2025/6 Specimen Outline Budget



Every year, it is important that the trustees of almshouse charities review the weekly maintenance contributions (WMCs) their charity sets for their residents.

To assist members in setting their residents’ WMCs , The Almshouse Association has produced our annual Specimen Outline Budget.  

As a first step members will need to consider two elements when setting their WMC:

  • the financial viability of the charity,
  • the avoidance of hardships on the residents.

Increases in WMC are necessary so charities can maintain financial viability and continue to provide support to residents and the wider community. Any increase, however, should take into account the wellbeing of the residents who must be able to afford the WMC without being caused hardship. Striking a balance between these two demands will help to ensure that the WMC is set at an appropriate level.

The Association recommends that wherever possible members increase their WMC in a way which is sympathetic to the needs of the charity and its residents.

Those of our member charities who are Registered Providers of Social Housing are obliged to abide by the rent formula set by the Regulator of Social Housing i.e., CPI plus 1%. The CPI figure for September 2024 was 1.7% and hence the maximum WMC increase for the period 1 April to 31 March 2026 is 2.7%.  

We are also aware that some members will be able to absorb some of the burden of increased costs for their residents. However, it is vital that charities, when considering increasing the WMC, seek to maintain stable foundations not only for the foreseeable future, but for the years ahead. 

Our Specimen Outline Budget for 2025/26 can be accessed via the below links:

posted 14 November 2024

P&G update: 14.11.24

The latest policy, governance and political engagement news from The Almshouse Association.

National Policy Planning Framework

Our response to the consultation for the reviews of the NPPF has been sent to Ministry of Housing, Communities & Local Government (MHCLG) and the Minister. We wish to thank you all for your input as well as your great support and communication to your local MPs.

Nick Phillips is meeting MPs in Westminster to cover questions raised in early December.

Nick has spent time with MHCLG to discuss the proposal for the changes we wish to see made to the NPPF and to discuss the details of the Code of Conduct. It is still very early days and there is no certainty. It is likely that MHCLG are reviewing the details for ministers to consider.

We anticipate that The Almshouse Association will need to maintain engagement with MPs of both parties and Civil Servants in order to keep our position on the planning agenda.

Meetings with organisations such as The Regulator of Social Housing and the National Federation will continue on this agenda.

Competency and Conduct qualifications

4/11/24. Nick Phillips spent time with the development team at MHCLG reviewing the Competency and Conduct qualifications required in the housing sector.

Firstly, the team confirmed that the need to start or even be in a position to start by April 2025 had been dropped. They are not able to confirm that the proposals discussed would be adopted for the scheme but they were keen to discuss again the impact of the qualification on the part time clerks for almshouse charities. Nick made a very strong case for a “de-minimus” scale or part-time clerk role to stand outside the scope of the current proposed qualification requirements.

The team listed and asked questions although they are not in a position to respond on behalf of ministers. We will keep you updated but for now there is no panic in terms of the April 2025 trigger.

MP Meetings

Clive James MP

In November, Julian Marczak, Head of Member Services, and Wokingham MP Clive Jones held productive discussions at Westende Almshouses on the importance of almshouses being recognised as affordable housing in the NPPF.

Special thanks to trustees and Manager, Amy Garstang for hosting the meeting.

Nick Phillips met with Dame Priti Patel and Jeni Hoskin & Charles Ryland of Witlet & Witsell Property Management to discuss the almshouse model and the vital role of almshouses in providing affordable homes.

Special thanks to Dame Priti’s team & Jeni Hoskin for their help organising the meeting.

Taken from Rt Hon Priti Patel webpage

Priti meets Almshouse Association to discuss social housing

Published: 20th November 2024 – 5:03 pm Category: Local News

The MP for Witham, Priti Patel, recently met with local business Witlet, Witham United Charities and the national Almshouse Association to discuss the role of almshouses in providing social housing in the local area.

