NEW WEBINAR: Charities Act 2022

Charities Act 2022 | Tuesday 18^th June, 10am | duration: 1 hour

The Almshouse Association is delighted to welcome Almshouse Association Panel Consultants, Laura Soley & Jamie Huard from Bates Wells LLP .

Laura and Jamie will be hosting a free webinar on the topic of Charities Act 2022 and the impact this will have on almshouse charities. You will have the opportunity at the end of the webinar to ask Laura & Jamie any questions on this topic.

To register for this webinar please click on the below link:

After registering you will receive a confirmation email containing information about joining the webinar.

posted 20 May 2024

EPCs – Historic England Report

Energy performance Certificates are a requirement for all let forms of accommodation. Although the legislation is not specific to almshouses the Association advises that it is best practice for EPCs to be obtained for them as they may well be requested by residents irrespective of whether the charity’s buildings are listed or not. EPCs are valid for 10 years & are required on the appointment of a new resident.

Further guidance can be found in our Standards of Almshouse Management guidance manual, chapter 16 Buildings, Section 16.8 EPCs.

HISTORIC ENGLAND REPORT

Energy Performance Certificates (EPCs) are the Government’s legislated rating scheme to summarise and report energy performance of buildings. The domestic and non-domestic sectors use different methods in order to assess the energy efficiency of buildings. These case studies in the Historic England report focus on the domestic rented sector.

In 2020 the Government consulted on increasing the Minimum Energy Efficiency Standards (MEES) for privately rented domestic properties from EPC Band E to EPC Band C for new tenancies from 2025 and all tenancies from 2028.

Historic England in conjunction with the MEES working group (National Trust (chair), Historic England, Country Land and Business Association, The Central Association for Agricultural Valuers, The Landmark Trust and other stakeholders) undertook case studies to provide evidence of the issues surrounding EPC assessments for traditionally constructed buildings and identify the barriers to successful improvements to energy efficiency.

The key issues identified were:

EPC assessment procedure
Fuel types
Overall costs
Impact on traditional construction

The guidance is intended for architects, surveyors, conservators, other conservation professionals and anyone who is interested in or responsible for the care of buildings.

Please click here to download the report.

_{posted 20 May 2024}

Awaab’s Law update

For those of our members who are Registered Housing Providers you will be aware that the Awaab’s Law consultation closed on 5 March 2024.

Once the outcome of the consultation is announced, any changes will be introduced through secondary legislation. With the Social Housing (Regulation) Bill due to be law by the summer and Awaab’s Law expected to be introduced within six months of that, the changes could be in place by the end of the year.

The Almshouse Association responded to the consultation, with our ‘latest news’ item of 1 March 2024 setting out our key concerns which related to timescales. We are also aware that other organisations such as the National Housing Federation and the Chartered Institute of Housing responded to the consultation with similar concerns.

The inclusion of Awaab’s Law within the Act places a spotlight on the severity of damp and mould as a hazard in social housing. This reinforces the obligations placed on all landlords in the Housing Act 2004 to ensure properties are free from serious hazards, as assessed through the Housing Health and Safety Rating System (HHSRS) – see link.

Introduction of time limits

The Government is proposing that Awaab’s Law will introduce timescales across all 29 HHSRS hazards. The HHSRS, which operates by evaluating the potential risk of harm to an actual or potential occupier, is based on the risk to any particular age group and is a means of rating the danger posed by a health and safety hazard.

To recap, the secondary legislation, once introduced, will require social landlords to fix health hazards, including damp and mould, within what the government has said will be “strict new time limits.” The proposed legal requirements for social landlords, if implemented unchanged following the consultation, will mean that hazards must be investigated within 14 days, fixing the hazard should start within a further seven days, and any emergency repairs should be actioned in 24 hours.

Almshouse Charities

Two of our member charities have recently received support from The Almshouse Association in the form of a loan to help support work to rectify damp and mould issues within their almshouses. Both charities, The Frances Geering Almshouse Charity and The William Holmes Almshouses have kindly provided a case study of the issues that they have encountered and their plans to resolve the issues. They will also provide a further update once the works have been completed. It is good to see that this is already a focus for our members.

