MPs meet with Association CEO

At Portcullis House, The Almshouse Association lobbies the support of MPs.

Tuesday, 10th December was an exceptionally busy and fruitful day for The Almshouse Association CEO, Nick Phillips, as he engaged in meaningful discussions with a wide array of MPs at Portcullis House.

He received an encouraging reception to his request for greater recognition of almshouses within the National Planning Policy Framework (NPPF). Members of Parliament acknowledged the vital role almshouses can play in addressing local housing needs and expressed their support for their contribution to broader affordable housing initiatives.

The MPs were enthusiastic about raising questions and emphasising the benefits of almshouses, particularly their positive impact on local communities and the potential cost savings for government.

The case for supporting almshouses was compelling, showcasing their ability to assist MPs in fostering communities with safe and secure homes, reducing expenditure on health and social care, and alleviating loneliness, isolation, and homelessness in their constituencies.

Nick will be working closely with Members of Parliament to guide pertinent questions in the House and will continue providing ministers with valuable information to advocate for the recognition and support of almshouses.

Photos with Nick Phillips (l-r) Lee Barron Labour MP for Corby and East Northampton; Linden Grigg, Senior Parliamentary Assistant to Dame Caroline Dinenage MP for Gosport, Stubbington, Lee-on-the-solent & Hill Head; Will Forster Liberal Democrat MP for Woking; Martin Vickers Conservative MP for Brigg and Immingham

posted 12 December 2024

NEW FOR 2025: Trustee Recruitment Workshops

One-day Trustee Recruitment Workshop (CPD accredited)

Ensuring that your trustee body remains quorate (i.e., has the minimum number of trustees in accordance with your governing document) and effective can be a challenging task.

In fact, our members tell us that trustee recruitment is one of the biggest challenges they face today.

Finding people who are interested in becoming trustees is the first challenge; finding the right people with the right skillset can sometimes feel impossible. The Almshouse Association hopes that we can help you overcome some of the obstacles you are facing in building a robust and effective Board of Trustees

We have created a CPD accredited workshop that has been designed to actively engage delegates in a structured process aimed at strengthening your trustee recruitment efforts. It offers valuable resources such as templates and practical connections, alongside guidance on advertising opportunities and statutory requirements. Additionally, it encourages honest reflection on whether your charity board truly represents the communities you serve.

2025 workshop venues and dates  –  click here to access a booking form

Objective of the Workshop: To enable delegates to learn about, apply best practice and feel confident in recruiting trustees for their almshouse charity.

During the day, you will:

  • be actively involved
  • review a robust trustee recruitment process
  • gain understanding of the statutory requirements for finding new trustees
  • complete and take away templates specific to your charity
  • Network with peers from local almshouse charities and discuss your recruitment challenges.

In the workshop, you will:

  • explore strategies to overcome challenges in recruiting trustees
  • review a skills audit and identify the types of individuals who are suitable for serving as trustees
  • agree the contents of a recruitment pack, including a role profile and application form
  • design an advertisement and establish where your charity can advertise
  • consider the steps of due diligence, including conducting interviews, providing inductions, and planning for succession.

At the end of the workshop, you will take home a recruitment handbook that includes the materials you create during the workshop, ready for immediate use in your charity upon your return.

Arrival from 09:00, the workshop will run from 09:30 – 16:30. Places per delegate cost £110 and include refreshments throughout the day, a light lunch and all workshop materials.

If you have any questions, please do not hesitate to contact us by emailing admin@almshouses.org

Get ready to find your next trustees – book a workshop place – click here

posted 10 December 2024

The Older People’s Housing Taskforce Report

The Almshouse Association is honoured to be part of the Older People’s Housing Taskforce and pleased to see that its comprehensive report, ‘Our Future Homes: Housing that promotes wellbeing and community for an ageing population,’ has now been published and is calling for urgent government action to address the need for age-appropriate housing.

Housing and Ageing Alliance (HAA) Chair Mario Ambrosi praised the report’s inclusion of key priorities such as, allocating 10% of the Affordable Homes Programme to older people’s housing and revising planning guidance to support delivery. He also welcomed its focus on providing older adults with improved information, advice, and advocacy, essential for informed housing and care decisions.