Charles Ryland, director of local family business Witlet, is working with Witham United Charities, and the Almshouse Association to support this historic local charity. The charity now owns 17 almshouse properties within the curtilage of the Church Street/Chalks Road Conservation Area, housing local people (often elderly) of limited financial means. During their meeting, Priti discussed with Charles and Almshouse Association Chief Executive Nick Phillips some of the current issues that prevent further growth of almshouses and their ability to provide affordable social housing options in local communities. The current definition of affordable housing in the NPPF excludes almshouses, and instead only recognises regulated housing providers. This limits almshouses’ access to section 106 support, unless they undergo an extensive process of becoming regulated (processes which are typically designed for housing associations with over 1,000 units). Most almshouses have less than 20 units, and 80% are not regulated by the Social Housing Regulator.

Priti said after the meeting: “I would like to thank Witlet, Witham United Charities and the Almshouse Association for meeting with me to discuss the vital role they are playing in providing social housing in the constituency. Almshouses face a unique set of challenges particularly when it comes to funding and recognition to support those most in need of housing. I will work with our local businesses and charities on this matter so that we can expand the social housing options they are able to provide.”

See also: Priti Patel backs affordable housing with Witham almshouses | Braintree and Witham Times

posted 14 November 2024

Inside Housing: CEO Comment

Almshouses are social housing in its earliest form, yet they’re still denied social housing status, writes Nick Phillips, chief executive of The Almshouse Association.

The National Planning Policy Framework’s focus on registered providers excludes many almshouse charities, particularly smaller ones. These smaller charities have limited resources and staff and face regulatory challenges that limit their capacity to maintain and expand their housing stock.

The Almshouse Association has submitted a proposal to the NPPF consultation, advocating for almshouses to be recognised as affordable housing, and is developing a code of conduct to strengthen government trust.

“Being denied social housing status by England’s chief planning policy legislation means some almshouse charities are omitted from funding. If almshouse charities had access to Affordable Housing Programme bidding and Section 106 funds, the speed and quality of almshouses being built would be substantially increased.“

See Nick Phillips’ comment in the latest issue of Inside Housing -Almshouses need to be recognised as social housing to be able to reach their full potential .

14 November 2024

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

2024 Christmas Fund

The Almshouse Association is so very pleased to be able to offer Christmas fund gift vouchers again this year to almshouse residents who are 90 years of age or older on 25th December 2024.

The Almshouse Association Christmas Fund derives its origin from a generous legacy left to the Association over 70 years ago by Major Allnatt, a successful businessman and philanthropist who worked closely with and supported the Association’s founding General Secretary, Leonard Hackett.

His wish was for a small gift to be handed to almshouse residents on Christmas Eve and until his death in 1969 he wanted to remain anonymous.

The Almshouse Association invested the funds he left so that every year we are able to honour both his name and legacy in the form of a gift voucher that is sent to almshouse charities to give to their residents* at Christmas.

You’ll find an order form to apply for the Christmas vouchers in the Autumn/Winter Almshouses Gazette (being sent to all member charities this week) or you can click on this link to download the form to complete and send back to us.

Please complete and return to The Almshouse Association by email or post before the 22 November 2024.

All gifts are issued on a first come, first served basis and will be sent to the member contact detailed on your form in time to be given to your residents on Christmas Eve (The Almshouse Association will not send vouchers directly to the resident).

We love to see photos of the heart-warming occasions, so with your residents’ permission, please do keep sending them in to us!

28 October 2024

* Almshouse residents of member charities who are 90 years old or over on 25 December 2024. Vouchers must be applied for by the Charity using the official Christmas fund booking form and received by The Almshouse Association by the deadline on the form. Vouchers are sent to the designated contact at the member charity. There are limited vouchers available which are issued on a first come, first served basis.

Almshouse friends tour Morden College

Our Friends Tour of Morden College Unveils a Rich Tapestry of History

On a crisp and sunny October morning in Blackheath, final preparations were in full swing for our Friends of The Almshouse Association who would be joining us for an exclusive tour of Morden College. Steaming pots of tea and freshly brewed coffee were being organised, awaiting the arrival of our special guests.

Founded in 1695 by Sir John Morden, this historic institution was built on 11 acres of Wricklemarsh Manor to provide board, lodging, and pensions for struggling traders.

John Morden was born in the City of London, apprenticed at age 20 to his uncle, Sir William Soame, and sent to Aleppo to work as a factor. He becomes an international trader and member of the Levant (Turkey) Company and the East India Company, returning to London in 1660 having amassed a substantial fortune.