Whilst awaiting the outcome of the consultation we would recommend that you start assessing:

your capacity to meet the timescales proposed
whether your record keeping is adequate
whether you have access to contractors or for larger charities skilled team members that can appropriately deal with repairs where required
your out of hours (weekend) repairs capacity, as the timescales proposed are calendar days, not working days.

Whilst Awaab’s Law will only apply to Registered Housing Providers, one of the objects of The Almshouse Association is to promote the provision, improvement, upkeep and maintenance of almshouses and associated services and facilities. We would therefore encourage all almshouse charities to take an interest in the provisions of Awaab’s Law whether or not you are a Registered Housing Provider.

We will provide you with a further update once the outcome of the consultation is known.

posted 16 May 2024

Case Study: The Frances Geering Almshouses

Case Study Phase 1, part 1: Drainage works, replacement windows and replastering,

In the early part of 2024, The Frances Geering Almshouses Charity was awarded a £50,000 loan from The Almshouse Association to support various planned works to resolve damp problems in the charity’s two almshouses, covering drainage works, replacement front windows and replastering and painting with lime based materials.

The Building

The Frances Geering Almshouses in Harwell, Oxfordshire are a Grade II* listed building, built in the 1740s. The building is U-shaped and single storey, with a fine example of brickwork on its front façade.

It originally housed ‘6 poor widows’ who each had one room with a well and brick privy (now a shed) in the garden.

In the 1960s and the 1990s alterations were carried out, reducing the number of residents to two, so that each had a living room, bedroom, kitchen and bathroom.

Damp Problems

With no damp proof course, and restrictions on what the Historic Building Officers would allow in a listed building, perennial damp problems were becoming unacceptable for residents in the 21^st century.

The trustees advised that if they cannot find residents, the charity will have no income and the building will deteriorate.

The Quinquennial Review in 2022 showed that some of the remedial work carried out over the years had been undertaken using inappropriate materials which were exacerbating the major problem of dampness in the almshouses. The residents have to keep their clothes in plastic bags; the walls and curtain linings develop damp patches, which become black and mouldy, which cannot be good for their health.

Finance

The original endowments of the Charity have been gradually sold off over the 300 years to maintain the upkeep of the building, and no endowments remain. Their annual income is about £20,000 with just two residents. In recent years they have had a surplus of about £5,000 per annum, which has been invested.

With a healthy financial balance, the trustees decided it was time to carry out a major renovation to reduce the damp problems.

The plan included:

the removal of the external cement rendering to the whole of the south wall and low level cement rendering to the east wall of the almshouse
stripping out the gypsum plaster on the internal walls in the bedroom, sitting room, kitchen and hallway
insulating the walls and replastering all with lime plaster. This work will allow the building to breathe.

The Quinquennial Review also recommended that a CCTV survey of the drains should be carried out and this revealed that the foul drains that were constructed in pitch fibre were showing signs of collapse and fluid retention. New pipework for the foul drains and the storm drains needed to be installed and a new soakaway dug, both of which will ensure that water is correctly taken away from the building. New gutters and drainpipes were also needed.

In March 2024 the new drainage system was successfully installed within a month.

Reinstatement of the disturbed pathways, patios and shingled areas has commenced.

The trustees have now also had agreement to remove the rotting wooden frames of the sash windows and replace them with double glazed units. The new plastering will be done during the summer months, to help the building to dry out, and the new windows will be fitted at the same time.

The trustees are using local building companies with a good reputation who are known to them.

Care of Residents

Whilst the drainage work was being carried out the contractors liaised closely with both residents to ensure that they were aware of when the changeover from the old to the new system would take place.

When the internal works commence it will be necessary to provide alternative accommodation elsewhere in the village for approximately two months.

Building Works and Progress

Having obtained Listed Building Consent, the trustees set up a small sub-committee to supervise the work, reporting at regular intervals back to the trustees.

They obtained quotes for the 3 areas of work, totalling approx. £120,000. With savings to cover half of this amount, they have been applying for grants. The Almshouse Association granted the Charity a loan of £50,000 to be repaid over 10 years to support the works.

posted 16 May 2024

We would like to thanks all the trustees and contractors for their hard work and determination to ensure these beautiful almshouses have been preserved and can continue to provide safe and warm homes to people in need for many more generations to come.