While the report emphasises increasing dedicated housing, Ambrosi, who also represents Anchor – the UK’s largest not-for-profit provider of older people’s housing, highlighted the need to maintain existing social housing and support those wishing to stay in mainstream homes.

The HAA unites organisations like The Almshouse Association, Age UK, the Chartered Institute of Housing, and the National Housing Federation to advocate for improved housing options for older people across sectors.

To view the report, please click here

posted 27 November 2024

P&G update: 25.11.24

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

Budget News

On 30 October 2024, the Chancellor of the Exchequer, Rachel Reeves delivered her first budget. The Chancellor announced a number of spending promises particularly covering health, education, housing and infrastructure investment projects, but there were also a number of tax raising plans. Some of these budget measures will now be incorporated in the Finance Bill 2024-25 whilst other changes such as the increase in employers National Insurance contributions will be legislated separately. Subject to UK parliament passing the budget related legislation, some of the key points affecting almshouse charities are:

  • The Government has announced changes to Employers National Insurance, effective 6 April 2025. The threshold above which contributions are payable will decrease from £9,100 to £5,000 and could especially affect those almshouse charities who employ part-time staff.

    In addition, the rate of National Insurance will increase from 13.8% to 15% . However, for many smaller almshouse charities who employ just a few employees, the effect of this increase in Employers National Insurance will be mitigated by the increase in the Employment Allowance credit, which allows smaller entities to reduce their national insurance liabilities. This has increased from £5,000 to £10,500.

    Further details to the changes to National Insurance are included in chapter 2 of the attached HMRC overview policy paper. Visit: Autumn Budget 2024 — Overview of tax legislation and rates (OOTLAR) – GOV.UK

Renters’ Rights Bill

Changes are on the horizon for the rental market with the Renters’ Rights Bill, introduced by the Labour Government on 11th September 2024.

The Bill, as drafted, does not reference ‘Licenses’ so almshouse charities that are not registered providers should not be affected, however, Registered Providers will already be aware of some of the requirements, such as:

  • Under the new rules, landlords can only increase the rent once a year, which must align with market rates. The idea is to provide tenants with more stability and prevent unfair rent hikes.
  • Tenants will have the right to request to keep pets in their homes, and landlords will need a good reason if they refuse. You can still ask tenants to take out pet insurance to cover potential damage, but blanket “no pets” policies will be a thing of the past.

We will watch the progress of the Bill.

Action for Registered Providers:

  • With the Renters’ Rights Bill expected to become law by the summer of 2025, start by reviewing your tenancy agreements, updating your policies on pets and rent increases, and ensuring your properties meet the Decent Homes Standard. 
  • Stay informed about how the bill progresses, as MPs and peers may propose further changes before it becomes law.

Awaab’s Law

  • Landlords must fix serious health hazards such as damp or mould within a set timeframe or face penalties.
  • The Decent Homes Standard will also apply to private rentals, ensuring properties are safe and habitable.

The Decent Homes Standard

Following the consultation in 2022, the government relaunched its review of the Decent Homes Standard  in June 2023, committing to extend the standard to the private rented sector, as well as considering a range of changes that will be implemented in the near future, setting the minimum standard for the condition of social homes.

These considerations include: 

  • an updated list of items that must be kept in a reasonable state of repair for a home to be considered ‘decent’.  
  • an updated list of services and facilities that every property must have to better reflect modern expectations for a ‘decent’ home.  
  • whether the current Decent Homes Standard sets the right standard on damp and mould to keep tenants safe.  
  • updates as to how the condition of building components, such as roofs and walls, are measured, ensuring that buildings which are not fit for use cannot pass the standard.  
  • The introduction of a Minimum Energy Efficiency Standard for the social rented sector. 

This will enforce strict timelines for landlords to address hazards like damp and mould within.

If almshouses are not included in the Decent Home Standard legislation, why are you being notified?

  • In the future, almshouses may be included, so you can be assured that The Almshouse Association will be watching out for this on your behalf
  • The Bills sweeps into Regulated Housing, so Registered Providers may be affected. Note, however, that most of the legislations is already captured in the Social Housing Bill, apart from the tenancy/eviction rules
  • If your charity has accidently issued a Lease not a License you need to get in touch with us as soon as possible!

