Are almshouses part of the solution?

For over a millennium, almshouses have quietly offered sanctuary to those in need across Britain.

Almshouses are the first form of charitable housing and came about through the ancient tradition of the Seven Works of Mercy — to shelter the homeless, feed the hungry, tend the sick, give drink to the thirsty, visit the imprisoned, clothe the naked, and bury the dead. 

Although they may have adapted over the years to modern society,  these charitable communities still offer sanctuary to those in housing need across the UK.

Today, as the world faces renewed displacement from war, persecution, and natural disaster, the question arises: might the almshouse model once again serve as part of the answer?

The almshouse tradition is founded on independent living within a framework of good neighbourliness. For those forced from their countries, the opportunity to share a small, supportive community with others offers not just shelter, but dignity. With trustees safeguarding the spirit of charity such communities could provide both practical support and a sense of belonging.

As we mark Refugee Week, it feels timely to invite philanthropists and charitable foundations to consider how the enduring principles of the almshouse might be reimagined for those in need today – young families, those leaving care or prison, the homeless, and those seeking refuge.

The almshouses model, steeped in history yet inherently adaptable, remains a quietly powerful response to human need.

Nick Phillips | Chief Executive of The Almshouse Association

Posted 16 June 2025

Government Spending Review

The Almshouse Association responds to Rachel Reeves’ spending review on behalf of the Charity Housing Sector

It is all too easy to criticise any government – they are, as the saying goes, “damned if they do and damned if they don’t.” I will come to the ‘damned’ part shortly, but it’s important to first acknowledge what is most encouraging about this Budget: not so much the detail, but the message it conveys. It is rare to hear in government the promise of long-term investment — the recognition that some of society’s greatest challenges require generational solutions.

Many of the issues we face today – a shortage of genuinely affordable housing, gaps in social care provision, and a lack of adequate family support, to name a few — stem from decades of underinvestment in services that take time to bear fruit. Too often, government policy is driven by short-term returns, designed to show results within the political cycle rather than throughout a generation. So, on that message alone, it is heartening to hear a commitment to long-term planning.

Turning to the details: if funding for affordable housing is to be limited solely to Registered Providers and Housing Associations, government risks missing a significant opportunity. The charity housing sector represents thousands of grassroots community housing models that offer far more than a roof over someone’s head. They provide holistic, person-centred support that strengthens communities and delivers lasting social value.

We hope that, as the finer details emerge, government will continue to recognise the vital contribution of local charities — supporting those in greatest need and valuing the long-term social, economic, and human benefits of charity-led housing provision.

We maintain a good dialogue with the Ministry of Housing, Communities and Local Government, hoping to free up access to funds and planning opportunities for charity housing to build more and continue to add life-changing value to thousands of people in housing need.

Nick Phillips, Chief Executive of The Almshouse Association

posted 12 June 2025

St John’s Foundation, Bath: We’ve still got it!

St John’s Foundation in Bath has shared a wonderful video they’ve had put together celebrating their residents.

In 90 short seconds they have been able to capture their personalities and demonstrate how being older doesn’t mean you live a less active, less fulfilling life – in fact, quite the opposite! There’s also the added bonus of potentially adding 7.5 years to your life!

Click below to view:

posted 10 June 2025

Historic Derbyshire almshouse secures Section 106 funding

CASE STUDY: Preserving heritage, embracing sustainability: How a 16th-Century Derbyshire almshouse charity secured Section 106 funding and modernised for a low-carbon future.

Overview

The Anthony Gell and The Anthony Bunting Almshouse in Derbyshire, a Grade-listed building with over four centuries of history, recently underwent a transformative refurbishment to preserve its legacy while aligning with contemporary energy efficiency standards. Spearheaded by The Anthony Gell and The Anthony Bunting Almshouse Charity, the project secured £400,000 through Section 106 funding to revitalise the building’s four flats and future-proof its infrastructure with cutting-edge, sustainable technologies. The securing of Section 106 funding is particularly noteworthy, as almshouse charities that are not registered providers often face significant challenges in accessing these funds.

