A Case Study

Why the work was needed

By 2024, it had become clear that a number of critical elements of the almshouses were reaching the end of their serviceable life. These included:

• Ageing water supply infrastructure, which was close to failure
• No roof insulation, resulting in poor energy efficiency
• Outdated bathrooms, across all six dwellings
• Unsafe gas meter locations, requiring urgent relocation
• Outbuildings in very poor condition
• Damaged fencing and dangerous paving, creating access and safety risks
• General fabric issues, including pointing and roof tiles

Alongside these physical risks, the trustees became increasingly aware, during the application process itself, that the level of weekly maintenance contribution (WMC) would need to rise significantly.

This process was handled carefully and sensitively to minimise concern for the residents and the WMC has now reached a level which will afford the Charity some real financial security whilst also remaining attainable (and considerably below market value) for current and future residents. Without substantial intervention, the trustees considered it likely that multiple systems would eventually fail, potentially causing disruption, safety issues, and unplanned emergency expenditure.

What was done

Although no grant funding was secured, The Almshouse Association offered the amount required as a loan, enabling the trustees to proceed with a comprehensive and coordinated programme of works.

The funded works included:

• renovation of the entire water supply system, both internally and externally, ensuring modern, independently isolatable infrastructure.

• installation of loft insulation across the whole property, alongside necessary re-boarding and remedial works.
• renovation of the final three bathrooms, completing the upgrade of all six dwellings after the first three bathrooms had been paid for from the Charity’s own funds.
• removal and replacement of gas meters, relocating them from unsafe positions.
• replacement of dangerous paving, significantly improving access and safety around the site.
• fire safety improvements, including a fire log book, warden training, and upgraded smoke alarms.
• asbestos treatment and fencing repairs
• works to the fabric of the building, with further pointing, roof tile repairs, and rear access path repairs scheduled for completion in spring 2026.

The trustees were fortunate to work with a contractor who not only carried out the bathroom renovations, but also identified the failing water infrastructure at an early stage and helped assemble a specialist team to address it (and other areas of the work) efficiently.

Impact for residents

The completed and ongoing works have had a clear and positive impact on residents’ daily lives. Outcomes include:

• much more sanitary, modern bathrooms
• safer gas and water infrastructure, reducing risk and anxiety

• improved insulation, leading to warmer homes and better energy efficiency

• upgraded outbuildings and external areas, improving usability and safety.

Residents have expressed gratitude for the improvements and have already noticed increased efficiency in heating and water supply. The works have delivered not only practical benefits but also greater peace of mind for residents and trustees alike.

Challenges and learning

As with any project of this scale, there were logistical challenges in coordinating works across an occupied site. However, the project has remained largely on budget, and unexpected issues were addressed collaboratively rather than becoming crises.

For the trustees, the project reinforced several key lessons:

• The importance of teamwork, communication, and collaboration
• The value of acting before systems fail, rather than responding to emergencies
• A sobering but valuable realisation that some issues had been allowed to drift over previous years, and that timely intervention prevented far more serious consequences.

Looking ahead

With the final elements of fabric and access works due for completion in Spring 2026, the almshouses are now in a far stronger position. The trustees are better equipped to plan sustainably, set realistic WMC levels, and ensure that the almshouses continue to provide safe, secure homes for older people in the local community for many years to come.

Trustees of The Almshouses of the Holy Name

Case Study: Fitzgerald Charity restoration of 14 almshouses in Seaford

When almshouse charities face major repair costs or seek to expand provision for people in need, financial support can make the difference between decline and sustainability. As part of its member services, The Almshouse Association provides grants and loans to help charities struggling with funds to maintain and develop their housing.

A £100,000 interest-free loan from The Almshouse Association enabled the Fitzgerald Charity to complete the final phase of a £1.946 million, nine-year refurbishment of 14 Grade II listed almshouses in Seaford.

Background

Fitzgerald Charity in East Sussex was founded in 1858 by John Purcell Fitzgerald, who endowed over 50 properties and land to fund almshouses built in phases between 1864 and 1893. Over time, property sales were converted into investments that supported major renovations in 1959 and 1982.

However, cost-cutting during the 1980s works led to defects, including roof and insulation failures, requiring significant remedial expenditure in the 1990s. By 2016, the trustees committed to a “back to first principles” approach — stripping each unit to its structural shell and rebuilding to modern standards while respecting the historic fabric.

The Project (2016–2025)

The refurbishment was delivered in four phases under professional supervision, addressing:

• Structural reinforcement (including wall ties in early “bungaroosh” construction)
• Full insulation and damp-proofing upgrades
• Roof and chimney restoration
• Modern services and improved layouts

Total cost: £1.946 million
Average cost per unit: c. £139,000

Despite careful financial planning and use of reserves, Phase 4 created a £52,000 shortfall. To avoid reducing specifications and compromising quality, the trustees applied for a £100,000 loan from The Almshouse Association.

Approval was granted within weeks (December 2024), providing essential assurance and enabling reinstatement of key heritage features — including a prominent four-pot chimney that restores architectural balance to the building.

Resident experience

Between 2021 and 2025, works were ongoing while residents (aged 66–93 at the outset) remained in occupation through managed decants. Despite dust, noise and disruption, not a single resident was lost during the programme. Several moved twice in order to return to improved homes – a testament to their attachment to the almshouses.

Impact of the loan

The Association’s loan:

• Prevented specification cuts
• Safeguarded heritage features
• Removed the need to consider selling a detached block
• Enabled completion of works to a consistent standard

Without this support, the trustees may have been forced into asset disposal, fundamentally altering the charity’s long-term sustainability.

Outcome

Completed in October 2025, the scheme now provides high-quality, affordable housing in central Seaford. Recent applications demonstrate strong demand, with new residents drawn from those facing homelessness via the local authority. Vacancy turnaround has averaged just one week.

More than 165 years after its foundation, the Fitzgerald Charity continues to fulfil its benefactor’s vision of providing a humane alternative to the workhouse, now with buildings restored to a standard that will serve future generations.

The £100,000 loan from The Almshouse Association was the critical final piece that ensured this ambitious and carefully executed restoration could be completed without compromise.

The loan from The Almshouse Association was crucial in enabling the Charity to complete the £1.946m restoration of 14 almshouses and continue their provision of 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 March 2026