In 1669, seven years after his marriage to Susan Brand, daughter of merchant Sir Joseph Brand, of Edwardstone, Suffolk, John Morden purchased the Manor of Wricklemarsh in Blackheath (for £4200), a 250-acre estate, to become their home. Morden College was built in 1695 on the north-east 11 acres of Wricklemarsh Manor to provide board, lodging and a pension for traders who had fallen on hard times.

Sir John, who passed away age 86, is buried in the chapel crypt and statues of John and his wife, Dame Susan, still grace the western front of the College, added in 1717.

Under the terms of John Morden’s will, College trustees are drawn from the Turkey Company, and should it fail (which it did in 1834) from the East India Company, and should that fail then from the Aldermen of the City of London, who have provided the Charity’s trustees since 1884. A centenary plaque installed in the main entrance in 1984 commemorates the Aldermen’s association.

Over the centuries, the site has expanded, with the latest addition being the John Morden Centre – a beautifully designed hub that includes a medical centre, restaurant, workshops and more. Now bustling with activity, it serves both residents and the local community.

Credit: Mae Architects
Credit: (centre and right)Morden College

“It was a fantastic day and it was wonderful learning about the history of such an iconic almshouse.”

The tour offered an intimate look into the building’s history, revealing its many layers and hidden corners as our Friends were taken back in time to learn about the life of Sit John Morden and his legacy.

More tours will be held in 2025, and we eagerly anticipate welcoming our Friends back.

Nick Phillips, CEO of The Almshouse Association said, “We are immensely grateful to Morden College for inviting us to take a look around their wonderful almshouses and grounds. They represent an exemplar model of almshouses and stand as testament to the generosity and vision of their philanthropic founder.”

If you’d like to join our Friends of Members, please click here—friends and family are also welcome.

posted 24 October 2024

New National Wealth Fund to unveil £1bn social housing deal

According to recent reports, “the Government’s National Wealth Fund (NWF) will provide financial guarantees for two high street banks to deliver £1bn in funding to support the retrofit of social housing in the UK”.

Following the headlines about a new fund for refurbishing social housing, members have been asking questions about when and how to access the new £1bn social housing fund for refurbishment.

The Almshouse Association spoke with Homes England yesterday (23 October 2024) and as yet, even senior contacts at Homes England are not clear on when and how the funds will be distributed. Our contact, however, has said it is likely to be available to Regulated Providers only. This is not confirmed but anticipated.

For those seeking to remodel please remember that The Almshouse Association offers interest free loans, and in some cases grants. It is also possible to access remodelling grants from Homes England even if your charity is NOT REGISTERED (Regulated). The Almshouse Consortium Limited (ACL) offers support for this fund.

Click here for more information on Loans, Grants and other funds.

posted 24 October 2024

P&G update: 21.10.24

An update on the latest policy, governance and political engagement news from The Almshouse Association.

National Planning Policy Framework (NPPF)

Almshouses making headway with a change of definition in NPPF.

  • 18.10.24: Question in Parliament: The Association was pleased to see another question asked in Parliament this week on behalf of the almshouse movement:

Manuela Perteghella (Liberal Democrats) (Stratford-upon-Avon): (8305) To ask the Secretary of State for Housing, Communities and Local Government, if she will make it her policy to bring almshouses into the definition of affordable housing.

Matthew Pennycook (Labour) (Greenwich and Woolwich): Our consultation on proposed reforms to the National Planning Policy Framework sought views on whether changes are needed to the definition of ‘affordable housing for rent’ to make it easier for organisations that are not Registered Providers, including almshouses, to develop new affordable homes.

The consultation closed on the 24 September and officials in my department are currently analysing responses with a view to publishing a government response before the end of the year.

UPDATE: 26 November 2024 – A further question was asked by Neil O’Brien Shadow Minister (Education)

To ask the Secretary of State for Housing, Communities and Local Government, whether she plans to amend the National Planning Policy Framework to allow almshouse charities that are not registered providers to receive Section 106 funds for the provision of affordable housing.

Matthew Pennycook Minister of State (Housing, Communities and Local Government)

Matthew Pennycook Minister of State (Housing, Communities and Local Government) responded with ‘I refer the Hon Member to the answer I gave to Question UIN 8305 on 18 October 2024.’

