Celebrating community, care and diversity at The Finchley Charities

Across the country, almshouse charities offer safe, supportive and welcoming homes for people in housing need. In this article, Almshouse Association Ambassador Simon Smith shines a spotlight on The Finchley Charities in Barnet, London — the almshouse charity where he previously served as Chairman — and shares why he believes it is truly special. Let Simon explain…

“A heritage of care
The Finchley Charities is the largest almshouse provider in the London Borough of Barnet, with a proud history dating back to 1488. Today, it offers 174 almshouse units across three sites, welcoming men, women and couples aged 55 and over. While its foundations are historic, the Charity continues to grow and innovate, ensuring residents receive both excellent housing and a vibrant community life.

A focus on community and connection
What sets The Finchley Charities apart is its commitment to fostering genuine connections and a sense of belonging. Each scheme boasts its own Community Hall, hosting a wide array of activities, from art classes, bingo, quizzes, bridge and knitting, to crochet, sewing and a repair club. Regular coffee mornings and monthly free lunches are also offered through their partnership with FEAST With Us, which teaches nutrition and cookery skills via the Healthy Eating on a Budget programme. Some activities are organised by the Charity, others led by residents themselves, all designed to encourage interaction and inclusion.

Engaging beyond the almshouses
Residents are actively encouraged to participate in wider community volunteering, supported by links with local schools, organisations and projects. Highlights include carol performances by nearby primary schools, a Peer Support Project with Barnet African Caribbean Association and a community allotment initiative with Oak Lodge Special School.

Reflecting the rich diversity of Barnet, the Charity celebrates cultural and religious events including Hanukkah, Eid, Diwali, Nowruz and Black History Month. Community Halls also host informative sessions with local organisations such as the Community Police, Age UK and local law firms offering talks on wills, probate and lasting power of attorney.

Listening to residents
The Charity’s Senior Leadership Team, alongside Sheltered Housing Officers, regularly host ‘Resident Roadshows’, visiting each site to discuss concerns and plan future events.

CEO Carmel Miedziolka emphasises:

“We are committed to working alongside residents to improve services and strengthen local communities. We listen, act on feedback, and aim to develop a harmonious environment where everyone feels safe, secure, and included.”

Feedback is gathered through surveys and resident meetings, ensuring all voices are heard. Minutes and survey results are made available to residents, reinforcing transparency and inclusivity.

Strong governance, resident involvement
The Charity benefits from a wealth of trustee expertise across diverse disciplines. Trustees actively support staff and the Charity’s operations, with sub-committees such as the Health and Safety Committee, including resident members – after all, who better to advise on matters affecting day-to-day life? Co-opted trustees also bring additional skills and independent perspectives to strengthen governance. New trustees meet residents as part of their induction, embedding inclusivity at every level.

At The Finchley Charities, outstanding housing, vibrant community life and resident engagement come together to create a truly exceptional home for older people—one where every individual can thrive.”

Do you have an almshouse story to tell? We’d love to hear it and share how your charity is making a difference.

posted October 2025

Active Listening online training

NEW!!

Short form library | 10 mins | CPD accredited

This Active Listening Training course has been designed to help users gain an understanding of what active listening is, why it is effective, and what can be done to improve this skill.

Learning outcomes

Understand what active listening is
Understand the benefits and rewards of practising active listening
Be ready to take your new active listening knowledge and put it into action

This training course is broken down into 2 sections

Section 1: Looks at what active listening is and why its important
Section 2: Covers a range of actions to help the user become an active listener

Active Listening Certificate

The course ends with a multiple choice test to measure your knowledge of the material and a printable certificate which includes your name, name of course taken, pass percentage, date of completion and accreditations by recognised authorities.

To access your course

When you click the below login button, you will be taken through to the Training login area.
Type in your email address to log in, select the course you want to complete and follow the onscreen instructions.

NOTE – If this is the first time you have logged into the iHasco Online training area, you will be asked for your name, the name of your charity and Almshouse Association membership number. Please type in your first name and last name as you would like them to appear on your certificate.

Budgeting online training

NEW!!

Short form library | 17 mins |

Learn what budgeting is and how to manage it effectively.

Learning outcomes

Know what budgeting is
Understand how to create a budget
Know how to manage an effective budget

Budgeting Certificate

To access your course

When you click the below login button, you will be taken through to the Training login area.
Type in your email address to log in, select the course you want to complete and follow the onscreen instructions.

