BBC Radio London: Nick Phillips on almshouses and London’s housing crisis

Association CEO, Nick Phillips highlights almshouses charities’ role in tackling London’s housing crisis

This morning, our CEO, Nick Phillips, spoke live from Appleby Blue Almshouse in Bermondsey on BBC Radio London.

Almshouse charities across the capital provide homes for over 2,000 Londoners, playing a vital role in supporting communities and addressing housing needs.

The success of Appleby Blue and similar almshouses highlights the important contribution of charities in helping to ease London’s housing crisis.

Listen here

See also: The London almshouse tackling loneliness at Christmas – BBC News

posted 16 December 2025

Policy & Governance update: December 2025

DECEMBER 2025: A summary of the latest UK Government policy changes and news.

1. Housing Qualifications – Competence and Conduct Standard

The Government has directed the Regulator of Social Housing to produce a standard for registered providers. The Government has directed that the standard must:

  • apply to senior housing managers and executives and service providers
  • have written policies setting out the model approach to learning and development, appraising staff, and managing poor performance etc.
  • adopt or develop an appropriate code of conducts for those staff
  • give tenants meaningful opportunities to influence and scrutinise the development of the policy, and decisions relating to the code of conduct, and ensure they are made accessible to tenants and kept up to date and fit for purpose
  • secure that their Senior Housing Executives and Senior Housing Managers have, or are working towards, a specified qualification, or type of qualification, in housing management and take steps to secure that Relevant Managers of their services providers also gain a specified qualification.

The standard will come into force in October 2026, with a transition period before all relevant staff must have or be working towards an appropriate qualification. The transition period is 3 years for large registered providers and their services providers (1,000 homes or more) and 4 years for small registered providers and their services providers (under 1,000 homes).

Most importantly, it sets out the criteria for who the standard will apply to. Following extensive engagement on behalf of the charity housing sector, The Almshouse Association is pleased to confirm that it will now, not apply to unpaid volunteers (trustees). Clerks and Wardens will also be exempt under certain circumstances – where they do not have direct management responsibilities. The Almshouse Association is preparing a toolkit for Registered Providers to assist with assessing if their staff are included.

For more information, please visit the Government website here.

2. Charity Commission Update

Dame Julia Unwin has been appointed as Chair of the Charity Commission from 1 January 2026.

The appointment, by the Secretary of State, is for a 3-year term from 1 January 2026 to 31 December 2028. Dame Julia Unwin’s appointment was endorsed by the Culture, Media and Sport Committee.

3. Autumn Budget

Chancellor Rachel Reeves delivered the Autumn Budget 2025 on 27 November 2025. Changes relevant to charities include:

  • a new VAT relief from 1 April 2026 for business donations of goods to charity and
  • the introduction of legislation to strengthen the charity tax rules on tainted donations, approved investments and non-charitable expenditure. 

Other housing related changes include the expansion of the Warm Home Discount Scheme to a further 3 million of the poorest households.

The Chancellor has also axed the ECO scheme and removed other legacy costs from bills, estimated to cut £150 from the average household energy bill from April 2026.

The Budget document can be viewed here and the wider collection of published materials here.

4. Financial Thresholds in Charity Legislation

The Government has published its response to the April 2025 consultation into financial thresholds in charity law. For existing charities:

  • the thresholds for preparing an annual return and filing an annual report and accounts with the Charity Commission will be retained at current levels;
  • there are increases for a number of accounting thresholds
  • there will be an increase to the daily/annual exception for professional fundraisers. 

The changes will require secondary legislation and is not expected to come into effect before 1 October 2026.  For new charities, the current registration thresholds of £5,000 (and £100,000 for excepted charities) will remain the same. Implementation of the changes will be accompanied by updated Charity Commission guidance in the new year.

see also: Charities Statement of Recommended Practice (SORP) | The Almshouse Association

Merry Christmas and a Happy New Year!

Thank you to everyone who has read our Policy and Governance updates this year. For any inquiries or support with policy and governance, please do contact Alice Morrey on alicemorrey@almshouses.org

posted 11 December 2025

Association attends Charity Commission AGM

News Update: The Almshouse Association attends Charity Commission AGM 2025

Nick Phillips, CEO of The Almshouse Association, attended the Charity Commission’s 2025 Annual General Meeting at the Royal Society of Arts in London on Tuesday 9 December .

