshouses and so should prove a useful resource for all those handling ARC licences.

Our thanks to Dan Cooper, Senior Communications Specialist at  TV Licensing for sending us the presentation. He is also happy to be contacted at daniel.cooper@bbc.co.uk in case anyone has any questions or would like to book a training session.

  • The slides can be found here.
  • Video link can be found here

posted 16 May 22

Building Safety Act 2022

The Building Safety Act (BSA) received Royal Assent in April and brings in a number of new provisions for the build environment following the Grenfell Tower fire.

The BSA works alongside the Fire Safety Act which also received Royal Assent in 2021. Most of the provisions of the Act are unlikely to impact most existing almshouses. Members who are undertaking a new building project are likely to have to consider some of the additional responsibilities placed on those involved in the building process.

The Act introduced a number of key provisions:

  • A Building Safety Regulator whose role is to enforce tougher regulations on buildings of 18m and over. The regulator will also look at safety standards in buildings of all heights.
  • Changes to fire safety laws which places additional requirements on Responsible Persons.
  • Changes to who is responsible for paying to fix building safety issues, i.e. the developer.
  • Extension of the Defective Premises Act, allowing building owners to claim against a contractor for defective work. This has been extended to 30 years for work completed prior to the Act coming into force, future work will have 15 years.
  • The Defective Premises Act will also be extended to include refurbishment and other work to existing buildings, so that contractors who undertake any work on a building will be required to ensure buildings are fit for habitation once work is completed.
  • Buildings below 11m and deemed to need remediation will be reviewed on a case-by-case basis.
  • Formal responsibilities are placed on those involved in the design, construction, and refurbishment of any building, placing greater powers on the regulator to prosecute non-compliance.

The new provisions will be introduced over the next 18 months.

The Government has produced several detailed factsheets which can be found here.

posted 24 May 22

Solar Farm Opportunities

The Almshouse Association has recently held discussions with Centrica, the parent company of British Gas, to explore the possibility of almshouse charities using their surplus land for solar farms or other green energy developments.

Centrica are currently looking to help members in this area which could provide an alternative funding stream for the charity, with the potential to use their land for solar farms and battery storage.

The charity would need to have access to either:

  • 75 acres+ for solar farms
  • 2-5 acres for battery storage

For either development, the land would need to be near a good grid connection.

If you are interested, you will need to provide the following information so that Centrica can check the suitability of the land:

  • the amount of land you would be looking to lease out
  • any existing energy solutions on the site (solar, windmills etc)
  • a company name that you trade under (likely just your charity name)
  • who would be involved in the decision-making for leasing out the site
  • a postcode for the land or some indicator of the land should it not be where the charity is based
  • whether there is a grid connection that you know of nearby or on the land and the capacity of it, if you know this
  • whether you have been in touch with other companies previously for a similar interest in the land.

The Almshouse Association continues to look for opportunities for members to make their charities more sustainable both environmentally and financially. We are working with a number of partners, including The National Trust and Historic England to provide suitable guidance in this area. The Association is not endorsing Centrica as a preferred partner and so members should also consider whether other energy providers may be looking to make similar investments. Members will also need to consider their own governing documents, local views and planning issues connected with these types of developments. 

Interested members can provide the above information to Jack Baldan via admin@almshouses.org or alternatively can get in touch with Simon Jobson via simon.jobson@centrica.com.    

Posted 24 April 22

Almshouses in Country Life magazine

Almshouses: What they are, how they were created and why they’re still relevant in the 21st century.

The Almshouse Association is delighted to see almshouses and their important role in the 21st century highlighted by Clive Aslet,  writer, publisher and Visiting Professor of Architecture at the University of Cambridge, in Country Life magazine on 13 March 22.

A wonderful five page spread with stunning photographs takes the reader on a journey through the monastic beginning of almshouses to the present day, as well as exploring the history of Winchester’s Hospital of St Cross almshouses, founded in 1132.

The admissions process involved – as it still does – an interview with the master, followed by two nights at the hospital, to assess whether the applicant would fit in. Once accepted, the new arrival spends six months as a postulant, before being admitted as a full brother. ‘I loved being at Oxford, living in medieval buildings,’ discloses Brother Bevis. ‘The other day, I was looking at the great row of chimneys at St Cross and thinking how lucky I was to live in such harmonious surroundings. My rooms date from 1445 and there is a graffito that one of the brothers carved in 1512.’ Time past and time present, as T. S. Eliot might have said, are both contained in the future of Britain’s flourishing almshouses’. Clive Aslet

If you would like to read the full article, we have scanned a copy which can be accessed by clicking in the link below.

https://www.almshouses.org/wp-content/uploads/2022/03/Country-Life-9-March-21.pdf

posted 22 Mar 22

Is now the time for a new wave of almshouses for refugees?

Events in Ukraine are a disturbing reminder of how easy it is for people to suddenly lose their homes as a result of war or persecution. Over the years there have been all too many cases where people have been forced to flee their homes, whether that be from Afghanistan, Syria or many others and, unfortunately, we know that this is unlikely to be the last time we see people having to fleeing from their homes and their country.

Could the almshouse model provide new stability for housing refugees?

Nick Phillips, CEO of The Almshouse Association considers how the model could benefit those fleeing Ukraine and other conflicts and asks if the time is right to time to build a new generation of almshouses for todays displaced persons.

“For centuries almshouses have been the safe, warm refuge for those in need of a home and community. Traditionally almshouses have been provided by philanthropists for those in the community most at need at the time. Those founders have often seen a need in their parish, town or even specific industry. The founders of almshouses may have seen a housing need amongst widows of the parish, miners, soldiers or fishermen. All the benefactors identified and enshrined in the founders wishes for centuries.

I wonder if todays philanthropist may see the local need reflect the global changes afoot? Families fleeing desperate situations in Afghanistan, Syria and now Ukraine, having gained rights to remain in the community, may be today’s most desperate families and there is no better home and sanctuary than the almshouse community.

Almshouses have survived with their founders’ intentions because they are uniquely protected. They are the oldest charities and the oldest form of community housing going back 1,000 years even to the original 7 of acts mercy that include giving shelter to the traveller.

Philanthropists have always stepped forward during crisis to establish new almshouses from the plight of their fellow man during plague, Civil War, Industrial Revolution, Poor Laws, World Wars and now perhaps we see the plight of refugees needing a safe secure community over the long term.

An almshouse charity established today could be providing homes for refugees in housing need for hundreds of years to come; over its lifetime an almshouse could change the lives of thousands of people in need of a safe place to live.

Almshouses offer a proven community housing model for which it seems there is a growing, desperate need for. Anyone looking to establish a new almshouse charity or seeking to expand their current provision can reach out to The Almshouse Association for advice on how to achieve this. 

We may not be able to replace everything that these people have lost, but almshouse charities can provide a strong foundation from which to rebuild through the provision of a stable home.”

as featured in ‘Inside Housing’ Comment 17 03 22

Posted 17 Mar 2022