NOTE – If this is the first time you have logged into the iHasco Online training area, you will be asked for your name, the name of your charity and Almshouse Association membership number. Please type in your first name and last name as you would like them to appear on your certificate.

An unforgettable day to celebrate home, heritage and hospitality

Bedford, Morison and Cordery Almshouses, Watford, founded in 1580

In June 2025, the Bedford, Morison and Cordery Almshouses in Watford, hosted a spectacular garden party to celebrate the refurbishment of their gardens, the unveiling of a blue plaque marking their long history, a bespoke sculpted birdbath, and the presentation of three bursaries from the Dame Mary Morison Apprenticeship Trust to local care leavers.

The event not only celebrated the almshouses’ rich heritage but also promoted their values of Home, Heritage and Hospitality, helping the wider Watford community appreciate the importance of almshouse living for older residents.

Guests of honour included Luther Blissett OBE, Deputy Lord Lieutenant of Hertfordshire, who unveiled the blue plaque; Nicholas Buxton, High Sheriff of Hertfordshire, who unveiled the birdbath; and other local dignitaries such as Watford Mayor Peter Taylor, former County Council Leader Richard Roberts, Chief Inspector Andy Wiseman, and Steve Marmion, CEO of Watford Palace Theatre.

Residents and visitors were warmly welcomed by Kay, a remarkable resident who turned 102 (above centre photo) in August, and Felicity Evans MBE, Chair of Trustees.

The birdbath, created by a local sculpture group, symbolises the eight women for whom the almshouses were originally built. The homes have been continuously occupied since 1580, a remarkable testament to their enduring purpose.

The newly refurbished gardens, beautifully curated by the Sunnyside Rural Trust, provided a stunning backdrop for the celebration. Guests enjoyed a relaxed afternoon tea, generously catered by Dallings of Kings Langley, while residents, families and friends came together in the spirit of community.

For centuries, almshouses have offered comfort, safety and companionship for older people. In today’s world, their blend of heritage, home and humanity continues to shine brightly in Watford.

Photography: Andrew Lalchan Photography and Steve Danzig Photography

👉 Learn more: www.watfordbmcalmshouses.org.uk

posted October 2025

Looking after yourself this winter

As winter approaches, it’s important to take steps to stay warm, healthy and financially secure. Here’s a quick guide to help you and your residents prepare. A printable PDF is also included if you’d like to share it.

1. Get your winter vaccinations

Flu and COVID-19 cases tend to rise in winter, so getting vaccinated is key. You may be eligible for a COVID-19 booster if you’re over 75, live in an older adult care home, or have a weakened immune system. You’re entitled to a free flu jab if you’re over 65, a carer, have certain long-term health conditions, live with someone immunocompromised, or are in long-term care. Ask about the pneumo (pneumonia) and Shingles vaccines when you get your flu jab.

2. Keep your home warm

Try to heat the rooms you use most to around 18°C.

Close doors and unused rooms to save energy.
Keep curtains open during the day for natural warmth and closed at night to block draughts.
Rugs on hard floors and hot water bottles can help retain heat. (Never use a hot water bottle with an electric blanket).

3. Prevent the spread of germs

Wash hands regularly with soap and water. Catch coughs in tissues, consider wearing a mask in busy places, and ventilate indoor spaces when possible. Keep hand sanitiser with you while out.

4. Dress for the cold

Layer clothing to trap heat. Wear hats, scarves, and gloves when outside, and opt for warm nightwear and slippers indoors. Keeping your whole body warm helps maintain circulation, especially to hands and feet.

5. Check your finances

Winter can be costly. Make sure you’re claiming all the benefits you’re entitled to. Use a benefits calculator to check your eligibility and find support schemes for heating and energy bills. See on our website: External Funding and Assistance Programmes

6. Be prepared

Stock up on food, water, cold and flu remedies, and any regular medications in case bad weather prevents you from going out. A torch with spare batteries is useful during power cuts.

7. Keep moving
Staying active helps you stay warm and maintain strength. Try not to sit for more than an hour at a time.

If walking is hard, try chair exercises, or simply move your arms, legs, and toes. Find activities that feel safe and comfortable for you.

If you’re unsure where to start or have a long-term condition, seek guidance on safe ways to stay active

8. Stay safe outdoors

Wet leaves, ice, and snow increase the risk of slips and falls. Wear shoes with good grip and keep grit or salt on hand for paths. Ask neighbours for help clearing walkways if needed.

9. Eat Well

Try to keep a routine with regular meals, even if preparing food feels difficult.