The event brought together charity leaders, regulators and sector representatives to reflect on the past year and look ahead to the Commission’s priorities for 2026 and beyond.

Highlights from the Charity Commission AGM 2025

The AGM opened with a comprehensive address from David Hodsworth CEO of the Charity Commission, who delivered a strong overview of the past year’s regulatory activity and outlined the Commission’s future plans for strengthening governance, transparency, and public confidence in the charity sector. Key themes included:

  • Increased support for trustees, including new guidance and digital tools designed to simplify compliance and improve governance.
  • A continued focus on accountability and public trust, reinforcing the importance of robust reporting and responsible leadership.
  • Commitment to modernising regulatory systems, with improvements to the Charity Commission’s digital services aimed at reducing administrative burdens for charities.
  • Strengthening oversight and promoting good practice, particularly around financial resilience, safeguarding, and responsible fundraising.

Engagement with Sector Leaders

During the event, Nick Phillips met with several senior figures in the charity and regulatory community, including:

  • Mark Simms, Chair of The Charity Commission
  • David Holdsworth, CEO of The Charity Commission
  • Paul Latham, Policy Director of The Charity Commission
  • William Byrne and Nia Jones, Case Managers at the Commission
  • Gerald Oppenheim, CEO of the Fundraising Regulator
  • Sir Stephen Bubb, Executive Director of the Gradel Institute of Charity at New College, Oxford

These conversations offered valuable opportunities to discuss issues affecting almshouses, explore future collaboration, and raise awareness of the sector’s contribution to community wellbeing and supported housing.

posted 11 December 2025

Advocating for fair housing funding

On 3 December 2025, Nick Phillips, CEO of The Almshouse Association, attended the AGM and APPG on Housing and Care for Older People at the House of Lords.

The meeting underlined a growing shortage of suitable housing for older people across the UK and stressed that any National Housing Strategy must include targeted funding and planning measures to enable much-needed development, particularly of affordable homes for older residents.

Speaking on behalf of The Almshouse Association and the newly formed Charity Housing Alliance, Nick called for fair access to Homes England and Section 106 funding. He emphasised that many small charities and community-led housing providers are currently excluded from these opportunities simply because of their size, despite their vital role in meeting local housing need.

posted 4 December 2025

Historic Sherborne almshouse artwork sells for £5.2m to secure its future

BBC News and several other outlets have been reporting that an almshouse charity discovered one of its artworks is valued at £3.5m, which has now sold for £5.2m.

St John’s Almshouse in Sherborn, Dorset, a Grade I listed almshouse, with its history closely entwined with Sherborne Abbey and reaching back to the time of King Stephen, is now facing the painful necessity of parting with “a piece of the family silver”: a 15th-century painting of great historic value. The buildings, though cherished, have become financially unsustainable to maintain, placing their very status as functioning almshouses under real threat, with residents losing their homes.

Nick Phillips, CEO of The Almshouse Association, spoke with bittersweet clarity about the decision:

“It is profoundly sad that such a wonderful work of art must be sold. Yet these almshouses have offered refuge and dignity to people in need since the 11th century. They are not only part of our national heritage, but they also remain living, life-enhancing homes for some of the 36,000 residents we support across the UK. Unlike many historic buildings, almshouses are not museums; they are places of safety, warmth, and belonging for people in housing need. The cost of sustaining Grade I listed buildings is immense, but the cost of losing their purpose after centuries is far greater. Without this sale, these historic almshouses could cease to operate as homes, becoming a museum piece or private dwelling. The funds raised will enable the charity to build six new almshouses for local people facing housing hardship, ensuring that the spirit and purpose of this remarkable site endures.”

posted 3 December 2025, updated 4 December

Charitable Housing Leaders and Parliamentarians unite to tackle the UK housing crisis

November 2025: Charity leaders and parliamentarians convened in Westminster to explore how a more coordinated and collaborative approach can help address the UK’s escalating housing challenges. Bringing together representatives from across the charitable housing sector, the discussion centred on strengthening collaboration, enhancing recognition, and securing the support needed for charities to continue their vital work.

