Phase 1, Part 2

The Frances Geering Almshouse Charity in Harwell, Oxfordshire received a £50,000 loan from The Almshouse Association to support the required works to reduce significant damp problems. This included a new drainage system, double glazed windows and the re-plastering of internal and external walls with lime based materials.

In May 2024, the Charity shared with us Part 1 of Phase 1 of their two-phase project. We are now pleased to confirm that, with the completion of this Part 2, Phase 1 is officially complete.

Project overview

The Frances Geering Almshouses, a Grade II* listed building over 300 years old, recently underwent significant renovations aimed at reducing longstanding damp issues. This was Phase 1 of a two-phase restoration effort initiated after a Quinquennial review by the trustees.

Funding and budget

  • Saved Funds: £50,000 saved over 10 years
  • Loan from The Almshouse Association: £50,000 (interest-free)
  • Additional Fundraising: Contributed to closing the budget gap
  • Estimated vs Actual Costs:
    • Estimated: £120,000
    • Final Cost: Approximately £140,000

Key renovation works completed

1. Drainage and Water Management

  • Installation of independent foul and storm water drainage systems
  • New soakaway constructed
  • Patios and paths ripped up and re-laid to accommodate new drainage
  • Gravel strips added between building and paths to aid breathability
  • Use of gravel grids and shingle to allow water runoff and easy access for wheelchairs

2. Exterior Upgrades

  • New cast aluminium gutters and downpipes
  • Removal of old cement render; replaced with lime mortar
  • Full re-rendering of external walls
  • Repainting of all external woodwork

3. Interior Improvements

  • Installation of Landvac double-glazed sash windows with Bathstone sills
  • Internal wall insulation using Gutex wood fibre
  • Breathable plaster and paint applied throughout
  • Interior completely redecorated
  • New carpet and vinyl flooring installed

4. Structural Stabilisation

  • Unexpected discovery of shifted brickwork after plaster removal
  • Structural reinforcements:
    • Steel rods inserted
    • Partial oak beam replacements
    • Steel straps to secure walls and ceilings

Additional enhancements

Heating System

  • Replaced 30-year-old radiators with modern efficient models
  • New pipework installed and boxed in

Woodwork

  • Skirting boards replaced due to woodworm
  • Curtain pole fixing points added

Electrical Work

  • Additional wall sockets installed, positioned higher for accessibility

Resident relocation and impact

Temporary relocation

  • Resident moved to local accommodation for five months

Post-renovation benefits

  • Warmer home
  • Lower heating bills
  • No signs of damp to date

Project Management

Team structure

  • A sub-committee of two trustees and the clerk managed the project
  • Regular site visits and trustee updates ensured smooth execution
  • Major decisions were referred to the Chairman

Contractors and partnerships

  • Three main local companies were employed for key works
  • Smaller local businesses handled supplementary tasks
  • Good relationships with contractors contributed to quality outcomes

Challenges and Learnings

Grant application setbacks

  • Multiple applications for grants were unsuccessful
  • Primary reason: Small number of beneficiaries (only two residents)

Fundraising initiatives

  • Registered with HMRC for Gift Aid on donations
  • Set up a GoFundMe page for online donations
  • Collaborated with local events for donation proceeds

Looking Ahead: Phase 2

Scope of Phase 2

  • Roof and gully structural repairs
  • Brickwork re-pointing

Status

  • Pending fundraising success
  • Planned once adequate funds are secured

Acknowledgments

A sincere thank you to The Almshouse Association for their generous £50,000 interest-free loan. Their guidance and support were instrumental throughout the planning and execution of the project.

We would like to thanks all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or leave gifts in their Wills. Without their generosity, we would not be in a position to help support almshouse charities with their renovations and new builds.

The Almshouse Association awards loans and grants to our member charities every year. In 2024, £813,667 was approved in new loans and grants totalled £60,000. Charities pay no interest on the loans, just a small administration fee. As they make repayments on the loans over a ten-year period, the Association can continue to offer loans to charities year after year, meaning that your donations continue to support almshouses and their residents in perpetuity.

If you are interested in making a donation to The Almshouse Association or leaving a gift in your Will, please do visit our Support Us pages here.