Background

Built over 440 years ago, the almshouse has served the local community for generations. Despite its historical significance, it fell into serious disrepair by the mid-20th century. In 1958, Derbyshire authorities deemed it unfit for public investment. Sporadic maintenance continued for decades until the charity’s trustees, recognising the need for a complete overhaul, approached Derbyshire Dales District Council in 2022 to initiate a comprehensive renovation.

The vision: to transform the building into a model of low-carbon, affordable housing—while honouring its historical character.

Securing the Funding

Initial discussions with the District Authority began in early 2022, presenting both the pressing need for affordable housing in the region and the unique opportunity to restore a heritage asset. In December 2023, this culminated in a £400,000 grant awarded through Section 106 funds, with key backing from Rob Cogings, Director of Housing at the District Council.

“The Council is pleased to have worked in partnership with the almshouse charity to secure the long-term future of the four flats and significantly improve the energy efficiency of the homes,” said Cogings.
“It is great to see these historic homes given a new lease of life.”

To support the bid, the Council also funded extensive expert consultations—from heritage specialists to building engineers—and appointed an architect to oversee the works, ensuring compliance with conservation standards while enabling modern upgrades.

The renovation process

Construction Phase Launch:
Work began in December 2023, guided by a detailed project plan and pre-agreed contracts. Key milestones included:

  • Thermal efficiency upgrades: Original internal plaster was removed from exterior walls and replaced with high-performance insulating plaster. Despite cold and damp conditions, residents noticed immediate warmth.
  • Air source heat pump installation: A new, low-carbon heating system was introduced using an air source heat pump, with individual immersion heaters in each flat for hot water needs.
  • Ventilation an heat recovery systems: Each flat received an independent mechanical ventilation and heat recovery unit to retain heat while managing airflow.
  • Double glazing: All windows were replaced with modern double-glazed units to eliminate draughts and improve thermal performance.
  • Interior modernisation: New kitchens and bathrooms were fitted to improve residents’ comfort and quality of life.

While conservation restrictions prevented the installation of solar panels, the overall energy transformation was significant.

Impact and outcomes

A post-renovation energy performance evaluation revealed remarkable improvements:

  • CO₂ Emissions Reduction: From 5.5 tonnes to 0.5 tonnes per flat per year – a 90% reduction.
  • Affordability: Heating costs for residents have dropped to manageable, affordable levels, supporting the building’s social mission.

Key lessons learned

  1. Expert advice is invaluable
    Engaging specialists—heritage experts, engineers, and architects—was crucial to ensuring compliance, innovation, and long-term resilience.
  2. Local Authority collaboration is key
    Active support and co-operation from planning authorities smoothed the path for approvals, funding, and project momentum.
  3. Heat pump installation requires flexibility
    Adapting space to house modern energy systems may require compromises—but the benefits in carbon savings are considerable.
  4. Resident adaptation must be supported
    Living in a well-insulated, airtight environment requires adjustment. Providing residents with education and ongoing support was essential.

Conclusion

The Anthony Gell and The Anthony Bunting Almshouse project stands as a blueprint for balancing historic preservation with modern sustainability.

Thanks to thoughtful planning, collaborative governance, and strategic investment, this 16th-century institution is now poised to serve future generations—comfortably, affordably, and sustainably.

The legacy of Anthony Gell and Anthony Bunting lives on – not only in bricks and mortar, but in a forward-thinking vision of heritage housing reimagined for the 21st century.

posted 5 June 2025

Preparations for new almshouses begin

A Legacy Reimagined: New almshouses rise from the heart of Budleigh’s Historic ‘Shandford’

In a world where small acts of kindness often ripple into life-changing legacies, Budleigh Salterton is about to witness one of its most heartwarming transformations.

It began in 1957, when a group of compassionate townsfolk shared a simple, beautiful idea: to create a haven for “the peace and comforting of old friends” – a sanctuary for older residents in need of care, companionship, and dignity. They purchased a modest guest house at 31 Station Road, and with vision and heart, turned it into ‘Shandford’: a home not just in name, but in spirit.

