AGM 2026

We are pleased to invite you to our seventy-fifth AGM. 

The Almshouse Association 75th Annual General Meeting will be held via video conferencing on Thursday 25 June 2026 at 11am.

As set out in our governing documents, the AGM covers a reflection on the activities of The Almshouse Association, acceptance of the minutes of the previous AGM, adoption of the Annual Report and accounts of the Association, the appointment/reappointment of trustees and auditors and a presentation on the next stage of the strategy.

The AGM is open to all member charities. Details on how to vote and join the AGM can be found below.


  • To review
    • the minutes of the 74th AGM held in 2025, please click here.
    • the 2025 Annual Report and Accounts, please click here
  • To vote electronically, please click here or download a postal vote here.
    NOTE: Voting closes on Tuesday 16 June 2026. Voting is restricted to one representative per member charity. Please ensure The Almshouse Association has the correct email details for the main representative for your charity.
  • To register to attend the online AGM, please click here

AGM 2026 AGENDA

  • Reflection on 2025 – Willie Hartley Russell, Chairman of The Almshouse Association.
  • Acceptance of the Minutes of the seventy-fourth Almshouse Association AGM held on 19 June 2025 at One Great George Street, London SW1.
  • Re-election of Board Members (Article 33 states that each Board member can serve for a maximum of three terms of three years then must retire and seek reappointment through voting procedure).
  • Approval of new Board Members (Article 32)
  • Presentation and adoption of the 2025 Annual Report and Accounts.
  • Appointment of auditors.
  • Any Other Business.
  • The next stage of the strategy – Nick Phillips, CEO of The Almshouse Association


Association on the road

February 2026: Nick Phillips, Association CEO and Martyn Craddock, CEO of United St Saviours Charity spoke at the National Housing Federation Board Leadership Conference in St Paul’s, London  

In a session chaired by Catherine Ryder, CEO of Placeshapers, Appleby Blue resident, Rita described what it was like to live in an almshouse community.  

Nick Phillips went on to address the key speaker panel, which included Pat Richie of Homes England, Terrie Alafat of The Riverside Group, Nick Burkitt of Ministry of Housing, Communities and Local Government and Mark Easton, Broadcaster and Author, asking how they believed they could support the charity housing sector through policy and funding.

March 2026: Nick Phillips and Gerry Harmon, Association PR and Engagement Manager, attended the Housing LIN conference in Bristol.

The conference brought together housing, health, social care, local government, designers and developers to reframe housing as part of the long‑term health and social infrastructure, particularly for an ageing population.

It highlighted six key takeaways:

  1. Housing is a foundation for health, not just accommodation
  2. Inclusive and adaptable design must be the mainstream standard
  3. Prevention is more effective – and cheaper – than reaction
  4. Residents must be co‑creators, not end‑users
  5. Collaboration across housing, health, care and planning is essential
  6. Technology must support independence – not exclude people
Jeremy Porteus, Housing LIN and Gerry Harmon
Nick Phillips, Gerry Harmon with researchers, Jenny Panell and Alison Pooley

CEO in Parliament’s THE HOUSE

Charity housing is hindered by local government policy
Nick Phillips | Chief Executive of The Almshouse Association | THE HOUSE magazine

Association CEO, Nick Phillips’ article on charity housing featured in Parliament’s THE HOUSE magazine (click here to access) on 4 May 2026.

Nick Phillips comments,

“We often hear: “If it were that easy, it would have been done by now.” But, in this case, it really is that simple.

Charity housing is being held back by well-meaning policy that has had unintended consequences.

  • It should be exempt from Selective Licensing fees – but isn’t.
  • It should not be subject to Section 106 levies – but is.
  • It should be eligible for Rural Exception Sites – but often cannot access them.

These barriers were never the intention, but they are now restricting delivery. The solution does not require new primary legislation. These are changes that can be made.

Until they are, hundreds of affordable homes that could be built simply won’t be. This is a missed opportunity – for communities, for housing, and for society.”

Parliament’s Magazine

Founded in 1976, The House holds a special place in Westminster as Parliament’s magazine. Written by award-winning journalists, policy experts and parliamentarians, and overseen by a cross-party advisory board of MPs and peers, it is closer than any other print publication to the most powerful people in British politics. Readers come for the inside track from Cabinet politicians and backbenchers on the leading policy debates of the day along with analysis from political experts, exclusive invitations to Parliamentary events, limited edition departmental guides, and much more. The magazine is published bi-weekly when Parliament is in session.


