MP Briefing

The Association has always encouraged our member almshouse charities, wherever possible, to hold meetings with their local MPs for them to gain an understanding of the issues affecting almshouse charities.

This is something we are especially encouraging at this time as there are a number of regulatory matters that have an adverse effect upon almshouse charities that we are keen to see addressed at both a local and national level.

The issues concerned are set out as follows below and as a download here. We we hope you will find it a helpful briefing note, but please do not hesitate to let us know should you have questions arising.

BRIEFING NOTE:  Regulatory Challenges to The Almshouse Charity Model

THE PURPOSE OF THIS PAPER: The Almshouse Association is seeking for almshouses:

  • to be recognised in the National Planning Policy Framework (NPPF) definition as “affordable housing”
  • to be recognised under the new Community Infrastructure Levy as “affordable housing”
  • to be exempt from new regulation that would challenge the charity structure and spirit of almshouses as embodied in the Social Housing Bill
  • a new appropriate form of regulation fit for small housing charities such as almshouses.

The history and background:  Almshouses, established as a charitable form of social housing in the 10th century, continue to operate as charities providing valuable social housing at a local level, with residents being offered a home based on the terms of the gift of the original benefactor as laid down in the charity’s governing documents.

Almshouse charities today: There are 1,600 almshouse charities operating throughout the UK today providing safe, comfortable homes to some 37,000 people in need. Most almshouses are small communities comprising less than 20 dwellings and while residents live independently, they are also part of a community where there is help and support in the background which may be called upon in times of need.

Almshouses are affordable housing for people in need and often operate within a specified geographical boundary. In some cases, the charities cater for a specified group of people, defined for example by age, sex and, in some instances, those who have been employed in certain industries and are now retired. While the majority of almshouse charities are for older people, the almshouse movement is progressive and there are increasing examples of new charities being established for younger people and families.    

 How almshouse charities operate: Almshouses operate under charity law, are regulated by the Charity Commission and abide by the guidance of The Almshouse Association in its manual, Standards of Almshouse Management (“SAM”)which was produced in conjunction with the Association’s legal advisors, Stone King and in consultation with the Regulator of Social Housing. SAM provides a robust set of standards, processes and procedures, policies and templates that set out legal and good practice examples which are subject to regular review by Stone King.

Almshouse charities also comply with legal obligations such as those required by the Health and Safety regulations, the Trustee Act, the Charities Act and overarching duties such as safeguarding within the Care Act. Almshouse charities are managed and led by voluntary trustees and do not operate under the Landlord and Tenant Act. As opposed to Assured Shorthold Tenancies, almshouse residents, who are beneficiaries of the charity, occupy by way of a licence commonly known as a ‘Letter of Appointment’. 

The Regulator of Social Housing: The 2008 Housing and Regeneration Act established the Regulator of Social Housing. The Act states that Government funding through Homes England (and other funding bodies such as the Greater London Authority) could only be used to support “affordable housing” defined as Regulated Housing such as Housing Associations.

Almshouses are a form of affordable housing and are often the most affordable form of housing available in the area. Residents do not pay rent but pay a Weekly Maintenance Contribution. The majority of almshouses (80%) are not regulated by the Regulator of Social Housing and therefore cannot access the funds made available to other forms of affordable housing unless they become regulated and, as a result, are subject to regulations not always fit for purpose.

Under the NPPF funding can be made available for affordable housing under Section 106. However, as almshouses are not recognised as affordable housing in the current guidance unless they are registered providers with the Regulator of Social Housing, they are not eligible to receive the funding concerned.  

Almshouses that become Regulated Housing Providers (RHPs): The Regulator of Social Housing is designed for organisations holding over 1,000 units but it is a significant fact that 80% of almshouse charities have less than 20 units. The obligations of being an RHP or Regulated Social Landlord can be extensive, time-consuming, and inappropriate. Out of our membership of 1,600 almshouse charities, 264 have opted to become RHPs in order to access Homes England funding.

Not only is regulation an additional burden on trustees but new policies and obligations for RHPs can challenge the charity status of almshouse charities leading to, we believe, a homogenisation of almshouses in order to fit into the social housing model. This can significantly restrict the ability of trustees to fulfil their objectives, can inadvertently widen the objectives of the charity to mirror small housing associations, and can dilute the model of charity which is locally led under defined objectives.  There is a significant risk that this centuries-old, workable, valuable, charity housing model could disappear.

Right to Buy: Almshouses as charities are exempt from the Right to Buy as trustees currently hold the asset on trust in perpetuity.  It is feared that if they fall under the increasing remit of the Regulator of Social Housing, their defence against Right to Buy would be weakened and could leave charities open to being sold.

What is needed: Almshouse charities to be recognised by local government planning departments as being affordable housing and qualified to access support or land under Section 106 (NPPF).

The same recognition is needed in the drafting of the Community Infrastructure Levy.

