CASE STUDY: The Charity of Sir Thomas and Lady Kytson

If a charity does not have sufficient funds to carry out necessary works to their almshouses or support their plan to provide more almshouses for people in need in their area, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

The Almshouse Association provided the Charity of Sir Thomas and Lady Kytson in Suffolk with a £25,000 grant and £29,000 loan to support the thermal upgrade and general renovation of their three almshouses covering external doors, chimneys/fireplaces, roof void insulation, lime rendering walls, timber frame repairs, electrics, plumbing and thatching.

The Charity writes:

“Twenty years ago the Guildhall Feoffment took over administration of three charming, thatched cottages which formed part of the Tudor estate of Hengrave Hall and had been dedicated as almshouses some time probably in the 19th century.

Our Kytson Cottages, each around 350 years old, combine historic charm with the welcome and security of traditional almshouses. A recent programme of sensitive renovation has ensured that the cottages remain not only beautiful, but warm, healthy and fit for the future.

The work at Kytson Cottages has achieved our goals of careful conservation, use of traditional skills and modern technology, and will now secure the future of our historic homes for generations to come.“

Background

Kytson Cottages relied on electric storage heaters supplemented by open fires. With thin doors, no wall insulation and one chimney in poor condition (leading to two condemned fireplaces), residents regularly reported being cold in winter despite high energy bills.

Scope of Works

The Property Committee commissioned a survey to identify ways to improve thermal efficiency and provide warmer, more comfortable homes. Carter Jonas recommended:

  • Doors: Replacement with insulated, better-fitting doors
  • Wall Insulation: Installation of insulation panels
  • Fireplaces: Renovation and installation of stoves, including chimney adjustments
  • Exterior: Removal of concrete render, application of lime render and pargetting
  • Electrical: Installation of high-heat-retention (HHR) radiators and optical smoke/CO₂ detectors
  • Plumbing: Removal of cold-water tanks and installation of pressurised cylinders
  • Thatch: Ridge renewal planned in ~3 years

The Committee prioritised urgent works first, deferring the thatch and plumbing works for a later date. EPC modelling shows the cottages achieving a “C” rating once all the radiators are upgraded.

Listed building consent

Thurlow Architects submitted a Listed Building application, which was granted on 8 May 2025, with conditions relating to the fireplaces and pargetting.

Project approach and costs

To maximise value, individual contractors were engaged rather than adopting a turnkey solution, with Guildhall Feoffment coordinating logistics, site facilities, and health & safety. Feoffee and builder, Graham Mothersole was an invaluable source of expertise and information, providing essential guidance and contacts.

Where possible the Charity specified sustainable and natural building materials and invested in local craftspeople to provide bespoke fittings and finishes, which have preserved and enhanced the integrity of the buildings in their prominent village setting.

Estimated cost: £120,000 (or £100,000 excluding the plumbing and thatching). Pellet stoves were chosen over wood-burning stoves for safety, sustainability, and convenience.

Funding

As at 31 December 2024, Kytson Trust had available funds of circa. £70,000 (£53,000 investments, £16,000 cash) and with annual outgoings of around £15,000, this left a funding shortfall of £55,000.

Funding solutions:

  • Grant of £25,000 from The Almshouse Association
  • Interest-free loan of £29,000 from The Almshouse Association
  • £40,000 of Kytson Trust investments realised

Completed works (by end of 2025)

  • Electrical: All the internal works including new radiators, optical heat, smoke and CO₂ detectors (fully certified)
  • Plastering & Insulation: Concrete render removed; lambswool and Hereklith insulation installed; lime render and pargetting completed with Heritage Officer approval
  • Doors: Seven new insulated doors installed
  • Fireplaces: Wood pellet stoves installed, fireplaces renovated and new hearths added.

The final cost slightly exceeded estimates by £4,000, largely due to heritage-related plastering requirements and additional insulation. Savings were made with the hearths which were donated by Mothersole Buildings and Opulence Stoves agreed to ‘donate’ the additional work required in reinstating the fireplaces.

Future work & funding

Kytson Trust reserves will be around £30,000 – 40,000 post-project. Further works (thatch and plumbing) will require rebuilding reserves through WMC increases and/or fundraising. The Almshouse Association recommended reviewing WMC levels in 2026, based on Valuation Office guidance.

Residents’ feedback

Residents are delighted with their warm, comfortable homes and take pride in the improved appearance of the cottages.

The grant and loan from The Almshouse Association was crucial in enabling the Charity to make essential repairs and improvements to ensure they continue to provide affordable housing in the local area for people in housing need.

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 February 2026