We would also like to thank the people who so kindly donate to The Almshouse Association or 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 2023, £804,624 was approved in new loans and grants approved totalled £78,590. 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.

Policy and Governance update: 15.05.24

Council Tax – Changes to Empty Property Premium in England
Spring Budget – Tax changes of relevance to charities

Council Tax – Changes to Empty Property Premium in England

New rules on long term empty residential properties in England came into effect on 1 April 2024, which will mean a property will pay double council tax if it has been empty for 12 months, (this is already the case in Wales and Scotland) rather than the current 2 years.  There are 3 exceptions to note: 

Properties undergoing probate – this may be relevant to members who have been bequeathed property by donors. 
Properties being actively marketing for sale or let – this will be relevant to all members who have empty properties and are looking for residents. 
Empty properties undergoing major repairs or structural alterations.

All 3 exceptions can provide up to another 12 months and The Almshouse Association considers (2) and (3) are of most relevance to members.   

The Association would urge members to keep records of any active marketing activities they are doing to fill vacancies, as well as major repairs and structural alterations. Should members have difficult in filling vacancies, please do not hesitate to contact our Member Services team to arrange for an advertisement to be posted on the Association’s website here.

Further details on the Council Tax premium for empty homes in England can be found here.

Spring Budget – Tax changes of relevance to charities

 The Chancellor made the following key announcements which the Charity Tax Group consider could also be relevant to charities in general: 

The VAT registration threshold for small businesses increased to £90,000 from 1 April 2024, which will hopefully prevent many smaller charities from being drawn into the VAT net. 
The Government cut the main rate of National Insurance Contributions for employees from 10% to 8%. The main rate of national insurance for the self-employed reduced from 8% to 6% on Class 4 National Insurance Contributions.  Employers contribution levels are unaffected. 
Amendments have been tabled to the Digital Markets, Competition and Consumers Bill to allow charities to continue to claim Gift Aid on subscription contracts, which could otherwise have been affected by the provisions in the Bill.

Further details from the Charity Tax Group here.
A full list of benefit and pension rates for 2024 to 2025 published in November 2023 can be found here.

posted 15 May 2024

The almshouse movement’s next philanthropists?

“Building a new generation of almshouses could restore the Church’s sense of social mission – in partnership with industry!“

The Times recently published an article by James Vitali on ‘How the Church of England can help solve the housing crisis’, who writes that:

“Building almshouses on its 100,000 acres of land would be locally popular, nationally valuable and give the church a fresh sense of mission.”

Association CEO, Nick Phillips agrees, adding:

“Building a new generation of almshouses could restore the Church’s sense of social mission – in partnership with industry!“

Historically, almost all almshouse charities have been founded through a collaboration of the Church and philanthropy. Almshouses are places where people, hope and friendships flourish, but there are just not enough almshouses to meet demand. James is, therefore, asking the right questions but should we also be asking others as well as the church?

The Church and almshouses have been intertwined since the start of the almshouse movement

The Church, ancient though it is, has also been a driver for social change in some areas such as housing, especially in the creation of almshouses. It is hard to imagine a time when there were no provisions for housing those in need – the almshouse model has been the backbone throughout the centuries in providing warm, safe, secure homes based on the original spirit of hospitality. These were originally led by the church; ‘hospitals’ from the medieval period still exist and operate today doing what they were designed to do when King Steven was the King of England.

The Church, therefore, has a position to uphold in supporting housing for those in need and The Coming Homes Report Led by The Archbishop of Canterbury unpins the Church’s position today. So, I agree with James – why not expand the reach of the Church to make an impact that could last for another thousand years by releasing Church land to build almshouses today so that, in the true spirit of charity, more people in need may be provided with a safe, comfortable, affordable home?

The Church could offer part of the solution as it holds land in places where almshouses have their best impact. A partnership between almshouse charities and the Church must generate more almshouse schemes, but I wonder if this is only part of the solution. Today, when we see independent reports demonstrating that almshouses actually contribute value to the State and that living in an almshouse can even extend life expectancy, we should be asking, “Who else could continue the one-thousand-year almshouse legacy?” We could also be asking, “Where are all the industry philanthropists now who once stood shoulder to shoulder with the Church?”