Association advances CHA with key leadership appointment

The Almshouse Association is making strong progress in establishing the Charity Housing Alliance (CHA), a new initiative designed to provide a unified voice for all charity housing organisations, including almshouses.

The Association’s CEO, Nick Phillips, Gerry Harmon, PR and Engagement Manager and Alice Morrey, Policy Manager, were pleased to meet with Sir Stephen Bubb yesterday in the grounds of New College Oxford, part of the ancient and beautiful Oxford city walls. Sir Stephen will be taking on the role of an Ambassador for the CHA.


Annual Research Symposium

February 2026: Hosted at the Ironmongers’ Hall, this year’s Almshouse Association Research Symposium was more than a gathering; it was a powerful coming together of minds, ideas and shared purpose to advance almshouse and charity housing research.

Experts, academics, funders and almshouse charities travelled from across the UK and Europe, for a day defined by curiosity, collaboration and a shared commitment to improving lives. The room was full, the energy unmistakable, and conversations, on and off stage were rich with possibility.

At its heart was a growing recognition: research matters. It shapes how we design, manage and evolve almshouses for the future. Hearing leading voices in housing, architecture and academia was not only insightful but genuinely inspiring, opening new ways of thinking and fresh opportunities for impact.

Understanding loneliness and designing against it

This year’s theme tackled one of society’s most pressing challenges: loneliness. Discussions revealed how deeply place, design and community influence our sense of connection. From building layouts to shared spaces, from neighbourhood planning to everyday interactions, every detail shapes whether people feel isolated or included.

The message was clear: thoughtful design can transform lives.

The symposium became a vital platform for sharing research, exchanging ideas and building momentum towards solutions that don’t just house people, but help them thrive.

Perspectives across generations and borders

The programme brought together insights from past and present, local and international. Speakers from across Europe highlighted how countries such as the Netherlands and Liechtenstein have long understood the link between environment and wellbeing, offering powerful examples of design that actively combats loneliness.

Closer to home, UK researchers presented compelling evidence on people-centred design, health and wellbeing, and housing experiences, from Suffolk to the private rented sector. Together, these perspectives showed how evidence-led thinking can reshape housing for the better.

Where research meets real life

Beyond theory, the symposium showcased real-world impact. From resident engagement at Morden College, to age-friendly initiatives in Bath, to innovative projects in Bermondsey, each example demonstrated what happens when insight is turned into action.

These are not just ideas, but living communities built on dignity, connection and care.

Turning insight into action

A defining strength of the day was its focus on action. Speakers explored how research can influence policy, improve housing provision and create healthier, more connected communities. Panel discussions challenged assumptions, shared experiences and identified priorities for the future.

Frameworks such as Housing LIN’s HAPPI principles and the TAPPI programme grounded these conversations, reminding us that good design is not a luxury, but a foundation for independence, wellbeing and social connection.

The power of coming together

Above all, the symposium highlighted the importance of connection. By bringing together diverse voices from researchers and practitioners to international partners, it created space for ideas to grow and collaborations to take root. It reinforced something fundamental: tackling loneliness requires more than individual effort. It demands shared vision, cross-disciplinary thinking and collective commitment.

As conversations continue beyond Ironmongers’ Hall, one thing is clear: the momentum is building, and the future of almshouse living will be shaped not only by tradition but by bold, evidence-driven innovation.

“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.

posted 30 April 2026


Housing Ombudsman update April 2026

FAO: Registered Providers and those that have registered with the Housing Ombudsman voluntarily to assist with the completion of annual submissions.

Please see below update from the Housing Ombudsman

View as a webpage
Housing Ombudsman Service
Welcome to your monthly update from the Housing Ombudsman, featuring the latest news and insights on complaint handling. 
Annual submission form 2026-27 now live

Our annual submission form for 2026-27 is now open and accepting submissions. 

Key dates  
– landlords with over 1,000 homes must submit the form by 30 September 
– landlords with under 1,000 homes must submit the form within 6 months after their financial year-end 

What’s changed this year  

We heard your feedback that some questions duplicated the self-assessment process, creating unnecessary work. Having now gathered 2 years of data on non-compliance provisions and how these have changed over time, we are able to pick this up directly when we review individual self-assessments, so we’ve removed those questions from the annual form. Thank you for helping us improve the process. 

The documents required as part of your submission remain unchanged from previous years. 

