Tenant Satisfaction Measures (TSM) pilot study

What the Regulator of Social Housing’s TSM Pilot Says About Almshouses [and the Charitable Housing Sector]

Earlier this month, the Regulator of Social Housing (RSH) published the findings from its pilot study involving small providers submitting Tenant Satisfaction Measures (TSMs). Whilst almshouses were among the participating organisations, the results have broader implications for how the sector can approach resident feedback, performance monitoring and reporting in smaller settings.

The pilot was voluntary and included a diverse mix of small social housing providers – local authorities, supported housing specialists, for-profit providers, and almshouses. Its goal was to explore how small providers collected TSMs, how feasible it was for them to submit data to RSH and whether there would be benefit (or burden) in requiring them to do so.

While the result of the pilot confirmed the current RSH outlook on TSMs – that small providers will not be required to submit TSM data directly to the Regulator – there are some important messages for almshouses to take away.

  • Firstly, small scale matters. The data from TSMs indirectly show that residents of smaller charities report stronger relationships and higher levels of satisfaction with their landlord compared to larger organisations. This underlines the value of the personal, community-based model of housing that almshouses have been delivering for centuries.
  • Secondly, the almshouse model is different. Despite the Government’s drive to see all small charities as Registered Housing Providers and operating more like Housing Associations, the Regulator itself acknowledges that its framework was built with large scale providers of over 1,000 units. Many almshouses have less than 20 units, and the TSMs pilot acknowledges the burden this places on smaller providers.
  • Thirdly, the Regulator is generally reassured with the standards held by smaller providers. The pilot shows that most small providers – including many almshouses – are doing a good job. With resident satisfaction consistently high, the Regulator has signalled that smaller organisations are not their top priority for intervention. 

The message is clear – small housing charities are fulfilling their role effectively, keeping residents at the centre of what they do. 

What this means for almshouse charities

  • The outcome confirms that small providers are not required to make formal TSM returns, therefore, most almshouse charities (unless they are Registered Providers and have over 1,000 units) do not need to submit TSM data to the Regulator.
  • Note, however, that regardless of size, almshouse charities that are Registered Providers are required to continue to collect TSM data and ensure the data is accurate, transparent and usable to demonstrate performance to tenants (residents) and improve services.

posted 6 October 2025

Holcim UK volunteers refresh St Joseph’s almshouse grounds

On Monday 29 September 2025, two employees from Holcim UK generously gave their time to help improve the grounds at St Joseph’s Homestead, Albany Road, Stratford-upon-Avon.

The almshouses, part of the Municipal Charities of Stratford-upon-Avon, provide homes for eight residents.

The volunteers, Simon Collins and Paul Wagstaff, both IT engineers at Holcim UK, spent the day painting the garden fencing to refresh and enhance the communal outdoor space.

William Clemmey, Chief Officer of the Municipal Charities, said:
“The fences at St Joseph’s Homestead were becoming untidy, so we are delighted that Simon and Paul volunteered to repaint them. Their work has helped brighten the gardens for our residents, and we are always grateful for the support we receive from local businesses.”

Photo Credit: Nigel Thornton, Municipal Charities of Stratford-upon-Avon Handyman

posted 2 October 2025

When passion meets opportunity, communities thrive

A group of dedicated local people are coming together to launch a new almshouse charity in the village of Framlingham, Suffolk. The vision is inspired by the proven impact almshouses have in supporting those in need while strengthening community life.

Driving the initiative is Nick Corke, who has successfully led almshouses and community projects in Framlingham, alongside James Tanner, Chair of the award-winning Mills Charity. With land secured, a committed team, including landowners, planners, architects, and community leaders, gathered in Framlingham, Suffolk this week at Hope Park, to begin discussions on creating what could become the first new almshouse charity in the area for many years.

While initial funding is already in place, the charity is now seeking philanthropists to join the mission and leave a lasting legacy, just as Thomas Mills did three centuries ago, with almshouses that still stand as an enduring example of generosity and vision.

Attendees: Nick Phillips – CEO, The Almshouse Association; Richard Buss, Clerks Well Developments; James Tanner, Hollins Architects; Rob Marsh Filey, Architect; Ray Ricks, Ray Ricks Consulting (Planning Consultant); Dr Alison Pooley, University of Suffolk; Emma Ratzer MBE, CEO, Access Community Trust; Clive Eastwood, Chairman, Framlingham Town Council; Nick Corke, CEO, Hour Community

posted 2 October 2025

A 350-year legacy in Worminghall

Worminghall, a village of nearly 600 people on the Buckinghamshire/Oxfordshire border, is home to almshouses founded in 1675 through the bequest of John King, Bishop of London, and his son Henry King, Bishop of Chichester.

Built in the shape of an “H” in Henry’s memory, Bishop King’s Almshouses, Worminghall share their birth year with the Royal Observatory at Greenwich and St Paul’s Cathedral, both of which kindly exchanged warm congratulations.