History shows that other great institutions established almshouses and many of the Livery Companies and industries are still very committed to the almshouse model because they know it supports the wellbeing of residents. The Weavers, Ironmongers, Skinners, Mercers, Lightermen, Printers, Leathersellers and many other Worshipful Companies regarded them then and still today, for their great added value in housing people in a community of good neighbours. Big industry philanthropists have, for example, supported retired miners and those who worked in the printing industry and we also see cases where the military have embraced the almshouse model. As well as encouraging the Church to step forward, should we ask industry leaders of today such as technology companies, finance companies and property companies to build almshouses too?

Does the Government play a role in the almshouse renaissance?

The Government, through Housing Associations, creates housing at scale, but it is just not enough in many cases. With thousands of people in sub-standard housing and over one million on council waiting lists, urgent action is needed, and what could be better than creating more almshouses? Run by voluntary trustees in a cost-effective way that alleviates some of the burden on State finances, together with their provision of warm, comfortable homes within special almshouse communities must surely be the way forward.

One of The Almshouse Association’s founders said,
“almshouses are too important to leave to the State” and these are telling words.

Society’s problems today can’t all be fixed by the Government, but the Government can help by giving almshouse charities the same opportunity as large Housing Associations and private companies, especially by recognising the almshouse model as ‘affordable housing’ in its planning policy.

Almshouses are charities in spirit and function, communities of good neighbours living together for their mutual comfort and well-being rather than being ‘just housing’. The Church and its land must be part of the solution for almshouse residents and the Church itself. Let’s bring together Church, industry and Government to add more of this great value asset to society and help build more almshouses.

To read James Vitali’s article, dated Wednesday April 24, 2024, please click here.
For Policy Exchange’s broader work on housing, please click here.

Further reading:

Almshouses for the twenty-first century? | The Church of England
2021 CofE Coming Home Report – coe-4794-hcc-full-report-v6.pdf (churchofengland.org)

posted 8 May 2024

Talking EPCs, decarbonisation and heritage

Almshouse Association CEO, Nick Phillips, attends the Heritage Building and Decarbonisation Group workshop at Historic England Head Office.

On Wednesday 1 May 2024, Historic England, the National Trust, the Church Commissioners, Dutchy of Cornwall, Country Land and Business Association (CLA), the Crown Estate, BRE Group and others all met to consider the impact and implementation of current EPC (Energy Efficiency Certification) process and legislation on the heritage sector.

_{Jo Lugg, National Trust talking at the workshop}

The group have been concerned that the current EPC model is too simplistic in the face of changing technology, listed building status and buildings that function in a variety of ways. The use of a building is important in considering decarbonisation intervention and, in the heritage world, the almshouse is unique in its use so we need to monitor the EPC changes to make sure it works for our members

We are grateful to Keeran Jugdoyal, Head of Net Zero Buildings at the Department for Levelling Up, Housing and Communities (DLUHC) who presented the latest direction on EPC strategy and took soundings on heritage buildings and how current EPCs could better reflect the reality of listed buildings.

The group were able to raise questions and give feedback into the development process and the direction of the next EPC measures appears to represent a positive direction, better able to balance energy costs, energy efficiency and carbon output. The group will be working with the DLUHC team to make sure they are flexible enough to cope with listed buildings.

Nick Phillips raised the significant concerns of our members, particularly those working with heritage buildings, and requested a simpler, return of investment and impact priority output from the system, as well as clarity and speed with the heritage exemption process.

There are changes to the RDSAP (Reduced data Standard Assessment Procedure) process that should add value to the system with better interpretation of ventilation, value of Photo Voltaics, better impact measures for windows, and solid wall construction, as well as shutters and new insulation material.

The EPC is here to stay but we all need it to produce pragmatic solutions reflecting the nature of the building.

posted 2 May 2024

Construction work begins on new almshouses in Gosport

A groundbreaking ceremony in Gosport has marked the start of construction on a new Thorngate Churcher Trust development of homes in the town.