MP Engagement

The Almshouse Association has engaged with the following MPs over the last quarter

  • Chris Curtis
  • Victoria Collins
  • Priti Patel
  • Neil O’Brian
  • Mel Stride
  • Richard Quigley
  • Kemi Badenoch
  • Chris Curtis
  • Manuela Pertequella
  • Sarah Smith
  • Pippa Heylings
  • Ellie Chowns
  • Baroness Taylor of Stevenage
  • Jonathan Hinder
  • Daniel Zeichner
  • Chris Hinchliff
  • Victoria Atkins
  • Mohammad Yasin
  • Sarah Green

posted 25 November 2025

The Housing Ombudsman

The Almshouse Association is aware that those members that are Registered Providers have received communications from the Housing Ombudsman (HO) requesting the submission of information relating to their charities, including an annual complaints performance and service improvement report.

For clarification,

‘the role of the HO is to resolve disputes involving members of the HO Scheme, including making awards of compensation or other remedies when appropriate, as well as to support effective landlord and tenant resolution by others’.

For full information go to www.housingombudsman.org.uk

We have been in contact with the Housing Ombudsman in order to be able to assist our members and make the task as least onerous as possible.  To this end the HO has agreed to provide a toolkit for members to use which we hope to receive shortly.

In the meantime, should members be pressed in meeting deadlines, it is best to contact the Housing Ombudsman, refer to the expected toolkit and ask for an extension. Our contact at the HO is Maria Troake.

UPDATE 16.12.24 : The Housing Ombudsman-Toolkit

We have been informed by the Housing Ombudsman’s Office that they have been delayed in producing the toolkit for those of our members registered with them, which they now hope to forward to us in the week commencing 15th December. They have also advised us that they will be contacting those members who are awaiting the toolkit and currently have extensions with them, advising them that they will be granting a further extension to 31 January 2025.

In the meantime members are able to contact the Ombudsman at compliance@housing-ombudsman.org.uk and an extension can be arranged.   

posted 18 November 2024, updated 16 December 2024

2025 Awards

The 2025 Almshouse Association Awards are now open for submissions!

The Almshouse Association Awards celebrate the remarkable achievements of our member charities, highlighting their innovation, dedication and above all, the positive impact that almshouse living brings to residents’ lives.

Appleby Blue – 2024 Inspirational Homes Award winner. Photo credit: Philip Vile

We are pleased to announce that The Almshouse Association 2025 Awards are now open for submissions for projects completed in 2024.

Our Awards Panel is always filled with great anticipation at this time of year as we look forward to receiving your inspiring submissions of recently completed projects.

Girton Town Charity – 2024 Innovation for Living Award winner

Past entries have demonstrated an impressive breadth of accomplishments, from pioneering planning and financing solutions to exceptional collaborations with local authorities.

Projects range from the meticulous restoration of Grade I, II* and II listed properties to the thoughtful development of newer, more modest housing – all of which reflect the diverse ambitions and resources of our members.

Some almshouse charities undertake the creation of individual homes, while others manage larger-scale developments; each project offers valuable lessons and inspiration for our community.

Partis College – 2019 Gardens and People Award winner

The Awards not only serve as a platform to showcase the vitality and resilience of the almshouse movement, but they also help us build a catalogue of exemplary projects to inspire and guide others.

We encourage you to share your enthusiasm, energy, and ingenuity with us.

Don’t hesitate to tell us about your achievements, the challenges you’ve navigated, and the successes your hard work has brought to fruition.

Each submission is greatly valued and appreciated, and we thank you for your efforts in preparing and sharing your projects. We eagerly await your entries!

DEADLINE FOR SUBMISSIONS – 31 JANUARY 2025

Click here to access our dedicated awards pages – for tips and guidance, 2025 Submissions form, message from our Awards Chairman, Simon Pott and lots of project details on past award winners.

Mills Charity – 2018 Patrons Award winner
Poland Trust – 2023 Inspirational Homes Award winner

posted 18 November 2024

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