Originally for six men and four women, the Worminghall almshouses were refurbished in the 1960s into six self-contained houses.

Managed entirely by voluntary trustees, they marked their 350th anniversary on 29 June 2025, the feast of Sts Peter & Paul, with a garden party.

Trustee Grace Blackwell and the village social committee created a welcoming afternoon with book, plant, and bric-a-brac stalls, home-baked cakes, and tea. Wheatley Park School Soul Band played under a gazebo, while neighbours chatted in the sunshine.

The day raised funds for heating upgrades and restoration of the original boundary wall, but its real success was the sense of community.

Kindly sent in by Chris Craggs, Treasurer of Bishop King’s Almshouses, Worminghall

To learn more about these almshouses, please visit: The Almshouses – Worminghall Village

posted 29 September 2025

Clerking and the power of networking

Jennifer Millard of Millard Consultants, Almshouse Association panel consultant and Regional Peer Representative for Cambridge has kindly put together this article on clerking and the power of networking to share with members.

Clerking and the power of networking

Time is undeniably valuable, but investing even a little of it into networking can yield significant benefits. While we may not always have the capacity for extensive networking, the moments we do manage to connect often prove well worth the effort.

Why network?

Clerking for small to medium-sized charities can sometimes feel isolating. Getting out into the community and engaging with local networks can be a refreshing change—and a reassuring reminder that you’re not alone. You’re likely to meet others facing similar challenges, opening the door to shared experiences, support, and practical ideas.

Spreading awareness – subtly – about your charity’s mission and work can have real benefits. It can help attract new trustees, contractors, or collaborators and raise your profile locally. Over time, even small efforts can lead to meaningful outcomes for your organisation.

Hidden opportunities

Some of the best opportunities come unexpectedly through simple conversations. We’ve come across previously unknown funding streams, discovered council trading arms offering services like gardening, and secured free spots at local events to showcase our work – all through informal networking.

These valuable discoveries often come at no financial cost yet can make a real difference to your charity’s reach and impact.

Know your community

The more you understand your local area – its people, its challenges, and its resources – the more equipped you are to drive meaningful change.

Talk to people. Learn what others are working on in the private, public, and third sectors. Collaboration starts with connection.

Where to network?

Here are a few ideas to get started:

  • Local church or cathedral groups
  • Business forums and networking events
  • Community events at libraries and public spaces
  • Voluntary organisations, local charities, and community foundations
  • Your regional almshouse charity network
  • Informal meetups, coffee mornings, and weekly gatherings

What will you need?

Not much – just a little time and some basic materials. A few business cards or a short summary of your charity’s work can go a long way. Being prepared means you can make the most of spontaneous opportunities to connect, share, or ask for support.

Best of all, your “networking budget” doesn’t have to stretch beyond your time. Trustees or volunteers can also help take part.

Don’t be afraid to promote your charity

Many people attend events hoping to support local causes – so don’t be shy about sharing your story.

Even at larger events, which may seem intimidating, you’ll often find people who know your area or connect with your mission. Posting flyers in libraries or community hubs can also have an impact.

Consider hosting your own event

Consider running an open day to showcase your charity or promote a vacancy. A warm welcome and a few cups of tea or coffee (and maybe some cake!) can go a long way in connecting with your community and raising your profile.

posted 29 September 2025

Online Training: Do you have a new trustee, clerk or CEO on your team?

New trustee, clerk or CEO on your team? Or are you one?

Set yourselves up for success with our online CPD-accredited course: An Introduction to Almshouses.

In just 60 minutes, this essential training gives new trustees, clerks and CEOs the knowledge and confidence they need to thrive in their roles. It provides a clear overview of the almshouse movement, key responsibilities, and practical guidance for day-to-day management.

What you’ll learn:

  • Module 1: Discover the history and uniqueness of almshouses, and how The Almshouse Association supports its members.

  • Module 2: Learn the correct language, key documents, policies and essential “Do’s & Don’ts” for working effectively.

  • Module 3: Understand the Charity Commission—who they are, what they do, and your charity’s reporting obligations.

  • Module 4: Gain clarity on trustee duties, good practice, and how the Standards of Almshouse Management can guide you through resident scenarios.

At the end, participants take a short multiple-choice quiz to test their knowledge and receive a printable CPD certificate.

Why take this course?

✔ Quick and practical – just 60 minutes
✔ Builds confidence for new team members
✔ Provides valuable signposting for ongoing success
✔ Accredited CPD certificate

How to access the course (and 10 others!):

  1. Click Online Training Library (CPD) under the Training and Events tab.
  2. Select An Introduction to Almshouses from the Course Library list.
  3. Log in with your email address. (New users will be asked for their charity name, membership number, and personal details to set up an account.)
  4. Enter your first and last name as you’d like them to appear on your certificate.

👉 Give your new trustees, clerks, and CEOs the best start – encourage them to complete An Introduction to Almshouses today!