For over half a century, ‘Shandford’ was the beating heart of the community. More than a care home, it was a place where love, laughter, and friendship filled every corner. Overseen by a remarkable committee of local volunteers, neighbours became family –  shopping for residents, organising joyous outings, hosting fetes and fundraisers, and offering a constant reminder that no one in Budleigh need grow old alone.

But as times changed and challenges mounted, Shandford’s future became uncertain. In 2014, the torch passed to The Abbeyfield Society, a respected charity for older people. Yet despite heartfelt efforts, the pressures of modern care provision proved too great, and in 2020, ‘Shandford’ quietly closed its doors. For many, it felt like the end of an era.

But it wasn’t the end. It was the beginning of something new.

In true Budleigh spirit, the community rallied once more. In October 2020, a determined group of residents came together to form The Shandford Trust, vowing that the kindness and care that defined ‘Shandford’ would not be lost to history. With courage and commitment, they ensured that the proceeds from the sale of the home would remain rooted in Budleigh Salterton, dedicated to supporting older people in the place they call home.

Today, that promise is blossoming into something extraordinary.

The Shandford Trust has secured a site in the heart of Budleigh, gained planning permission, and begun preparations for three brand-new almshouses — safe, welcoming homes for older residents in need. More than bricks and mortar, these homes will be a symbol of enduring compassion, built on the same values that inspired a group of neighbours nearly seven decades ago.

Nick Phillips, CEO of The Almshouse Association said: “This is a pivotal moment for the almshouse movement — one of the UK’s oldest forms of charitable housing. For over 1,000 years, almshouses have provided affordable homes rooted in community and care. Today, they are experiencing a renaissance, driven by clear evidence of their positive impact on residents’ well-being, community cohesion, and public services. This growing recognition is inspiring almshouse charities to build more homes as well as new almshouse charities being established, proving that this ‘timeless housing model offers timely solutions for modern housing challenges.”

A Celebration of Hope: Breaking New Ground in Budleigh Salterton

On Tuesday 27th May, Budleigh Salterton marked a historic and hopeful milestone. Newly elected Mayor Penny Lewis, donning a hard hat and high-vis vest, ceremonially broke ground on the site of the town’s new almshouses — one small dig for the mayor, one significant stride towards creating much-needed homes for local people.

Affectionately dubbed ‘Digger Day’, the event was a red-letter occasion for the community. With planning permission secured and the site prepared, residents gathered to witness the first trench dug, applauding a moment that was, in every sense of the word, groundbreaking.

Situated alongside Seachange, the town’s health and wellbeing hub, these new almshouses are due to welcome their first residents in early 2026. A testament to local spirit, heritage, and the enduring value of almshouse living, the project promises to provide not only affordable homes but a renewed sense of belonging and community connection.

Chris Davis, Chairman of The Shandford Trust commented: “Helping local people to stay in their community in their later years is a real challenge, especially in property hot spots such as Budleigh Salterton.   We are delighted to be contributing to the solution, but there is so much more to do!”

And…..this is just the start

Almshouses satisfy a small but vital proportion of the charitable housing need.  With a sizable social housing waiting list in Budleigh and its villages for older generations, the value of further almshouses is clear.  After all, each almshouse occupied by the older generation moves younger applicants further up the main social housing list.

At their heart, almshouses deliver lasting value – strengthening communities, supporting government objectives, and offering those in need the chance to live well, with dignity and purpose.

posted 5 June 2025

London Garden Society Competition

The London Garden Society has contacted the Association, inviting London almshouse charities to enter their beautiful gardens into the London Garden Society ‘All London’ Garden Competition where they have a special almshouse garden category.

“The All London Championship covers front gardens, small and large, back gardens, small and large, window boxes, containers, & hanging baskets. Also patio and roof gardens or balcony displays. Don’t worry if your garden is maintained by a contractor as we even have an award for this category. Pubs, restaurants and hotels have their own award. Don’t fit into any of these categories?  We even have a miscellaneous category and in the past we have had a famous football training ground in this category!

The winners of each of these categories can win a trophy, medal and certificate but don’t be put off as everyone who enters will get a certificate.

Every winner is invited to The Guildhall where trophies are presented.“

Andrew Babicz, Horticulturist, The London Gardens Society

Closing date for entries is 15 June 2025

posted 5 June 2025

Policy and Governance update: June 2025

A summary of the latest UK Government policy changes and news.

Consultation Responses

The Association has recently responded to two government consultations:

1. Supported Housing (Regulatory Oversight) Act 2023

This Act aims to introduce a new licensing regime, establish National Supported Housing Standards, and reform aspects of Housing Benefit eligibility for supported housing. The changes will apply to all types of supported exempt accommodation—which includes many almshouses.

There will be another Government consultation before these regulations come into force, which the Association will also prepare a response to.

2. Improving the energy performance of privately rented homes

The Government has recently consulted on its proposals to raise Minimum Energy Efficiency Standards (MEES) for privately rented homes in England and Wales by 2030. The proposed changes will significantly raise the energy performance standards required of landlords, including charitable almshouse providers, with new minimum levels linked to updated EPC metrics, higher investment thresholds, and expanded regulatory expectations.

We will update you as soon as we have more information about the Government’s responses and future consultations.

Updated Charity Commission Guidance

The Charity Commission has recently updated several of its guidance pages. These include:

There is lots of information on the Charity Commission website for trustees, and more information can be found on The Almshouse Association pages here.

Working Paper on Planning Reform: Reforming Site Thresholds

The Government is committed to getting Britain building again and is publishing a series of planning papers to support this goal.

This document is part of a wider set of working papers on various aspects of planning reform, intended to inform future policy development in collaboration with the sector.

An informal inquiry has been launched, with responses invited by 9 July 2025. Submissions should be made via Citizen Space here.

Boiler Upgrades

The Government are also seeking views on proposed amendments to the existing Boiler Upgrade Scheme (BUS) and to certification requirements for BUS and other clean heat schemes.

This consultation closes on 11 June 2025, and responses should be made via Citizen Space here.

Awaab’s Law

In October, the first part of Awaab’s Law (which forms part of the new Renters’ Right Act) will be implemented. While this legislation is enforceable to Registered Providers, it acts as good guidance for all almshouse charities.

Key provisions of Awaab’s Law include:

  • Investigation: Landlords must investigate hazards within 14 calendar days of being notified.
  • Commencement of repairs: If a hazard poses a significant risk to health or safety, repairs must begin within 7 calendar days of the investigation report.
  • Completion of repairs: Repairs must be completed within a “reasonable time period”, depending on the circumstances.
  • Emergency repairs: Any emergency repairs must be completed within 24 hours.
  • Alternative accommodation: If repairs cannot be completed within the required timeframe and the hazard poses a significant risk, landlords must provide alternative accommodation for tenants.

Alongside this, further information has been published, and more is expected, on improving residents’ experiences in housing accommodation. A new Code of Practice for the remediation of residential buildings has recently been released and is available here.

New Combined Authorities

Four new Combined Authorities have recently been created in England – Lancashire, Lincolnshire, Devon and East Yorkshire. The Government has set a goal of universal coverage of strategic authorities in England in its White Paper on local government devolution, which will see more of these authorities created.

4 June 2025

Great Big Green Week 7 to 15 June

One million people will take part in Great Big Green Week from 7 to 15 June, making it the UK’s biggest celebration of community action for nature and climate. 

This year’s theme, ‘Let’s Swap Together for Good’, celebrates the power of small changes to nurture stronger communities while safeguarding our planet.

We know how passionately you champion the simple, meaningful act of sharing — whether it’s lending a hand to a neighbour or swapping resources to reduce waste. These everyday gestures help weave greener, more connected neighbourhoods where people and nature thrive side by side.

Across the country, communities will come together at repair cafés, food swaps, community gardens, and climate-friendly gatherings — forging new friendships while making a tangible, positive impact.

By taking part in this inspiring initiative, you’ll be adding your voice to a growing movement calling for bold, collective action on climate and nature. Together, we can shape a future that’s fairer, greener, and brighter for everyone.

Find a local event and be part of something bigger at greatbiggreenweek.com

#GreetBigGreenWeek

posted June 2025

Local children and almshouse residents gather for ‘bun day’ in Bedworth

A joyous story on Birmingham Live website as Nicholas Chamberlain Charities celebrates its founders day with the whole town!

More than 1,000 school children were given half a day off school – and treated to a special bun – to mark a day steeped in Bedworth’s history. Children from primary schools across the town gathered at the almshouses for the traditional ‘Founder’s Day’ celebrations.

It dates back to the 1700s when residents of the almshouses would have been joined by the school children for a dinner hosted by the Nicholas Chamberlaine Charities to commemorate Founder’s Day

But, following a population boom in the Victorian era, the dinner was replaced with a fruit bun. This tradition continued until it was stopped entirely during World War Two due to rationing and was then revived in 2000 – and continues until this day.

To read the full story and see all the photos, visit: Bedworth’s brilliant ‘Bun Day’ 2025 in pictures as thousands gather in town – Birmingham Live

posted 29 May 2025

Bedworth Founders Day images courtesy of Thom Udall

Perry Almshouses Case Study: Window Replacement in Grade II Listed Building

The Almshouse Association recently approved a loan of £25,013 to the Perry Almshouses to support the replacement of kitchen single glazed Crittall metal windows with slimline double glazed units in seven of their properties.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the forms of grants and loans.

The Charity has generously documented their project to support others undertaking similar work and to demonstrate how funds raised by The Almshouse Association are helping almshouse charities update their properties, ensuring both their longevity and the comfort of their residents.

CASE STUDY: Perry Almshouses has been held in Trust since 1851 and have provided accommodation for 170 years. Comprising of 10 one-bedroom cottages providing community housing, a sense of friendship, safety, and security for residents.

Balancing Heritage and modern efficiency was our top priority

The replacement of single-glazed metal windows in a Grade II listed building presents a unique challenge: balancing the preservation of historical integrity with the need for modern efficiency.

This case study focuses on a kitchen renovation within such a property, aiming to upgrade its windows while adhering to strict heritage regulations.

The project’s primary goals were to enhance energy efficiency, reduce heat loss, and improve acoustic insulation, all without compromising the building’s architectural character. This required a bespoke solution that carefully matched the original design while introducing double-glazing to meet contemporary standards.

Through a thoughtful and collaborative approach, the team successfully navigated these challenges to deliver a harmonious blend of old and new.

KEY FACTS

  • Building type: Grade II listed building built 1851.
  • Original windows: Single-glazed metal.
  • Replacement: Double glazed bespoke units.
  • Funding: A 25K loan from The Almshouse Association.

Challenges

KEY FACTS

  • Adhering to strict conservation regulations.
  • Sourcing bespoke windows to match the building aesthetic.
  • Overcoming practical installation challenges due to the buildings age.

Replacing the single-glazed metal windows in a Grade II listed building posed several significant challenges.

One of the foremost hurdles was adhering to the strict conservation regulations that govern alterations to listed properties.

These regulations required that any changes preserve the architectural and historical integrity of the building, necessitating careful design and approval processes.

Additionally, sourcing bespoke double-glazed windows that matched the original aesthetic while providing improved thermal efficiency proved to be a complex task.

The constraints of maintaining the visual harmony of the building’s design meant that off-the-shelf options were not viable, and custom solutions required collaboration with specialised manufacturers.

CJL Designs, with over 25 years’ experience of restoring many types of windows in protected Grade I and Grade II listed buildings, offered a fully qualified window restoration and conservation service.

Practical challenges also emerged during installation

The age of the building introduced issues such as uneven window frames and delicate surrounding structures, requiring precise craftsmanship and specialised tools to avoid damage.

The project also had to consider the impact on residents, ensuring minimal disruption during the renovation process.

Finding the Solution

The chosen solution for replacing the single-glazed metal windows involved commissioning bespoke double-glazed units that met both conservation requirements and modern performance standards.

The design process began with extensive research and collaboration with specialists, including conservation officers, appointing a lead contractor who had expert conservation experience and who was able to coordinate other contracting disciplines to provide a total turnkey solution. This ensured that the new windows closely matched the original aesthetic while incorporating advanced glazing technology.

The bespoke windows were crafted using high-quality materials that replicated the slim profiles and detailing of the original metal frames. To comply with listed building regulations, the team worked closely with the local planning authority to secure the necessary approvals, providing detailed drawings and specifications to demonstrate how the replacements would preserve the building’s character.

During the installation phase, specialised techniques were employed to address the building’s unique challenges. Precision fitting was crucial to accommodate the irregularities in the window frames caused by the building’s age, ensuring a seamless integration. Careful attention was paid to avoid damage to the surrounding structures, and steps were taken to protect the interior and exterior of the property during the work.

Results

The replacement of the kitchen’s single-glazed metal windows with bespoke double-glazed units yielded a range of positive outcomes. The new windows significantly improved the thermal efficiency of the space, reducing heat loss and lowering energy consumption. This enhanced energy efficiency contributed not only to cost savings but also to a more environmentally sustainable household.

Acoustic insulation was also greatly improved, with the double-glazed units effectively reducing external noise, a particularly notable benefit for a kitchen that sees frequent use. Feedback from residents highlighted increased comfort and satisfaction with the space, reinforcing the success of the project.

KEY FACTS

  • Improved thermal efficiency and acoustic insulation.
  • Positive feedback from residents.
  • A blueprint for future renovations in properties.

“The new kitchen window is perfect thank you” – Janet Saunders – resident

Importantly, the project was completed in full compliance with listed building regulations. The bespoke windows preserved the historical character of the property, earning positive feedback. The seamless integration of modern functionality with traditional aesthetics serves as a model for similar renovations in heritage properties.

“I am so happy with the new kitchen window.  It has made a huge difference in that it feels much warmer and the addition of an opening window makes me feel more secure as opposed to having to leave the kitchen door open for some fresh air. The gentleman who fitted the window was extremely thorough in all aspects of his work. All I can say now is a huge thank you to those who have made these changes possible so that we residents can live here in this beautiful building in more comfort”.
Collen Fennell – resident

“I would like to express my sincere appreciation to you and the Trustees for planning and organising the almshouse kitchen window replacements. The windows look superb, and it is a joy to be condensation-free even after a frosty night. To have an opening window is a great advantage. Even the finely made pole to aid opening and closing is appreciated. Chris, the window fitter, as always, was very caring and respectful of our homes and left no sign of debris or dust.  The carpenter, too, was excellent. The two men worked alongside whatever the weather threw at them”.
Linda Parrot – resident

Funding and Support

As a small almshouse charity obtaining funding was crucial for the project’s success to be completed as one-off project. To fund the project using reserve funds or any capacity from the income expenditure account would have required a longer timeframe for installation.

The Almshouse Association interest free loan of 25K provided the ideal solution. The 4-stage application process was robust; however, support, advice and guidance was readily available from the Loans and Grant Team.

An additional grant of £1.5K was also provided from the Winterbourne Parish Council, which has always been supportive and strive to support local communities and parishioners of Winterbourne. Their loan and grant enabled the replacement of single-glazed windows with bespoke double-glazed units, meeting heritage standards while improving energy efficiency and comfort.

The funding eased the financial strain of this specialised project and highlighted the importance of preserving heritage properties. The Almshouse Association’s and Winterbourne Parish Council’s support modernised the property while maintaining its historical integrity.

Conclusion

The replacement of single-glazed metal windows with bespoke double-glazed units in this Grade II listed building demonstrates how modern needs can be harmonised with historical preservation. By carefully adhering to conservation regulations and employing a thoughtful design process, the project successfully balanced the demands of heritage aesthetics with the benefits of improved energy efficiency and acoustic insulation.

This case study highlights the importance of collaboration between conservation authorities, specialised manufacturers, and skilled contractors in achieving such a complex renovation. The project serves as a valuable example for similar endeavours, offering insights and strategies for overcoming challenges while respecting the integrity of heritage properties.

Case study author – A Bebbington tony.bebbington62@gmail.com

Project Partners

posted 29 May 2025