Raising the roof at Lady Lumley’s Almshouses
The Almshouse Association provides financial support to member charities for the development of new almshouses and also for those facing significant repair and maintenance challenges, through grants and interest-free loans. This support can help almshouses address urgent works while protecting the quality, safety and security of residents’ homes.
Lady Lumley’s Almshouses in North Yorkshire needed urgent work after extensive water damage was found across the roofs of its 12 homes. Water was seeping through the roof seams, causing damp and eventually leaking into residents’ homes.
The project involved re-roofing all 12 almshouses and making good the internal damage caused by the leaks. To help the charity undertake this essential work, The Almshouse Association provided a £75,000 interest-free loan, helping to ensure that residents’ homes could be protected and restored.
A legacy of care at Lady Lumley’s Almshouses
For 370 years, Lady Lumley’s Almshouses Trust has been at the heart of the community in Thornton le Dale, North Yorkshire, providing safe, affordable and dignified homes for older people and those experiencing financial hardship or requiring additional physical or emotional support.
Founded in 1656 by the philanthropist Viscountess Lumley, the Trust manages twelve self-contained almshouses within a Grade II listed building in the heart of the North York Moors National Park. The almshouses are more than historic buildings—they are permanent homes that will continue serving the local community in perpetuity.
Modernising historic homes
In 2014, the Trust undertook an ambitious programme to modernise the almshouses. The project created bright, accessible kitchens and living spaces, installed wet rooms and underfloor heating, and improved the overall standard of accommodation while carefully retaining the buildings’ historic character.
Some of the project funding was sourced through a grant, partnered with Ryedale District Council and Broadacres Property Developers, the rest was in the form of a mortgage taken out by the Trust. Due to the grant, the project management had to be overseen by a company agreement (Braoadacres) as part of the grant terms.
Unfortunately, the project did not deliver the quality that had been expected, mainly due to the principal building contractor entering receivership within months of work commencing, creating significant challenges for the project.
Although practical completion was achieved in late 2014, defects soon became apparent. Initial concerns were raised with the building management team following completion and whilst initially they agreed to some minor works, no responsibility could be legally endorsed for the continually worsening issues.
Over time, water ingress caused extensive deterioration to the roof structure, damaging roof timbers, internal electrics, plasterwork and decoration throughout the properties.
The Trust’s Quinquennial Inspection in June 2023 confirmed the severity of the situation. The report concluded that the damage to the replacement roof had become so extensive that repair was no longer viable. The only practical solution was to completely replace the roofs with a redesigned roof structure across all twelve almshouses.
The ceiling was removed to reveal the extent of the water ingress caused by leaks around the rooflight.
Residents Chris and Ruth make their first site visit, accompanied by Trustees Adrian Hamilton and Rebecca Hetherton, to see the progress of the works.
Scaffolding was erected along the full length of the twelve almshouses, providing access for the removal of the failing zinc roof and the reconstruction of the roof with an increased pitch.
“Raising the Roof”
Faced with a major conservation and construction project, the trustees launched the “Raise the Roof” appeal.
An experienced professional team was assembled, with Bramhall Blenkharn Leonard appointed as architects and project managers, Cooper & Hall acting as Quantity Surveyors, and Barnside Developments delivering the construction works.
Funding such a significant project presented a major challenge for a small charitable trust. The trustees secured a loan of £550,000 from Charity Bank, complemented by a £75,000 interest-free loan from The Almshouse Association. This support was instrumental in enabling the project to proceed when it was most needed.
Alongside this financial support, the trustees launched an ambitious community fundraising campaign. Through local events, donations and the generosity of individuals, businesses and supporters, more than £40,000 was raised. The response demonstrated just how highly Lady Lumley’s Almshouses are valued within the local community.
Putting residents first
While replacing the roofs was technically challenging, the trustees’ greatest priority was the welfare of the residents.
Project Manager inspects progress from the scaffolding.
The gardens were carefully cordoned off throughout the project to protect them.
A view from the roof, highlighting the scale of the restoration works.
At the start of the project, nine elderly residents needed to be temporarily rehoused while the work was carried out. Many had lived in the almshouses for years and relied on the security, familiarity and support of their surroundings. The prospect of leaving their homes, even temporarily, was understandably unsettling.