Representatives from Thorngate were joined by local councillors, construction staff, funders and professional advisors involved in the project to mark the start of construction of 30 warden-assisted flats for the over 50s. As an almshouse charity, Thorngate Churcher Trust has been offering low-cost community housing for local people in housing need since 1868.

Speaking at the event Mark Hook, chair of the board of trustees for Thorngate Churcher Trust, paid tribute to everyone who had worked so hard to reach this point.

_{L-R Oliver West from Vale Southern, Thorngate trustee chairman Mark Hook and chief executive Anne Taylor; photo credit: Thorngate Churcher Trust}

“Our responsibility as a social housing provider is to respond to the needs of our residents and that is a passion that drives not only the board but the whole team at Thorngate,” he said.

Thorngate currently has 124 sheltered flats for assisted living and Mark said the current waiting list is almost long enough to refill each of these homes.

“We are conscious that we can’t satisfy all the demand for specialist housing for older people looking for independent living with people-based support but what we are doing here is maximising the potential of this site,” he said.

“It has all the key features we know are most popular for our residents such as a multi-use space in the resident lounge, easily access for buggies and parking, and great transport connections. It is also a very green building with renewable energy.”

Funding for the new project has been made possible thanks to a grant from Homes England and support from Charity Bank. Carolyn Sims, director of lending from Charity Bank said she was pleased that the bank has been able to help Thorngate with this project.

“Older people should have somewhere decent to live and almshouses like Thorngate play a great role in this,” she said. “I’m personally thrilled we can support this project and look forward to the homes taking shape.”

Vale Southern, based in Portsmouth, has been awarded the contract to build the new homes and its managing director Oliver West said,

“This groundbreaking marks the start of a much-needed development, which we’re very proud to be delivering on behalf of Thorngate Churcher Trust. With spades now in the ground, we’re looking forward to getting the project underway and collaborating with Thorngate to create a high-quality development of sheltered flats for assisted living.”

Thorngate’s chief executive Anne Taylor said with work now underway the homes will be ready for occupation in 2025.

“Our new development on the corner of Grove Road and Sealark Road in Gosport will provide safe, comfortable, and modern homes with communal facilities and warden support,” said Anne.

posted 29 April 2024

Behind the blue doors..

To mark the 200th anniversary of Trinity Homes Almshouse in Brixton, photographer Jim Grover stepped inside to meet some of the current residents and delve into its history.

Read BBC News article here and below:

_{Image source: Jim Grover: Resident, Guy Hunting}

“I’ve often wondered what lay behind the blue front doors of this distinctive Georgian building on Brixton’s busy Acre Lane,” says Grover.

“Who lives there and what are their stories?

“How did it come to be here and who was the man whose name is prominently displayed above its doors? It’s been a wonderful voyage of discovery for me, full of extraordinary revelations that span 200 years.

“I am so pleased to be able to throw open the doors and share the remarkable and inspiring stories that lie behind them.”

The almshouse was built in 1822 and endowed in 1824 with £2,000 (equivalent to about £275,000 in today’s money) by Thomas Bailey, a Brixton resident. Originally from Staffordshire, Bailey made his money as a partner in Neale & Bailey, a very successful retailer of china and cut glass in the late 18th and early 19th Century.

_{Image Source Jim Glover: Trinity Homes wall tablet}

Trinity Asylum (as it was originally named) was for “pious aged women”, it was not a mental asylum. Successful applicants for one of the original 12 apartments had to be aged between 57 and 67, single, have a small income, and have references that included confirmation of their religious faith.

Today Trinity Homes is a registered charity administered by a group of voluntary trustees. Residents can furnish their rooms however they wish.

Guy Hunting, a published author and previously a footman at Buckingham Palace, has been a resident for 14 years. He scours local charity shops for artworks to add to his enormous collection.

“People aren’t here by choice, some are here for unfortunate reason, by ‘force majeure’, but some are great fun.”

_{Image source Jim Grover: Resident Christine Holding}

Christine Holding became a resident in 2004. Her mother was previously a resident for more than 20 years.

Holding retired in 2020, at the age of 72, having previously spent 20 years as a dinner lady and housekeeper in a local school. Now 76, she has signed up to be a volunteer for The Patients Association in her local GP surgery.