Find out more and read annual submissions guidance
Cyber incident contact Updated guidance
Supporting your crisis

If you experience a cyber attack affecting your systems, please contact our data protection officer. We recommend updating your crisis plans to include this email address as an extra resource to support you navigate this situation. 

Contact our data protection officer
Compensation

Our new compensation guidance took effect on 1 April 2026. Created with input from landlords and residents, it sets out clear, fair principles to encourage greater consistency across the sector.

Read the compensation guidance
HazardsEffective Complaint Handling
Bitesize learning

Explore our new short videos on Hazards as part of our bitesize learning series. Each video highlights good practice from our casework to help you improve your approach.

Book your place on the learning
Interactive workshop

Join us on our 2-hour workshop designed to build confidence and consistency in local complaint handling and includes the opportunity to work through a complaint scenario in groups.

Book your place on the workshop
Thank you for joining us

Thank you to all those landlords who attended the landlord forums in March 2026 series. Make sure to join us on Landlord Connect, a new digital community for landlord forum delegates, keep the conversation going and let us know we can improve and develop the forums in the future. 
 
Join us on Landlord Connect
 
Register for a Landlord Connect account
Annual Self AssessmentSubmissions process
Microlearning

Get confident with your annual self-assessment.
This module shows you each step so you can complete it clearly and confidently.

Annual self-assessment training

Microlearning

Understand and master your annual submissions with ease.
This quick course breaks down each step. It helps you stay compliant, meet deadlines, and submit confidently.

Annual submissions training
Let residents know about our online webform

To make things quicker, we are asking residents to use our online complaint form to bring a complaint to us. We will no longer accept new cases by email.

Please ask residents who want to bring a new complaint to us to use our online complaint form. Ensure your complaints procedure information includes our complaint webpage and helpline number: 0300 111 3000.You can still contact us in a range of ways, including via email for existing cases.

Contact us
Podcast: Casework conversation on noise complaints
In this episode, we discuss a no maladministration case with one of our investigators.
The case follows a noise complaint where the resident has hearing difficulties. The landlord took a person-centred approach. It recognised the impact the situation was having on the resident and provided a tailored response.

Listen to the casework conversation on noise complaints
About the Housing Ombudsman Service
We are a free and impartial dispute resolution service. We investigate complaints from residents and leaseholders of member landlords (housing associations and local authorities) and voluntary members (private landlords and letting agents).
Our vision is to improve residents’ lives and landlords’ services through housing complaints.
Residents | Landlords | Contact us
Connect with us on LinkedIn


CEO update: Supported Housing legislation

Supported Housing legislation

The Almshouse Association welcomes the publication of the Government’s response to the consultation on the implementation of the Supported Housing (Regulatory Oversight) Act 2023.

Click below to view the Association CEO’s comment.

The proposed reforms will introduce national supported housing standards, a locally led licensing regime, and changes to Housing Benefit, with the aim of improving quality and addressing poor practice in parts of the sector. We support the Government’s commitment to ensuring that residents receive safe, high-quality accommodation and appropriate support.

We are particularly pleased that the Government has recognised the diversity of the supported housing sector and confirmed an expanded set of exemptions from the licensing regime. This reflects the concerns raised by The Almshouse Association and others during the consultation about the potential impact of a universal licensing approach on small, charitable providers.

In our consultation response, The Almshouse Association made a clear and consistent case that almshouse charities should not be subject to a blanket licensing regime. We highlighted that almshouses are fundamentally different from the parts of the supported housing sector the reforms are intended to address: they are small-scale, locally governed charities, often volunteer-led, providing housing under a charitable model with no commercial incentive.

The Government’s recognition of exemptions is therefore a welcome and proportionate step, helping to ensure that regulation remains targeted at poor-quality or exploitative provision, while avoiding unnecessary burdens on well-run charitable providers.

As the detail of the new regime is developed through secondary legislation, it will be important to ensure that:

  • the scope of exemptions is clearly defined and workable in practice;
  • almshouse charities are appropriately captured within these exemptions where intended; and
  • the overall framework remains proportionate and risk-based.

The Almshouse Association looks forward to continuing to work with Government to ensure that the final regulations both protect residents and sustain the vital contribution of charitable housing providers.


Property and Development Team

We are delighted to share that two exceptional volunteers have recently joined our property support team.

As listed and older buildings become increasingly costly to manage, yet remain vital to the communities they serve, we are especially fortunate to have the support of two highly experienced property volunteers.

