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:  

  1. Properties undergoing probate – this may be relevant to members who have been bequeathed property by donors.  
  2. Properties being actively marketing for sale or let – this will be relevant to all members who have empty properties and are looking for residents.  
  3. 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:

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: Peter 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..

  1. The role of charity in society
  2. No right number of charities
  3. The Charity Commission’s resources versus expectation creep
  4. The balance of regulation
  5. Scrutiny of charity leaders
  6. Volunteer trusteeship must remain attractive proposition
  7. 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

What is affordable housing?

Association CEO, Nick Phillips asks ” what is affordable housing?”

Back in 2015, our friends at Shelter asked this question and we are still wondering what the answer is.

The term ‘Affordable Housing’ is thrown around in all circles as if there is one defining measure. The world is complex and generalisations save time,  but there is a cost to having such a broad measure – the cost is the availability of truly, genuinely, affordable homes.

The Government sets a bar of affordable housing being less than 80% of market rents. Have you seen market rents? 80% of unaffordable is still unaffordable for most people on an average income, let alone basic wage.

Today, the average rent in London is circa £2,200 per month. Even with the higher Local Housing Allowance afforded to London residents,  most will be hundreds of pounds short every month. The shortfall is about 30% and this level of unaffordability is repeated across the country.

Instead of rent, almshouse residents pay a weekly maintenance contribution (WMC). Most almshouse charities set their WMC to cover their costs and usually it’s within the Local Housing Allowance figure. This model of affordability dates back to the early days of almshouses and, in most almshouse charity governing documents, you will find the wonderful phrase that, in my mind, is a true measure of how affordable housing can be defined:

 “by living in this almshouse the residents will face no greater hardship”.

I have certainly not seen a better measure of affordability ….. and yet many local councils across the country still do not recognise almshouses as being ‘affordable housing´ in the same way some, less affordable, housing is being supported. When building new almshouses, some almshouse charities are still being required by the local council to pay an ‘affordable housing’ charge which is then paid out to other housing providers who are building houses that are defined as ‘affordable housing’, but often less affordable than the new almshouses being built!

We will be asking the next Government for proper recognition of affordable housing and proper recognition for almshouses. Let’s have an even playing field for the oldest form of genuinely affordable housing and this exemplar model of community housing. We will remind Government that almshouses contribute over £40m every year through reduced calls on state resources.

Nick Phillips
CEO | The Almshouse Association

CEO Blog: Are we losing our way?

The Almshouse Association CEO Nick Phillips comments on the new homeless laws

Rarely do I comment on homeless issues, given the thorough coverage by our colleagues at Shelter, Crisis and other specialised homeless charities. However, when I read about the proposed new laws aimed at driving homeless people off the streets or be faced with prosecution, I couldn’t help but question if we are losing our way.

In a nation of great wealth, the sight of thousands of people enduring nights on our streets and hundreds of thousands residing in temporary accommodation prompts profound reflection. Who, I wonder, are these laws intended to punish?

Recent Government data has unveiled a stark reality: nearly 4,000 individuals slept rough on a single autumn night across England in 2023, marking a distressing 27% increase from the previous year.

This surge in rough sleeping is just one facet of a larger crisis, with an estimated 242,000 households grappling with various forms of homelessness in England. From sofa surfing to enduring temporary accommodation to facing the harshness of sleeping rough, the spectrum of homelessness casts a wide net of suffering. Recent research from Crisis sheds light on the harrowing experiences faced by those living on the streets.

Shockingly, nine out of every ten people sleeping rough have been subjected to violence or abuse, underscoring the urgent need for action to address this humanitarian crisis.

Surely we must consider the ramifications of implementing such laws?  OK, it would shield the majority of commuters, theatre-goers and ‘us ordinary folk’ going about our daily business from the heart wrenching sight of those having to sleep rough, effectively hiding the visible manifestations of homelessness from public view. If that is the objective, the law could work. Perhaps it is bad for tourism or seen as a shameful example of a failing system? But this concealment comes at a significant cost.

Pushing individuals experiencing homelessness into secluded, obscure areas could render them more vulnerable to violence and exploitation. Forced into the shadows, they would be at greater risk of encountering physical harm. Fear of prosecution could also mean others remain trapped in situations of domestic violence. What would the law punish homeless people for?

It’s probably fair to acknowledge that very few individuals opt to live rough as a deliberate lifestyle choice. The circumstances leading to homelessness are often complex and multi-faceted, rooted in systemic issues such as poverty, family breakdown, loss of job, lack of affordable housing and inadequate social support systems. As such, addressing homelessness requires compassionate and comprehensive solutions that address its underlying causes, rather than punitive measures that merely displace the issue.

In 1572, the Poor Laws were introduced to deal with the rising number of homeless people. It was felt that charity, and the Church could no longer manage. I do wonder if we are now at the point where the State is admitting it can no longer support the homeless and we need to re-engage and encourage philanthropy and the Church to step in where the state is not able to cope?