The trustees were determined that no resident should suffer financially as a result of the essential building works. Every aspect of the move was fully funded by the Trust, including temporary accommodation, removal costs, storage, utility bills, postal redirection and all associated moving expenses. This commitment ensured that residents could focus on their wellbeing rather than worrying about the financial impact of being displaced.
The cost of rehousing residents amounted to approximately £90,000, representing a significant investment by the Charity to ensure every resident remained safe, comfortable and financially unaffected throughout the project.
Working with local partners, suitable temporary accommodation was secured for every resident. Throughout the five-month programme, the trustees also organised regular monthly social gatherings, enabling residents to stay connected, maintain friendships and continue to feel part of the Lady Lumley’s community despite living in different locations.
Delivering a complex heritage project
Replacing the roofs of 12 Grade II listed almshouses within a conservation area required careful planning, specialist expertise and close collaboration between the project team, contractors and statutory bodies.
The existing roofs were completely removed, exposing the living and dining areas below. The fitted kitchens were carefully enclosed to protect them from the weather and construction works.
Key elements of the project included:
- Securing Planning Permission and Listed Building Consent through the North York Moors National Park Authority, ensuring all works respected the historic character of the buildings.
- Undertaking the entire programme during the winter months, when poor weather presented a significant risk to both the construction programme and the exposed buildings. Despite these challenges, the project remained on schedule throughout. The work was phased by removing the roofs from just three properties at a time. Temporary weatherproof coverings were installed immediately to keep the buildings watertight while the new roof structures were constructed.
- Removing the defective roof structures in their entirety and installing new structural timbers to provide a robust, long-term solution.
- Increasing the roof pitch to improve water run-off and eliminate the issues that had affected the previous design.
- Removing the original roof overhang, which had contributed to the earlier design failures.
- Re-roofing all 12 properties in zinc, providing a durable, high-quality roofing system.
- Removing the problematic Velux rooflights previously installed in the hallways and bathrooms, which had proved to be a major source of water ingress. These were replaced with discreet, energy-efficient LED ceiling panels, providing excellent lighting while eliminating future maintenance and weatherproofing issues.
- Replastering, decorating and recarpeting the 12 properties.
The original project budget was £700,000 (including VAT). Construction costs were initially estimated at £450,000, but increased to £485,000 following agreed improvements, including upgraded lighting, replacement carpeting and decoration, together with additional repair works to two chimneys uncovered during construction. These additional costs were successfully accommodated within the project’s built-in 10% contingency allowance.
Further expenditure included professional fees for the architects, project managers, Quantity Surveyors and Building Control, together with the £90,000 cost of rehousing residents and associated moving expenses.
Led by the Project Manager, monthly progress meetings were held with the contractors, architects and Quantity Surveyors to review progress, monitor costs, discuss any necessary variations and undertake site inspections. In addition, the trustees established a dedicated Project Focus Group comprising three trustees, enabling decisions to be made quickly and ensuring the project remained on programme.
Through careful planning, excellent project management and strong collaboration between the professional team, contractors and trustees, the project was delivered safely, on time and within budget, securing the long-term future of Lady Lumley’s Almshouses.
A successful outcome
Work commenced in January and was completed in mid-June, exactly as planned and within budget.
The new roof provides a secure, weatherproof and sustainable future for all 12 homes while preserving the historic character of this important Grade II listed building.
Welcome Home! Residents, Trustees, contractors and supporters gathered to celebrate the successful completion of the project with a special afternoon tea.
Residents Judith, Roz and Ruth enjoying the celebration afternoon tea.
Residents, Trustees, contractors and project supporters celebrate the completion of this major restoration project with an afternoon tea.
This achievement would not have been possible without the collaboration and commitment of many organisations, professionals and supporters. In particular, the trustees are deeply grateful to The Almshouse Association for its £75,000 interest-free loan, which provided vital confidence and financial support at a critical stage of the project.
The trustees would also like to recognise the extraordinary support of the local community, whose generosity and fundraising efforts helped raise more than £40,000 towards the project, demonstrating the affection and value placed on Lady Lumley’s Almshouses.
The Almshouse Association was delighted to support this project through its grants and loans programme, helping to ensure that another historic almshouse can continue its long tradition of providing homes and communities for those who need them most.
We would like to thank all the people and organisations who so kindly donate to The Almshouse Association and 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 2025, £1,198,500 was approved in new loans and grants totalled £50,000. 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.
posted 23 September 2026