Warm foods and drinks: Soups, stews, and hot drinks help keep you warm—aim for at least one hot meal a day.
Balanced diet: Include a variety of foods, with fruit and vegetables daily (fresh, frozen, or tinned). Keep basic supplies at home in case you can’t get to the shops.
If appetite is low: Eat whatever you can manage—even a small treat is better than nothing. If you’re losing weight without trying, make sure you let your doctor know.
Vitamin D: Important for bones, teeth and muscles. In winter, sunlight may not be enough, so ask your doctor if a supplement is right for you.

By following these tips, you can stay warm, well, and financially secure throughout the winter months.

Source: AGE UK

posted 28 October 2025

New Book Release: William Sevenoke and His Almshouses

The Sevenoaks Almshouses came into existence in the early fifteenth century. They were established by William Sevenoke, who served as Mayor of London in 1418. Sevenoke is believed to have been a foundling, discovered in the town of Sevenoaks in the late 1300s who rose to become a wealthy merchant and civic leader in London. He was an Alderman, Warden of the Grocers Livery Company and MP for London.

On his death in 1432, Sevenoke left money to establish a grammar school and almshouses for 20 men and woman ‘in greatest want’. The original almshouses were replaced in 1732 by the present building now known as Sevenoaks Place, which was based upon designs by the Earl of Burlington. It is considered of historic importance and is Grade II* listed.

The Sevenoaks Almshouses have offered nearly 600 years of housing for older people with limited means and this newly published book tells the inspiring story of its founder William Sevenoke. The book, written by Mike Bolton, Chairman of the Sevenoaks Almshouse Trustees, follows the almshouses’ journey from their 15th-century origins, through architectural and social changes, to the present day. It’s the first full account of this enduring charitable legacy.

Available now at: www.sevenoaksbookshop.co.uk

Photo credit: The Sevenoaks almshouses

Royal Visits

Celebrating Special Occasions with Royal Support

A Royal visit is a truly special occasion, one that can make milestones and celebrations within your charity even more memorable. These visits offer a wonderful opportunity to highlight the remarkable work you do and to celebrate significant achievements in your community.

We are deeply grateful for the support of our Royal Patrons and are committed to nurturing long-standing partnerships with the Royal Households for the benefit of all our members.

Thanks to our strong relationships with the private offices of our Royal Patrons, we are able to ensure they can focus fully on the visits and events they are able to attend. This careful coordination helps to make each Royal visit a meaningful and memorable occasion for everyone involved.

Should your charity wish to host a Royal visit, our established protocol with the Royal Households is for members to contact us as the first step. An initial discussion with you helps determine the most suitable way for a Royal visit to enrich your event, while guiding you in crafting an occasion that seamlessly embraces this unique honour.

Following this conversation, we gather the details of your request, your potential event plan and a range of possible dates. All requests are then discussed with the Royal Households during our annual review meeting, where requests are considered that complement their calendars for the coming year.

We recommend contacting us as early as possible, ideally up to 12 months in advance, to maximise the likelihood of a successful visit. Once a visit has been agreed in principle, we liaise with you to confirm the dates offered by the Royal Household and, where possible, secure a date in your diary.

Royal visits are a collaborative effort between The Almshouse Association, your charity, and the Lord Lieutenant’s office, with all parties maintaining close communication throughout the process.

To discuss your plans or learn more about organising a Royal visit, please contact Gerry Harmon, PR & Engagement Manager, at gerryharmon@almshouses.org.

We thank you for your support in following this process and look forward to helping you create truly memorable celebrations with the support of our Royal Patrons.

Please note: Our Royal Patron and Royal Vice Patron are not available for fundraising events.

posted 23 October 2025

2026/27 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 its 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 consider 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 2025 was 3.8% and hence the maximum WMC increase for the period 1 April 2026 to 31 March 2027 is 4.8%.

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 2026/27 can be accessed via the below links:

posted 22 October 2025

In Memory of Christopher Ray

We were deeply saddened to learn of the passing of Christopher Ray, Chairman of The Frederick Ray Trust. His loss is felt profoundly — both by his family and by all within the almshouse movement.

Christopher’s company was always a joy, his wisdom generous and freely shared. We remain truly grateful for all he did to champion almshouses and enrich the lives of their residents. It was a privilege to have known him, to share conversations about his thoughtful vision for almshouses, and to hear his fond recollections of the Trust’s long and remarkable family history.