The wisdom shared by one of the founders of The Almshouse Association following the introduction of the Welfare State resonates profoundly with me: “almshouses were too important to leave to the State.” Indeed, evidence from across Europe, where almshouses disappeared as they were subsumed into the state housing provisions, supports this assertion. In light of their historical and ongoing relevance, it’s fortunate that almshouses – the oldest form of affordable community housing – persist in the UK today, providing over 36,000 people with safe and secure homes throughout the country.

With the evolving landscape of housing needs, philanthropic support is becoming increasingly vital to meet the growing demand.

Almshouses represent more than just a housing solution; they embody a tradition of community care and support that can be life changing for all generations. As we navigate the challenges of the contemporary housing crises, preserving and expanding the reach of almshouses would be one of the solutions to help resolve the housing crisis and support the homeless.

I agree with the law makers in one area – we should not have to see homeless people on our street – but we would rather know that they are in a warm safe secure home.

After all, it could happen to anyone of us, at any time...

15 April 2024

Pickering and Ferens Homes share preview of new development

The Almshouse Association was delighted when Pickering and Ferens Homes (PFH) shared a preview of their latest development of almshouses at Padstow Close Hull with partners on 13 March 2024.

This £3.96 million development delivered by Unity Homes and supported by Homes England Funding of £1.32 million, comprises of 24 bungalows specifically designed for living in later life which are a welcome addition to the area. Incorporating innovative designs inspired by resident feedback, the development will be completed by late Summer this year. 

“We are committed to building as many new, high-quality homes as possible, and to be an organisation that people look on with local pride. We are delighted to be in the final stages at Padstow and know these properties will become much loved homes for our residents to enjoy.”

Claire Warren, Chief Executive of Pickering and Ferens Homes

“Good quality housing is in huge demand, and these will provide much needed, homes for people to live independently that have been sensitively designed to complement the character of the area, as well as utilising technology that ensures they are energy efficient.”

Cllr Paul Drake Davis, Portfolio Holder for Regeneration and Housing at Hull City Counci

(Pictured L-R) Nagra Azza Construction, Richard Walker, Homes Services Director Pickering and Ferens Homes, Ben Hanson, Head of Strategy, Market Intervention and Growth Hull City Council, Karen York, Community Engagement Lead Hull City Council, Bal Singh, Site Manager Azza Construction, Joe Bvumburai, Architect Eznat, Cllr Paul Drake Davis, Portfolio Holder for Regeneration and Housing at Hull City Council, Simon Redfern, Senior Housing Strategy Officer East Riding Council, Kate Calvert, Chair of the Board Pickering and Ferens Homes

“These wonderful new bungalows are the first to be built in Bransholme for many years and Unity Homes & Enterprise are proud to support Pickering & Ferens to deliver these well-designed energy efficient homes for the local community. This development demonstrates Pickering & Ferens commitment to the city of Hull and its communities.”

Wayne Noteman, Development Director at Unity Housing and Enterprise

posted 2 April 2024

St John’s open 15 new almshouses

21st March 2024 | Hampshire Chronicle

YEARS of planning and months of hard work finally paid off as 15 new almshouses were officially opened in Winchester.

The apartments, in Colebrook Street, are owned and run by charity St John’s Winchester. Located across five sites in the city, St John’s Winchester almshouses provide an affordable, supportive, and safe living environment for people over 60.

Work begun to convert the site, which used to be staff accommodation for the Wessex Hotel, in March 2021. 108 Colebrook Street was also renovated as part of the project and turned into two one-bedroom flats, a one-bedroom maisonette, communal area, and assisted bathroom.

Dignitaries and representatives from the charity, including Chairman of The Almshouse Association, Willie Hartley Russell were invited to a special event on Wednesday, March 20 to mark the completion.

Nigel Atkinson, Lord-Lieutenant of Hampshire, unveiled a plaque after speeches by St John’s CEO Clive Cook and chair of trustees Roger Bright.

“I want to acknowledge the brilliant work St John’s does both here in their almshouses and also through their community-facing services.”

Nigel Atkinson, Lord-Lieutenant

The Charity is currently looking for residents for the remaining vacancies of the almshouses, and a recent application process has drawn scores of applicants.

“These new almshouses represent a major step in securing the St John’s community in central Winchester for generations to come. They are state of the art, energy efficient and designed to facilitate mixing amongst community members and good neighbour relations. Every type of care can be delivered in them by our wonderful care team. The vast majority who move in will find a home for life.”

Clive Cook, CEO St John’s Winchester

For more photos of the event, please visit the St John’s Winchester website here.

Supported by welfare staff, St John’s residents will be part of a community of neighbours, friends, and staff. The almshouses are a registered provider of care with the Care Quality Commission, and although residents are encouraged to lead independent lives, they can also make use of the 24/7 assistance and support provided.

photo credits: Hampshire Chronicle, St Johns Winchester Charity

posted 2 April 2024