  • David Wilson MRICS, Chartered Institute of Building (among many other qualifications), brings extensive experience in estate and building management.
  • Stuart Holland FRICS, Expert Witness, Building Surveyor and Project Manager, adds significant professional expertise in heritage and complex building issues. Stuart is a member of the Association Board and has been a trustee of almshouses in Harrogate for many years.

This is a tremendous boost to the technical strength of our team. If you are facing building-related challenges, particularly those unique to heritage properties, please do not hesitate to get in touch.

To contact David and Stuart, please email Propertyanddevelopment@almshouses.org. Our Member Services team will ensure your enquiry is passed on promptly.


Policy and Governance update: April 2026

April 2026: A summary of the latest UK Government policy changes and news that almshouse charities need to be aware of.

The Government has published further detail on implementing the Renters’ Rights Act, including its application within the social housing sector, with changes expected from 1 May 2026.

Whilst almshouses are let under licence rather than tenancy and almshouse charities are not, therefore, currently required to comply with the act, the reforms signal a broader policy direction towards strengthening residents’ rights and protections, of which almshouse charities should remain mindful.

KEY FEATURES OF THE ACT

1. End of “No-Fault” Evictions
Abolishes Section 21 evictions (so landlords can’t evict tenants without giving a reason).
Landlords must use specific legal grounds (e.g., selling the property or tenant breach).

4. New Ombudsman for Disputes
Creates a mandatory landlord ombudsman scheme. Tenants can resolve disputes without going to court.

7. Right to Request Pets
Tenants gain the right to request a pet. Landlords must reasonably consider requests (can require pet insurance).

10. Clear Grounds for Possession
Expands and clarifies valid reasons landlords can evict (e.g., moving in themselves, selling).
Designed to balance tenant protection with landlord rights.

2. Stronger Tenancy Security
Moves toward periodic tenancies (no fixed-term lock-ins by default). Tenants can leave with notice, but landlords have less flexibility to evict arbitrarily.

5. Property Standards & “Decent Homes”
Extends the Decent Homes Standard (previously for social housing) to private rentals. Landlords must fix hazards like damp, mould, and unsafe conditions.

8. Landlord Database
Introduces a national register of landlords and properties. Improves transparency and enforcement.

3. Rent Increase Controls
Limits rent increases to once per year. Increases must be in line with market rates and follow a formal process. Tenants can challenge excessive rises.

6. Ban on Blanket Discrimination
Prohibits landlords from refusing tenants simply because they receive benefits or have children.

9. Stronger Enforcement Powers
Local councils get more authority to fine or prosecute non-compliant landlords.
Repeat offenders face tougher penalties.

Members may wish to:

  • Review the published guidance to understand the wider policy context
  • Consider how evolving expectations of good practice may apply to almshouse settings
  • Monitor further clarification on how specific provisions may interact with licence-based occupation

The Association will continue to assess the implications for almshouse charities and provide updates as further details arrive.

The Government has published updated guidance on registering to vote and applying for a proxy vote, including specific provisions for individuals who may require support due to disability.

This may be of interest to members in supporting residents to participate in elections, particularly where individuals may face barriers to attending polling stations in person.

Trustees, clerks and scheme managers may wish to:

  • Ensure residents are aware of how to register to vote and relevant deadlines
  • Highlight the option of appointing a proxy where appropriate
  • Provide practical support or signposting for residents who may need assistance with the process

Ofgem is launching a new digital service by 20 April 2026, and is encouraging heat network operators and suppliers to register early.

This development reflects the continued expansion of regulatory oversight in the heat networks sector. For members, this may be relevant where almshouses are connected to, or operate, communal or district heating systems.

Members should consider:

  • Whether their scheme falls within scope of heat network regulation
  • The need to register or engage with the new Ofgem digital platform
  • Ensuring that relevant operational and compliance information is up to date

Early engagement is encouraged to support a smooth transition to the new system.

lmshouses and provide updates as further detail emerges.

As a reminder, Companies House and HM Revenue and Customs have now closed their joint online filing service as of 31 March 2026. Now, companies are required to file their annual accounts and tax returns separately.

Annual accounts can be filed with Companies House via:

  • Third-party software
  • Companies House web services
  • Paper filing

Members whose almshouse charities are also registered providers should:

  • Review and update their filing processes
  • Ensure responsibilities are clearly allocated between trustees, staff, and any external advisors
  • Confirm that deadlines for both Companies House and HMRC submissions are being met independently

This change represents a shift in administrative requirements and may require adjustments to existing governance and reporting processes.


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