A charity’s personal experience of trustee recruitment

Trustee recruitment and roles

Contributed by R D Bailey, Chairman of the Crowborough Almshouse Charity

Partnerships

Crowborough Almshouse Charity (CAC) benefits from a close partnership with two Church of England parishes in the town. The incumbents of these churches serve as ex officio trustees, forming part of a board that currently comprises two ex officio trustees and eight nominated trustees. Supporting the board are a clerk, a property manager and a minutes secretary.

Community support

There is a strong culture of charitable support in Crowborough, and CAC reflects this spirit. Trustees and volunteers are committed, active and willing to contribute to the running of the charity.

Approach to trustee recruitment

With the exception of the clerk, CAC is fortunate enough, so far, to have never needed to advertise trustee positions. New trustees are usually appointed through personal connections, often via the churches, though the town council and other local congregations have also played a part.
The chairman and clerk are typically aware when a trustee intends to retire, allowing time to begin the search for a replacement.

Active trustee roles

CAC trustees are not passive board members. Each one takes on a specific responsibility and new trustees are asked to bring skills that will strengthen the charity. Candidates often want clarity on their expected role before committing.

Structure of trustee responsibilities

CAC owns four properties. Each property is overseen by two trustees:

  • Resident Support Trustee – focusing on residents’ wellbeing
  • Property Trustee – overseeing maintenance and management alongside the clerk and property manager

In addition, trustees participate in a standing committee and meet quarterly to review compliance with statutory obligations.

Identifying board needs

When recruiting, the chairman and clerk consider the most pressing need:

  • For resident-focused roles, interpersonal skills and experience in nursing or care are highly valuable.
  • For property-focused roles, knowledge of property, surveying, and related legal matters is essential.
    All trustees are also expected to contribute to governance, including financial oversight.

Current skills on the board

CAC is fortunate to have a diverse mix of skills among its trustees. Recent appointments have added expertise in surveying and property development—particularly useful as the charity explores opportunities for new land and property. This demonstrates the importance of remaining open to new skills and perspectives, a responsibility that rests primarily with the chairman.

Appointment process

The process for appointing new trustees is as follows:

  1. Interview with the chairman and one or two trustees
  2. Report to the clerk
  3. Submission of CV and statutory checks
  4. Recommendation to the full board for approval

Induction for new trustees

Once appointed, trustees are fully briefed by the clerk. Induction includes:

  • Trustee role and liabilities
  • Structure, governing scheme, and financial details of CAC
  • Policies relevant to trustees and residents
  • Attendance expectations for quarterly and other meetings
  • Publication of their name on the Charity Commission website
  • Agreement for a photo and biography on the CAC website
  • Participation in Almshouse Association training and webinars as needed

A cohesive and skilled team

CAC is proud to have built a cohesive, committed, and experienced trustee body. Over the years, the charity has developed effective practices for recruiting and retaining trustees with the right mix of skills. We are always glad to share our approach with other almshouse trusts seeking to strengthen their boards.

September 2025

Almshouses mark legacy of Amy Louisa Robinson

Amy Louisa Robinson Charity, St Albans celebrates 50th anniverssary

This September marked a golden milestone for the Amy Louisa Robinson Charity, which was formally established on 18th September 1975.

Amy Louisa Robinson, a lifelong member of Dagnall Street Baptist Church, left a lasting legacy to her community when she passed away in 1973. Known locally as a landlord, Amy left several properties in trust to provide homes for older people in need.

The Charity’s founding purpose was to:

“- provide housing accommodation either free of rent and outgoings or at nominal rents for needy men and women of the age of sixty-five years or over and being normally resident in the City of St Albans or having family or other association therewith and with preference being given to persons who are habitual members of the congregation of Dagnall Street Baptist Church St Albans.”

This requirement has since been updated to better reflect today’s local needs.

Today, the Charity is a proud member of The Almshouse Association and manages 18 one-bedroom apartments in St Albans. As residents move on, new applicants have the opportunity to benefit from the secure and supportive housing Amy envisioned.

The founding trustees included Amy’s brother Alf Robinson, along with fellow church members George Olney and Peter Cook, supported by surveyor Bernard Grimson and solicitor Richard Lloyd. The work continues today under the guidance of current trustees, assisted by Bretherton Law, part of GT Stewart Limited .

As the charity celebrates 50 years, both trustees and residents reflect on the generosity of Amy Louisa Robinson, a woman who simply wanted to give back to her community.

Thanks to the Amy Louisa Robinson Charity for sharing their story, and congratulations on reaching your 50th anniversary! While this may be a young milestone in the context of the almshouse movement’s thousand-year history, it’s inspiring to hear from newer charities. You remind us that the spirit of philanthropy is thriving and continues to shape communities today.

Pictured above, residents Jan and Caryl 

posted 29 September 2025

Thinking about leaving a gift in your Will that will help support almshouses and their residents?

The Almshouse Association has teamed up with Farewill and are able to offer our supporters a free Will-writing service. To find out more, please click below: