Association on Radio 4

Yesterday on BBC Radio4, Nick Phillips, CEO of The Almshouse Association was delighted to discuss with Winifred Robinson for ‘You and Yours’, how recognising almshouse charities as affordable housing in the National Planning Policy Framework would enable them to build more homes for those in need within their communities.

He was joined by Catherine, a resident of the Saffron Walden almshouses, and Alison Pooley, an Associate Professor at the University of Suffolk.

Together, they provided a comprehensive view of almshouses today and their crucial role in offering affordable community housing for local people in need as well as the urgent need to build more.

The show can be listened to by clicking on the graphic. The almshouses segment starts at about 29:00 minutes in.

posted 3 April 2025

Accounting and Reporting by Charities

In preparing charity financial statements, trustees are required to follow the methods and principles of Accounting and Reporting by Charities: Statement of Recommended Practice (SORP). Periodically the Charities SORP is updated to reflect changes to UK Accounting Standard FRS 102.

On 28 March 2025 the SORP-making body launched its public consultation on the next version of the Charities SORP. The new version incorporates two significant changes in relation to lease accounting and revenue (income) recognition.

Under the new SORP, all leases, including most operating leases (e.g. property leases, car leases) will be on the balance sheet. As a result, there will be an increase in recorded assets and liabilities on the balance sheet.

Also, under the new SORP, there will be a new revenue recognition model to be applied. This will establish when income can be recognised in a charity’s books.

For many charities, the new SORP will have little effect on their reported numbers, but for others, the effect may be significant. We would recommend discussing with your independent accountants or auditors whether any change to your reported numbers is likely under the new SORP and what work will be required to comply with the new SORP.

Further details can be found here: Home – SORP

The SORP-making body has invited comments on this latest Exposure Draft SORP. The deadline for comments is 20 June 2025 and further information can be found here: Invitation To Comment – SORP

The new SORP is expected to be effective from January 2026.

posted April 2025

Association CEO presents to the RICS surveyors

Nick Phillips, CEO of The Almshouse Association was delighted to be asked to present at the SAVA Annual Conference in Kenilworth Warwickshire, to highlight the heritage and impact of almshouses over their one thousand year history.

There were a great number of questions coming from the many surveyors attending so it was a good opportunity to highlight both the benefits of almshouses and how their inclusive architecture has a positive impact on the wellbeing of residents.

posted 31 March 2025

Almshouses help fend off homelessness so why are they ignored?

Liberal Democrat MP Will Forster for Inside Housing 28.03.25

After meeting Nick Phillips, CEO of The Almshouse Association, at Westminster, Will Forster felt compelled to highlight the apparent omission of charities from crucial housing discussions in Inside Housing magazine. He writes:

“It is apparent that a collaborative approach is the solution for housing in the UK, and it involves house builders, housing associations, charities and local government working together towards new solutions.

The charity sector, in particular, is one which helps to alleviate the housing crisis and provide homes to those in need. But it is a sector often omitted from these vital conversations.

Almshouses are perhaps the most plentiful, but most overlooked, example of charity housing. This is a surprisingly unknown form of housing which is one of the oldest forms of philanthropy in the UK, dating back well over 1,000 years”.

See below to read the article in full

Inside Housing 28.03.25 Will Forster LibDem MP ALmshouses help fend off homelessness so why are they ignored Download

His support is deeply valued, and Nick Phillips expresses his gratitude to Will for his time and commitment, stating,

” Will Forster represents the many MPs and Peers with whom The Almshouse Association has engaged over the years in an effort to resolve this issue. They remain baffled by the Government’s steadfast opposition to supporting charities that step in where the state cannot. While some justifications have been offered, I do not agree with them—though I understand them—and have put forward what I believe are practical solutions.

A key obstacle is that Local Government Planners rely on the Regulator for due diligence. We have clarified that almshouses are already regulated by the Charity Commission and comply with the Standards of Almshouse Management. Additionally, we have proposed exploring a Code of Practice to reinforce this framework.

We are determined to see this changed—almshouses will be rightfully recognised as charities and deemed eligible for local Government S106 support..”

posted 31 March 2025

Richard Knipe – sadness at loss of almshouse champion

It is with great sorrow that we let our members know about the loss of a great champion of the almshouse movement, Richard Knipe who died on 27 February 2025.

Richard was well known as a leading light in the almshouse movement, joining the Association in June 1999 as Trustee and Director, then board member of The Almshouse Association, later appointed as Chairman of the Finance and General Purposes Subcommittee. Richard was also a much valued and longstanding Clerk of The Spalding Town Husbands almshouse charity.

Professionally, Richard was a solicitor in Spalding from 1973 to 2012, originally for B Smith and Co and then for Knipe Miller and Co from 1991. Through his work and legal experience, The Almshouse Association was robustly supported by Richard whose advice and guidance on legal and financial matters, combined with a strong moral compass, was invaluable.

Richard worked hard for almshouse charities and their residents and was much respected by those with whom he worked. Above all, however, Richard was a great friend to many, and we will miss his friendship enormously.

Richard had a great love for sport, playing hockey and cricket and took up golf in later years. In retirement, Richard pursued his interests in travel and walking, often combined on walking holidays in Germany and Turkey and he also took up ballroom dancing.

Richard leaves his wife, Olivia, son, Matthew and daughter, Stephanie who are very much in our thoughts at this time.

March 2025

The Heat Networks (Market Framework) Regulations 2025

The Heat Networks (Market Framework Regulations) (Great Britain) 2025 are expected to soon affect almshouse charities with communal boilers that provide heating to multiple occupancies. It’s essential for these charities to be aware of their responsibilities under the new regulations. While some details are still uncertain, we’ve compiled a fact sheet below with the information available so far.

What has happened?

In 2018 the Competition & Markets Authority (“CMA”) recommended the regulation of the heat network sector. Since then and following two consultations, the Government has implemented the Energy Act 2023 (the “Act”) and will shortly implement the Heat Networks (Market Framework Regulations) 2025 (the “Regulations”).

The UK Government has introduced the Regulations to establish a comprehensive regulatory framework for heat networks. Guidance from the Government is forthcoming, so members should be aware that these changes will be taking place and prepare accordingly.

All regulations are planned to be in place and enforced from January 2027.

Who does it affect?

If a member charity has a communal boiler which heats multiple occupancies, it is likely to be classed as a heat network, and therefore the member charity will be a heat network supplier or operator.

Although almshouses have been previously exempt under the existing Heat Network (Metering and Billing) Regulations 2020, it is likely that the new standards which will come into force by 2026 will apply to almshouses. It is therefore a good idea to prepare for this, by following good standards of practice.

What is the change?

All existing heat network operators and suppliers will be deemed authorised from 1 April 2025. New networks will need to register. At the same time, the Consumer Advocacy bodies (Citizens Advice in England and Wales, Consumer Scotland in Scotland) will provide advice and advocacy services for heat network consumers, and the Energy Ombudsman will help to resolve disputes.

Areas known as ‘heat network zones’ will also be designated where heat networks are expected to be the lowest cost solution for decarbonising heat. Certain buildings within zones may be required to connect to heat networks within a specified timeframe, but the rules for this have not been announced yet (February 2026). In the meantime, six Advanced Zoning Programmes are active, including regions such as Bristol and two areas within London. The government have also published a response to their heat network zoning consultation, which also suggests that the regulations are expected to be laid before parliament in spring 2026.

What’s happened so far?

Heat networks regulation is being introduced in phases. So far:

Citizens Advice, Consumer Scotland and Energy Ombudsman have launched advocacy, advice and redress services for heat networks customers and suppliers
all operating heat networks have been automatically authorised to continue to supply heating, cooling or hot water (‘deemed authorisation’)
Ofgem have published a set of rules for heat network operators and suppliers, called authorisation conditions

What happens next?

Operators and suppliers of relevant heat networks must give Ofgem details about their heat network’s organisation, ownership, financial resilience and consumer protection arrangements by 26 January 2027. From spring 2026, this can be submitted online.