The almshouse community is immeasurably poorer without Christopher’s warmth, humour, and tireless enthusiasm. He will be greatly missed and long remembered with admiration and affection.

Among the obituaries Christopher left behind was one he wished to see published with us. It is our privilege and honour to share his words here:

Chris Ray died at the age of 66, after a brave journey with Prostate Cancer for over 12 years. He became a trustee at the age of 22 in 1982, serving for 43 years, the last 10 of which were as Chairman. In the summer of 2024 he presented to the guests at The Almshouse Association seminar at Charterhouse in London, describing the establishment of the charity, by the Will of his grandfather Frederick, for the benefit of his retired employees in 1945.

During his time as a trustee, the properties at Rays Close grew from six to eighteen. In May 2018 there was a church service in Bedford, followed by tea on the lawns of Rays Close, and the unveiling of a sculpture by the Deputy Lord Lieutenant. This was to commemorate 100 years since the death of Frederick Lee Ray of the First Bedfordshire Regiment, in whose memory the charity was established.

The next generation of family trustees are already in place, with his daughter Phoebe succeeding him as Chairman. It is a duty that is willingly undertaken to honour both the settlor and his son, who made the ultimate sacrifice in 1918. Chris’s experience and knowledge will be greatly missed.

21 October 2025

Rethinking affordable, community-led charitable housing

Appleby Blue, United St Saviours Charity – RIBA Award Winner

Congratulations to Appleby Blue: A triumph for modern almshouses!

Appleby Blue has won the RIBA Stirling Prize, the UK’s most prestigious architectural accolade. The Royal Institute of British Architects (RIBA), founded under a royal charter in 1837 and recognised internationally, champions design excellence and innovation. This award celebrates Appleby Blue’s success in combining stunning architecture, social purpose, and economic impact, setting a new benchmark for sustainable, transformative housing.

Almshouses are making a powerful comeback. For over a thousand years, they have blended design with altruism, creating homes that foster dignity, connection, and belonging. At their best, they are civic architecture at its finest, an exemplar model of community-led housing.

Momentum is growing. New almshouse charities, including one in Budleigh Salterton, Devon, show this historic model thriving today. More than just homes, they are in-perpetuity legacies, sustainable, community-led housing designed to serve generations.

Appleby Blue proves that architecture with social purpose can be beautiful, enduring, and transformative, demonstrating that almshouses are not just a link to the past, but a vital solution for the future.

Nick Phillips, CEO of The Almshouse Association, explores why almshouses are experiencing a modern revival…

“The remarkable news that one of our flagship almshouse member charities, United St Saviours Charities has won the internationally recognised RIBA Stirling Prize for their flagship almshouse Appleby Blue, has once again placed community-led charitable housing firmly in the spotlight.

You may wonder what persuaded the judges to honour Appleby Blue? We think the answer lies in a unique combination of history, innovation and social purpose.

Beneath the headlines is a thousand-year-old model of community-led charitable housing, seamlessly integrated with contemporary architecture to create spaces of tranquillity, security and connection. Appleby Blue did not emerge from a single idea but from centuries of the tried-and-tested almshouse model, guided by the courageous leadership of the CEO, planners, visionary architects and trustees.

Its almshouse design features, thoughtfully retained and reinterpreted for a modern city setting, have inspired architects and planners across the UK and as far afield as Japan.

What is the “magic” of Appleby Blue?

Is it the shared entrance, fostering neighbourly encounters? The communal benches and tranquil courtyard, alive with trees, water, and greenery? Or the vibrant community, where residents share recipes, art, sewing, and connections with the wider Southwark community?

As one resident recently said, “It’s paradise. I just love living here. I feel very lucky.”

Like many almshouse developments, it is difficult to pinpoint a single feature. The success lies in the holistic combination of architecture, social design, and community.

Standing on the shoulders of centuries of almshouses, Appleby Blue demonstrates that this model is the exemplar of community-led charitable housing, both architecturally and socially.

It is time for almshouses to be fully recognised for their contributions to society. Once in the shadows, they now shine, proving that architecture with social purpose can be beautiful, enduring and transformative. Appleby Blue is quite rightly in the headlines but for the last decade or so, new almshouses have been built round the country at a rate of many hundreds a year.

As charitable legacies, almshouses are gifts to both present and future generations. With new, often smaller almshouses being created, this enduring model continues to evolve, not as a link to the past, but as a vital, forward-looking solution to the housing challenges of our time.”

Further reading

posted 20 October 2025