“I’ve worked all my life, I’ve got to be doing something as I love meeting people,” she says.

In 1996, Peter Avery became the first male resident of Trinity Homes, and men now comprise seven of the 17 residents.

Avery, now 84, a former senior lecturer at Central School of Art and Design, continues to be a very active artist and is currently designing a stage set for a south London theatre.

“I don’t have a bedroom, it’s my studio instead. I have a fold-up bed which I wheel out each night,” says Avery.

_{Image source Jim Grover: art materials in Peter’s room}

Traces of former artist residents can be found in the communal gardens.

_{Image source Jim Grover: a wooden sculpture of a chair}

_{Image source Jim Grover: an apple tree}

Like many almshouses, the layout includes a central communal area, in this case a garden. In the summer, some of the residents gather under the apple tree for a glass of wine together.

_{Image source Jim Grover: Andrew Taylor, Trinity Homes Warden}

Andrew Taylor is the live-in warden, a role he has held since 2013.

“I’ve decided that now we have a newly decorated meeting room I’m going to see if we can get together a bit more. Start with a coffee morning and some homemade scones. We’ll take it from there.”

_{Image source Jim Grover: Wallee McDonnell}

Wallee McDonnell is 72, and a resident since 2018. He volunteers for Celebrate Life, a Community Interest Company, for which he was a finalist in the 2024 Lambeth Civic Awards. He also facilitates peace education workshops in prisons.

“I was homeless” says McDonnell, “I’d never had my own place, my own front door with a key.“

Behind the Blue Doors can be seen in the exhibition gallery of the newly opened Lambeth Archives in Brixton until Saturday June 22nd June.

To view online, please click here.

posted 29 April 2024

Lessons Learnt – former Charity Commission CEO reflects

As Helen Stephenson CBE steps down from her position as CEO of the Charity Commission, in one of her final speeches as CEO, she reflects on 7 lessons she has learnt about the charity sector – one for each of her years in office..

The role of charity in society
No right number of charities
The Charity Commission’s resources versus expectation creep
The balance of regulation
Scrutiny of charity leaders
Volunteer trusteeship must remain attractive proposition
Purpose-ride or die

Nick Phillips, CEO of The Almshouse Association believes that, for him, one of these reflections stands out as the most valuable and, in many ways, informs all the rest – Helen’s last comment on leadership and direction:

“When I reflect on what it is that makes the difference between a charity that succeeds and one that gets lost along the way, it is this: a great charity is one whose trustees and wider leadership, over time, are led always and alone by the charity’s purposes. Not by whim, fashion, or funding but by a shared commitment to delivering on the purposes that got the charity on the register in the first place.

This is easy to say, but it can be difficult to achieve day to day.

It requires consistent leadership and oversight by trustees who are prepared to support, help and hold to account their executive team. It requires confidence, resilience, and courage – including the courage to say no to funding or a contract that would lead the charity away from its core purpose.

Please, if you take anything away with you from what I’ve said today, let it be this: that as trustees you are first and foremost the steward of your charity’s mission. Whatever talent, experience or skill got you on the board in the first place – once you’re there, your purpose is the charity’s purpose. Don’t allow yourself to be swayed from that purpose by anyone or anything.”

Helen Stephenson CBE

Having worked for and supported many charities over the years, CEO Nick Phillips agrees, commenting,

“Many charities succeed and achieve great things – all have had clarity of purpose in all they do. Almshouses have their Governing Documents that may include a Scheme, Will, letter of intent… but the key is the founders wishes and for almshouse charities, those wishes are, fundamentally, for the provision of warm, safe, secure homes for people in need.

“Where I have seen some charities fail is when they lose sight of their true mission. As one of our founders said when forming The Almshouse Association 78 years ago. “A good charity will always survive and thrive.” And no truer statement could be made for the many, many almshouse charities that have continued to stick to their mission of delivering their founders wishes, century after century – to provide safe, warm and affordable homes for people that need them.”

To read Helen’s speech, please click here: Reflections on my time as CEO – GOV.UK (www.gov.uk)

posted 25 April 2024