What do members who are affected need to do now?

If an almshouse has a communal boiler that heats multiple units, here’s what the charity needs to do:

If an almshouse has a communal boiler that heats multiple units, here’s what the charity needs to do:
Prepare for Ofgem registration: Following a period of being automatically authorised to operate, all heat networks will be required to notify Ofgem to maintain their authorised status after January 2027. Government encourages all heat networks to prepare for regulation now by following existing good practice, such as that set out by the Heat Trust and the industry’s Code of Practice.
Understand the rules: review the new regulations on heat networks, including standards for billing and system efficiency. Sign up to zoning alerts, ready for when they are implemented.
Check system compliance: make sure the boiler and heating system meet required standards,nderstand the rules: review the new regulations on heat networks, including standards for billing and system efficiency. Sign up to zoning alerts, ready for when they are implemented.
Check system compliance: make sure the boiler and heating system meet required standards, including safety and energy efficiency.
Ensure fair billing: the Regulations require that the prices for heating through the network are clear and fair. Make sure residents are charged fairly, based on actual heat usage. Further consultations will develop a fair pricing network later this year.
Seek advice: consider getting legal or regulatory advice to ensure full compliance with the rules. Members may wish to seek advice from our panel of consultants who have been recommended by other members and are familiar with the almshouse model.

DESNZ has published short guidance notes and videos setting out practical steps to help operators improve the performance of existing heat networks, as well as consumer protection, fair pricing protections, and financial resilience.

Keep up to date on heat network regulation:

Register with the Energy Ombudsman
Sign up for updates from DESNZ.
Email Ofgem to sign up to updates.
Engage with The Heat Network, a voluntary group of social landlords managing heat networks who meet regularly to discuss these topics and share best practice.
Join the National Quality Homes Network.

Support available:

Scheme	Who can apply	Deadline
Heat Network Efficiency Scheme (HNES)	As a heat network provider.	Round 12 is expected to open in March 2026 and close in May 2026.
Green Heat Network Fund (GHNF)	The GHNF provides capital grant funding to organisations in the public, private and third sectors in England.	GHNF Round 11 is open for applications and will close at 11.59pm on 1 May 2026.
Heat Training Grant	You can get a grant of up to £500 towards eligible courses in the areas such as operation and maintenance, metering and feasibility.	Applied for via training provider. One grant per person as a discount or rebate depending on the course price.

Should you have any queries, please do not hesitate to contact the team here at the Association.

updated 23 Feb 2026

A New Chapter for The Almshouse Association

Dear Members

We are excited (tinged with a little sadness) as we embark on a new chapter in the history of The Almshouse Association.

For some time, we have been searching for a new home, as our long-established offices in Billingbear no longer meet the needs of our growing team and our members. The space is too small and inefficiently designed, and its remote location has posed ongoing challenges.

Billingbear, however, has been more than just an office—it was a generous gift from the visionary almshouse champion, Leonard Hackett, and his family. In addition to our office, they entrusted us with their family home next door, which has provided a valuable source of rental income for the Association over the years. Their generosity has been a cornerstone of our journey, making our departure from Billingbear so bittersweet.

After exploring nearly 40 potential locations, we are delighted to have secured a remarkable new office in the heart of Windsor, just 200 yards from the Castle.

It comprises two 3,000 sq. ft. properties that require significant refurbishment, with one of the buildings being a detached office within the grounds of the main office, offering a significant future rental income. We were fortunate to acquire the site ahead of auction, allowing us the opportunity to reimagine the space and with some remedial work, secure a tenant for the adjoining building.

So, why the hint of sadness?

Leaving Billingbear feels like saying goodbye to a significant part of our history, particularly our connection to Leonard Hackett. However, we are proud to honour his legacy by naming our new headquarters Leonard Hackett House, with the adjacent office to be known as The Keep. The sale of the Billingbear site, including both the office and house, will help finance our move, ensuring a strong and sustainable future for the Association.