Almshouses are regulated by the Charity Commission and if a different measure of regulation is to be required in order to access Government funds it should be appropriate to both the scale and structure of these small almshouse charities. Trustees should be allowed to continue to operate under charity law and to fulfil their legal duties and obligations to act in the best interests of their charity and, by definition, their residents.

If you are successful in arranging a meeting with your MP, we would also welcome receiving any feedback.

posted 21 August 23

STOP PRESS – Community housing at heart of Govt housebuilding announcement

On 24 July 2023, both the Prime Minister, Rishi Sunak and the Housing & Levelling Up Secretary, Michael Gove gave commitments to meet the Conservative Government’s target of building 1 million new homes over the course of the current Parliament.

For almshouses, there were a number of specific points to note within these announcements, especially the focus on a more locally and community driven approach to new housebuilding.

  1. “Development should proceed on sites that are adopted in a local plan with full input from the local community, unless there are strong reasons why it cannot.”
  2. “Better use should be made of small pockets of brownfield land by being more permissive, so more homes can be built more quickly, where and how it makes sense, giving more confidence and certainty to SME builders.”
  3. Consultation on Permitted Development Rights, to convert redundant commercial properties in town and city centres to residential.
  4. Establishing the Office for Place in Stoke-on-Trent, a new body to lead a design revolution, ensuring beautiful new homes are built according to a simple design code supported by local people. The Office for Place will support residents to demand what they find beautiful from developers – ensuring every local place is built to reflect the individual local character and beauty of every community across the country.
  5. £800 million allocated from the Brownfield, Infrastructure and Land fund to unlock.

Almshouses have a proud track record of providing focused community housing in line with local needs and as such the announcement could provide greater scope and opportunities for new almshouses.

The Almshouse Association will be carrying out a Census of our member Almshouse Charities this autumn and the information you provide will be key to helping us to help you, by raising awareness of the good work you do for your local communities with Members of Parliament, Local Councils and Councillors.

posted 10 August 2023

Case Study: Solar Panels

At the end of 2022 The Almshouse Association was pleased to be able to respond to a request for a loan from Lord Petre and Puckle Charities to support the installation of solar panels. In addition the Charity was looking to replace their night storage heaters with a new heating system which would be compatible with their drive to solar energy.

David Clark, Chair of the Trustees at Lord Petre and Puckle Charities is sharing with us a case study of their project in 2 parts. In the following article, we learn about the background and installation of the solar panels and their new heating system. The second instalment will hopefully reflect the benefits to the Charity and the residents of their new solar energy system after the best that a UK winter can throw at them!

“The almshouses in Little Burstead, Essex are financed and managed by Lord Petre & Puckle Charities. The terrace of three bungalows was built in 1972 as replacements for the original cottages dating back to the 1920s. They are located within the village conservation area and the project proceeded without the need for planning permission. The pitched roof of the properties faces north/south and south is the preferred orientation for maximum solar panel efficiency.”

Before solar panels were fitted

“In the spring of 2022 at the commencement of the Ukrainian/Russia war the effect on energy costs was so horrendous that we needed to look at ways to significantly reduce this area of our overheads. As the Charity pays for all heating, hot water and communal lighting for the residents, we were greatly impacted by the soaring energy costs.

We conducted an exercise looking at the previous year’s usage which was 22,000 kWhr or 1500 kWhr per month and projecting that forward at the new rates per kW, this would have used 52% of our total income per year – a big problem going forward. In addition to this, we were already contemplating replacing 50-year-old night storage heaters which were very inefficient.

It was decided that we should get quotes for solar panels/batteries and replace the old heating system. We looked at several  companies and chose The Skill Group to work with the Charity on this project.

Initially the cost of such a project looked to be problematic, especially as we explored the possibility of grants but were turned down. However The Almshouse Association came to our rescue and granted our Charity a £40,000 interest-free loan, for which we are extremely grateful.”

With solar panels

“On 6 March this year the scaffolding went up, on 7 March the Skill team arrived and installed all 72 solar panels including bird guards; these are essential to stop the possibility of birds nesting under the panels. On 8 March the scaffolding was removed, all without any inconvenience to our residents. Part 1 of the project completed.

It was decided that the next stage, installing the batteries in the roof voids and the electrical work connecting everything up would be left until the weather was warmer so that we could limit the disturbance to our residents. This part of the project commenced in late April, together with the removal of the old storage heaters and the installation of the new heating system compatible with the solar panel installation. This part of the project took just over a week and was completed most efficiently, with only minor hiccups and very little inconvenience to our residents.

The solar panel installation went live in May and we have generated 7,713 kWhr of energy which is now supplying most of our electricity needs, additionally we are currently selling back to the grid through our electricity supplier, Octopus Energy per day at a price of 15 pence per kW. The amount of energy we have sent back so far is 6,356 kWhr. This sell back will be credited and used against what we will need to buy in during the winter months when the solar panels will not produce as much electricity. Our energy usage has gone from 1,500 kWhr per month to 100kWhr.