Key themes included the importance of ensuring that smaller housing charities operate within a fair and proportionate regulatory framework, as well as the need for a broader understanding of the sector’s unique contribution to community-led, affordable housing solutions.

Organised by The Almshouse Association and chaired by housing advocate Lord Best, the roundtable signals the start of a new chapter of partnership between charitable housing providers, policymakers, and regulators – strengthening the sector’s role in delivering homes where they are needed most.

“It is vital that we collectively maximise the opportunities in the charity sector to build more quality affordable homes. The winners, when we get this right, will be residents, communities and the state. Bringing together leaders from across the charity housing sector was a vital first step as we enter a new chapter of collaboration. Together, we will raise the profile of the sector and ensure its contributions are recognised, valued, and supported.” Nick Phillips

posted 27 November 2025

Panel of Consultants Networking

Celebrating the success of the inaugural Panel of Consultants Networking Morning

On Thursday 6th November, The Almshouse Association hosted its first Panel of Consultants Networking Event at The Charity of Elizabeth Jane Jones in Bedfont. The event brought together professionals from a wide range of disciplines, including architects and lawyers, for an inspiring and informative session.

Nick Phillips, CEO of The Almshouse Association, provided a full update on the movement and guest speaker Simon Smith, one of the Association’s Ambassadors, delivered a compelling presentation on the history of almshouses. Steve Melvin from Atelier Architects shared insights into the development of Ossulton Court in Uxbridge, and Tim Kenny, Trustee of The Poland Trust, discussed the creation of Poland Meadows in Brockham, Surrey, both sites having received prestigious Almshouse Association Awards.

We extend our sincere thanks to our distinguished guest speakers, whose expertise, generosity, and willingness to share their experiences made the event truly impactful. Their presentations offered valuable insights and practical takeaways for all attendees.

The Almshouse Association looks forward to hosting further Panel of Consultants Networking mornings in 2026.  If you are a Panel Member and wish to express your interest in attending, please contact: Susanbrooks@almshouses.org

posted 26 November 2025

Lord-Lieutenant visits Association’s new Windsor office

His Majesty’s Lord-Lieutenant visits The Almshouse Association’s new Windsor offices: A celebration of heritage and member community

On a crisp November morning, His Majesty’s Lord‑Lieutenant of the Royal County of Berkshire, Andrew Try, Esq., DL, visited our newly opened offices – Leonard Hackett House, at 19-21 Victoria Street, Windsor. He also toured the ‘Keep’, our secondary office space, leased to support the operations of the new premises.

His Lordship was particularly impressed by the almshouse movement timeline, a central design feature which will adorn the office walls. The wall displays will be a graphical celebration of the history of this enduring community-led housing model, featuring photographs, archival images, and a detailed UK map of almshouse locations for visitors to view and admire.

There will also be a Wall of Thanks dedicated to all our supporters who have contributed in some way over the past 80 years.

Throughout the visit, he commended the office’s thoughtful architectural design, highlighting its seamless integration of modern functionality with historical character. The tour underscored the innovative vision of the new workspace, which not only honours the organisation’s heritage but also serves as a dynamic hub where members can connect, collaborate, and engage with one another.

CEO of The Almshouse Association commented,

“The Chair, myself and the staff of The Almshouse Association were delighted to welcome the Lord-Lieutenant of Berkshire to our new offices in Windsor. After more than 50 years in Wokingham, a generous gift and legacy from former General Secretary Leonard Hackett enabled the Association to sell its small, outdated premises and relocate to a modern office in the heart of Windsor—just a short walk from Windsor Castle and our Patron, His Majesty King Charles.

During his visit, Andrew Try, the Lord-Lieutenant for Windsor and Berkshire, expressed his admiration for the work of the Association and its members, and kindly introduced us to several local charities with shared interests.”

posted 24 November 2025

Leonard Hackett with Mrs Hobbs at our old Billingbear offices in Wokingham

Our new office in Windsor, Berkshire, Leonard Hackett House, honour the late Leonard Hackett, the Association’s first General Secretary, who generously left his house and attached offices to The Almshouse Association in his Will.

Policy & Governance update: November 2025

NOVEMBER 2025: A summary of the latest UK Government policy changes and news.

1. Awaab’s Law Guidance

Awaab’s Law was introduced on 27 October 2025 through an amendment to the Social Housing (Regulation) Act 2023, in response to the tragic death of Awaab Ishak who died after being exposed to mould at his Rochdale home in December 2020.