This transition represents an incredible opportunity. The new property will allow us to increase our rental income by 400%, helping to secure the Association’s financial stability for the next 50 years. While we cannot know for certain what Leonard Hackett would have thought, we hope he would see this as a progressive and necessary step for the Association that he helped to shape.

Renovations are now underway, with completion expected by the end of September. We will keep you updated on our progress and look forward to welcoming our members to Leonard Hackett House in the near future.

Warmest regards

Nick Phillips
CEO of The Almshouse Association

Be a part of our almshouse movement timeline!

To ensure we capture the wonderful legacy of almshouses and honour the movement, we are planning a timeline on the interior walls of our new office. It will showcase the rich history of the almshouse movement – from its origins over a thousand years ago to today – and we need your help!

Do you have old photos of your almshouses?

Inspirational quotes from benefactors and/or residents?

We’d love to feature them!

Please send in your contributions to karenmorris@almshouses.org for a chance to be included.*

* While we can’t guarantee every submission will appear on the final display, all contributions will be carefully archived and may be used for future marketing and promotional materials, with your consent.

Higos Insurance rebrands to Brown & Brown

March 2025 – A message to all member charities that have almshouse insurance with Higos Insurance Brokers, now known as Brown and Brown.

Higos Insurance Services, have rebranded and are now known as Brown & Brown, as of Monday, 3^rd March 2025.

The transition to the Brown & Brown brand is part of a nationwide unification of the company’s retail broking businesses in the UK.

Whilst Higos name has changed, they will continue to support and be a trusted insurance presence for the Almshouse Association and its members.

Higos Managing Director, Alan Clarke, explained:

“Bringing our many brands under one name allows us to better support our customers, teammates suppliers and insurer partners, while preserving the entrepreneurial spirit that makes our local offices so successful. The name above the door might have changed, but we will continue to deliver excellent service and innovative solutions, as well as ensuring our customers benefit from our strong relationships with insurers.”

The move will bring enhanced operational efficiencies across Brown & Brown’s broker base, as well as broader access to products and services, without changing the people or personalised service that local customers have come to expect.

What This Means for Local Customers

The rebrand will not change the local team, office location or high level of service that customers expect. From March, customers will be able to access www.BBrown.com/UK to find information on products and services.

Preparing You for Tomorrow’s Risks—Today™

Tel: 01458 270304
Email: almshouses.portfolio@BBrown.com
Address: 7 Cary Court, Somerton Business Park, Bancombe Road, Somerton, Somerset TA11 6SB
Website: BBrown.com/UK

Brown & Brown Insurance Brokers (UK) Limited, authorised and regulated by the Financial Conduct Authority (FRN 745618). Company registered in England and Wales. Company Registration No. 09850559. Registered office: Brown & Brown Insurance Brokers (UK) Limited, 7th Floor, Corn Exchange, Mark Lane, London EC3R 7NE.

posted 20 March 2025

Dr Radcliffe’s Almshouses given new lease of life

Case Study: New side porches for Dr Radcliffe’s Almshouses, Steeple Aston, Bicester, Oxfordshire

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 form of grants and loans.

The Almshouse Association provided Dr Radcliffe’s Almshouses with a £40,000 loan to replace the porches on their two almshouse dwellings. We thank Richard Preston, Chairman of Dr Radcliffe’s Almshouse Trustees who has put together the information below for us to share with you.

Background

Steeple Aston has two almshouses in the village, dating back to 1640 and built under the guidance of Samual Radcliffe, the rector of the village at that time and principal of Brasenose Collage, Oxford.

Originally, two single-room, one-storey properties until 1812, when a first floor was added to both. In the 20^th century, a kitchen and bathroom were added, and at some stage, a porch-style structure was added to No. 1 and a lean-to attached to No.2.

Planning and repairs: navigating listed building requirements

Around the end of 2021 it was identified that some major repair work was required to No. 1’s porch so the Charity decided to apply to the local district council for work to repair the situation. It was at this stage, the Charity realised that detailed plans and designs were required to meet the listed building requirements and that both properties needed to be matched to meet planning and conservation requirements.