  • Letter from Matthew Pennycook, Minister of State (Housing, Communities and Local Government) – Following your effective campaigning, many of your MPs have written to Matthew Pennycook to ask for his support in the change in definition of almshouses in the NPPF. Receiving so many letters (we believe over 100) encouraged Matthew Pennycook to write to Nick Phillips at the Association (again) this week to express his thanks for the many letters and to confirm that the matter is being given attention during the review of the NPPF consultation.

    Thank you again for your support and tenacity.

MP Engagement

Member charity engagement has led to many MP visits to almshouses.

Association CEO, Nick Phillips has not been able to attend all of the visits but he will be holding a ‘drop in’ session at Portcullis House in Westminster in December to meet any MPs that he has been unable to meet. The purpose will be to discuss almshouses and our drive to see the planning issue amended. The date in December is currently being finalised. Members will be informed as soon as possible.

National Federation and The Ministry of Housing, Communities and Local Government (MHCLG)

Nick Phillips has been working with the National Federation of Housing and MHCLG regarding the qualification requirement for Registered (Regulated) almshouse charities.

The Association has put forward a strong case to exempt all trustees and to recognise a minimal scale/size of almshouses where it would be impractical to have a requirement for clerk or warden to gain the qualification. Members will be updated as as soon as we hear more.

Regulated Housing Provider Check List

The Association is working with a number of partners with the challenge of interpreting the requirements of Regulated returns. We will shortly be introducing a simple check list of the up-to-date requirements for Regulated Housing Providers.

posted 22 October 2024, updated Dec 24

Association website – 77% more visitors after BBC interview

Almshouses on BBC Morning Live: ‘Retired and Renting‘

The almshouse movement is experiencing somewhat of a renaissance; hardly a day going by without almshouses and their benefits appearing either on the radio or social media, in magazine articles, the nationals and the local papers. Back in September, we were preparing for a photoshoot with resident interviews at a Chester almshouse with Cheshire Life magazine so when the BBC contacted the Association about an interview for their feature on ‘Retired and Renting’, we were thrilled to be able to take part and suggested combining the two.

It was a bright, sunny afternoon when our CEO, Nick Phillips, arrived at the Nantwich Almshouses for the interview and the site was buzzing with activity. Film cameras, photographers, cables and crew stretched across the grounds, plus several residents were eagerly awaiting their introduction to the BBC crew and Cheshire Life’s editorial team. The atmosphere was one of anticipation and importance.

The BBC interview addressed a growing concern. Many older, retired individuals can no longer afford the rising rent costs to stay in their homes. According to iNews, the statistics are alarming, with a 50% increase in recent years. During filming, we heard from a couple who had become homeless, unable to keep up with rent hikes. Their story paints a grim picture, yet there is hope—this couple has since found refuge in their almshouse in Nantwich and their lives have changed dramatically for the better.

google analytics Sept 2024

This news feature, which aired on the BBC’s Morning Live Show on 18 September 2024, highlights the invaluable role of almshouses. Not only do they provide security and stability for vulnerable individuals, but they also offer a cost-effective solution that doesn’t burden public finances. To view the interview, please click here – the almshouse section starts about 19 minutes in.

The piece underscored how almshouse living can profoundly transform lives, offering dignity and hope to many and, following the interview, the huge spike in visitors to our website demonstrated both the pressing need for affordable homes and the public’s interest in almshouses.

posted 10 October 2024

Almshouse Association Board plan 50 year strategy for almshouses

The Almshouse Association Board of Trustees plan 50 year strategy for almshouses at their annual Board Awayday at Bowden Hall in Gloucester on Thursday 3rd October 2024.

Taking a long term view at the Association and almshouse movement, the Board discussed how to continue to raise the profile of the movement and even better support our members over the next decades, helping our members face present and future risks and opportunities. 

High on the agenda is supporting members with trustee succession planning and long term representation at government policy level. More details about how we will develop our services will follow.

In reviewing the long term needs of members, Nick Phillips and the Board recognised that more resource will be needed for staff and volunteers. The existing offices at Billingbear are no longer suitable and the team have outgrown the premises, plus the associated investment house is not providing a good enough return for the Association. It was agreed that a new office location will be identified and the assets reinvested to secure both income and office accommodation for the next 50 years. A tall order, but opportunities are being explored.

posted 7 October 2024