In the wake of this tragedy, Awaab’s family has fought to secure justice, not only for their son but for all those who live in social housing. Awaab’s Law places strict time limits on social landlords who are regulated by the Social Housing Regulator to investigate and repair reported issues of damp and mould.

At the present time (October 2025), Awaab’s Law applies to Registered Providers in England only. The Almshouse Association supports the principle in all cases of providing warm, safe homes for our residents; however, following extensive engagement with government officials, we can confirm that almshouse charities that are Registered Providers in England (along with almshouse charities that are not Registered Providers) are exempt from the requirements of Awaab’s Law. This exemption recognises the distinct legal and operational status of almshouses, where residents occupy their homes under licence rather than tenancy agreements – and can be seen in the guidance produced by the Government below:

1.5 Which type of housing does Awaab’s Law apply to?  
Awaab’s Law does not apply to temporary accommodation, supported accommodation, or other housing that is occupied under a licence. [taken from Awaab’s Law: Guidance for social landlords – Timeframes for repairs in the social rented sector]

The Almshouse Association is reviewing and, where applicable, updating its policies for all member charities on damp, mould and other housing hazards to ensure residents continue to live in safe, well-maintained homes. These policies will reflect the charitable nature, size and governance of almshouse charities, while maintaining high standards of accommodation and care.

2. Company law

If member charities are registered with Companies House, members will soon need to verify identities on their platform. Identity verification for directors and people with significant control (PSCs) will be mandatory from 18 November 2025 and will be phased in over 12 months.

Recently, Companies House published a new blog on identity verification for directors and people with significant control (PSCs), which should help you understand how this will work. The blog explains the different ways relevant members can verify their identities.

The Companies House register will be updated on 18 November 2025 to show the due dates for each role a member might hold. Companies House is encouraging all directors and PSCs to verify their identity as soon as possible.

3. Charity Governance Code

An updated version of the Charity Governance Code was published on 31 October.

The Code sets out eight universal principles of governance for charities to consider and helps to shape a common view of what good looks like.

Each of the principles describes what to expect to see (with 41 outcomes in total) to show how the charity’s governance is working well.

Within the updated version of the code, members will find behaviours, policies, processes and practises and evidence of good governance for each of the principles.

4. Charity Finance

The Charity Commission has made a few minor updates to its Trustee Finance Toolkit, changing some of the links to pieces of guidance.

  • They have also updated the charity SORP (Statement of Recommended Practice). This includes new tiers and requirements for how charities should report dependant on size. These include:
    • New requirements for how charities should report on certain types of income and lease arrangements. The SORP now includes charity sector specific examples to assist charities in applying new requirements introduced by the Financial Reporting Council’s update to Financial Reporting Standard 102.
    • Three new tiers for greater transparency. Tier 1 – for charities with income up to £500,000, Tier 2 – for  charities with income between £500,000 – £15 million and Tier 3 – for charities with income above £15 million.
    • Refreshed Trustees Annual Report requirements, with further guidance on financial reserves and plans about the future.
    • Updates to how charities should account for social investments.
    • Easier to understand requirements for reporting provisions and contingencies.

The changes will take effect for accounting periods starting on or after 1 January 2026.

posted 5 November 2025

New online training courses

Head over to our Online Training page to explore 12 new online training opportunities that are now live on our training platform!

🌿 Featured Course: Dementia Awareness
Gain a deeper understanding of dementia — including its signs, symptoms and types — plus insights into the impact on individuals and communities, the role of carers and employers, and practical guidance on living well with the condition.

💡 Also available – 11 new skills guides:

  • Active Listening • Budgeting • Communication • Decision Making • Delivering Bad News • Effective Meetings • Leadership • Organisation • Project Management • Sexual Harassment Awareness • Writing Effective Emails

All courses are free for members and included in your TAA membership — and all our existing online courses remain available to you too!

  • An Introduction to Almshouses • Cyber Security Awareness • Social Media Awareness • GDPR UK essentials • Safeguarding Vulnerable Adults • Legionella; • Health and Safety • Fire Awareness • Risk Assessment • Mental Health Awareness

➡️ Click here to access!

posted 17 November 2025