After some exploration, the Charity managed to find an architect to draw up a design that met the council’s specification and then submitted it to planning for approval.

Once approved, a contractor capable of completing the work was needed, so the Charity put their project out to tender. By this point, it had become clear that the work would be expensive, but fortunately, they managed to secure a local builder they were familiar with and who came in at the most competitive price.

No. 1 – timber side extension failing due to rot

Successful restoration: sympathetic extensions for the almshouses

Eventually, the work commenced with no major issues other than those to be expected from a building of this age. The almshouses now feature two identical extensions, thoughtfully designed to complement the original building, replacing the poorly constructed timber side extension at No. 1 and the questionable lean-to at No. 2. The build included:

Front elevation now in local stone
Timber windows
A roof and a timber door which are both aesthetically pleasing and secure.
The flooring is now in quarry tiles and once the weather allows, the access pathway will be finished in a resin surface to make the whole area look so much better and safer to walk on.
Bin storage has been added to both properties and
additional electric sockets in the extension allows better use of that area.

Sadly, the occupant of No. 1 passed away at the remarkable age of 95 at the start of the construction work — though it’s worth noting the two events were entirely unrelated. This gave the trustees an opportunity to refurbish No. 1, and a new occupant is set to move in on 1 April 2025.

*_{No. 1 porch almost completed, bar the resin pathway}*

Funding

The main challenge was to find the funding of £65,000 as the Charity’s funds did not stretch that far.

With the help of The Almshouse Association and the local Dr Radcliffe’s School Foundation, the Charity was able to secure the funds required and work commenced during early Autumn of 2024.

Unexpected discoveries

Digging down to create footings, drains were found that no one had any knowledge of, and some modifications were required to make safe and, in some cases, make access for future maintenance should this be necessary. The weather was not always compatible with exterior building but eventually, the job was completed and the resident in No. 2 was able to supply tea and coffee when required by the builders.

Advice for charities contemplating a similar job.

Richard Preston comments, “If I had to give any advice to anyone contemplating a similar job, I would advise them to use a contractor that is known to them and can work around issues that will crop up with a building that has been around for a few centuries. Our builder has come in on budget and has managed to solve some issues that other builders might well have struggled with. Always keep calm and remember, if a problem arises, there is always a solution!

“Many thanks to The Almshouse Association for their invaluable help and advice and I believe we are now in a much stronger and secure position that we have ever been previously.“

Did you know?…

Funds used by The Almshouse Association to make loans to charities last in perpetuity. Loans to charities are interest-free with just a small setup fee. As they pay back the loan over a 10 year period, the Association is able to re-lend out the funds over and over again, ensuring more almshouses can be built or older almshouses can be preserved with a new roof or modernised with extensions or wet rooms. So if you are thinking about contributing to our rolling charity support fund by making a donation or leaving money in your Will, you will know that your money will be helping to change people’s lives for the better for many, many generations to come.

To find out more, please click here

posted 19 March 2025

2025 Architecture Today Awards

Entries now open for the 2025 Architecture Today Awards.

Has your almshouse recently completed a development?

Architecture Today are now accepting entries for their 2025 awards.

The Architecture Today Awards recognise buildings that stand the test of time; projects that have proven their worth through years of use, adaptation, and continued relevance. If you’ve designed a building that has delivered long-term value for its client, users and community, now is the time to showcase your achievement.

The 2025 AT Awards categories

Education
Healthcare
Hospitality, Retail, Sport & Leisure
Individual House
Landscape & Public Realm
Mixed Use
Religion & Culture

Residential Development
Transport & Infrastructure
Workplace
International
Student Prize
Key information

Find out more about each category here

Key information

Projects completed before April 1, 2022, are eligible, whether new-build or retrofit. Use the link below to see what categories you can enter. Entries close on June 23, 2025.

The live finals take place in September 2025, leading up to the Awards Party in November 2025.

ENTER ARCHITECTURE TODAY WEBSITE HERE

19 March 2025