The Charity would highly recommend The Skill Group to other almshouses who might be contemplating this type of project. They were extremely personable, understanding, efficient and quick to react to any concerns or issues we had.

The Charity would also like to reiterate its thanks to The Almshouse Association for granting us the loan which has allowed us to complete this project.”

Well done to you all for meeting the challenge head on! We are all looking forward to hearing the second instalment in the new year!

Posted August 2023

Case Study: Lord Leycester Almshouses

Case Study – Almshouses Lord Leycester (Oct 2022)

The Almshouse Association made a loan of £50,000 in Q1 2020 to the Lord Leycester Almshouses. The purpose of the loan was to support funds “To renovate almshouses and provide habitable homes with a focus on needy and wounded service veterans. The almshouses date from the 15th century and require substantial external and internal renovation to make them fit for the 21st century.

Charity Background

The Lord Leycester operates in the Museum and Heritage site sector and often say they are Warwickshire’s answer to the Royal Hospital Chelsea – just smaller and older! The organisation is a Registered Charity in England that provides almshouses for veterans. The buildings are Grade 1 and Grade II listed with a Registered Garden. We are located in the centre of the town of Warwick on the western end of the High Street.

The charity has two aims:

  1. Caring for the collection of nationally significant heritage Grade 1 buildings comprising the Lord Leycester Hospital and the 500 year old registered garden;
  2. The charitable role of maintaining and providing homes for needy and wounded service personnel – a role that it has carried out continuously since 1571.

The Charity’s main source of revenue is from Heritage visitors and Guided Tours, rents from function rooms, filming, rents from properties sub-let, and donations. The Lord Leycester Hospital is open 6 days per week to visitors. In addition, they have eight Brethren living at the site as Charity recipients and four non-Brethren residents who live in the almshouses.

“Seven centuries ago, the Guilds built these medieval buildings as the centre of civic life with a strong philanthropic mission and a space for community events. In the 1500s the buildings became a “Hospital” carrying on the philanthropic tradition by caring for wounded warriors.

Time has seen the Lord Leycester retreat to where it sits today in the shadow of town life.  The ancient buildings need restoring. For seven centuries the Lord Leycester was important as a centre of civic life but time and lack of funds has ravaged the fabric of the building.

The Lord Leycester Hospital is at risk but with investment and a good business plan linked to key conservation management plans that are fully implemented, it can become self-sustaining and restored to its former glory as a centre of gravity in Warwick’s historic community. It also has the potential to add significantly to the economic growth of Warwick.  One of the areas to develop was the upgrading of our almshouses.  We requested a £50,000 loan to begin the work on our almshouses.“

“By 2023 we want to have a strategy in place to undertake mounting Heritage/almshouse repair requirements and be able to offer far more to our Heritage visitors which in turn will also increase our footfall from 5,000 a year to 35,000. This footfall increase will generate more revenue for the Institution and the Town as we attract a greater number of non-local visitors. The Lord Leycester has the potential to take back the position of being active and central to community life in Warwick and to increase its annual footfall.  We also want to upgrade and repair our almshouse residential cottages which are at the core of our charity. “

Q: What challenges were you facing before the project started?

“We could not get ahead of the bow wave on residential repairs and with sub-standard accommodation we were not in position to charge a weekly maintenance contribution.”

Q: Did you source additional funds from other organisations?

“Yes, we received donation funding from the Army Benevolent Fund, Warwick Relief in Need and Thomas Oken Trust.”

Q: What would have happened had you not been successful in receiving a loan or grant from the Association?

“Three cottages would have had to be left unoccupied without the income from the weekly maintenance contribution and we would not have upheld our full responsibility as an almshouse charity.”

Q: Did your project include making renovations to a listed building?

“It was like for like repair in a Listed Building, not renovations.”

Q: On completion of the project what feedback have you received from the residents?

“The cottages are really nice, comfortable and accessible. Our residents love their almshouse – they feel very privileged and protected to live on our site.”

Almshouse living: by the residents

Take a peek into the lives of Hopton’s Almshouse residents…

Hopton’s Almshouses were established in Southwark, London in 1752 and have been continually occupied since. They provide the opportunity for residents of the borough to remain in the heart of the city, actively engaged in the community in which they have lived for most of their lives.

The film on the website of Witherford Watson Mann Architects was commissioned as part of the on-going research into the views of older people on the value of remaining in their existing communities in the heart of busy urban locations. The findings underpin the design being developed by the Architects for a contemporary almshouse for the 21st century to be run by United St. Saviour’s Charity.

Nigel, Shamus and Barry talk about almshouse living and the importance of being able to live in their local community.

Click on the video at the end of the architects webpage below to view….

or to access the video directly

posted courtesy of WWM Architects 8 August 2023

P&G update: 8.8.23 Charity Investments

The Charity Commission has updated guidance on charities and investments.

Published on 1st August 2023, the guidance (known as CC14) has been redesigned to offer greater clarity and to give trustees confidence to make investment decisions that are right for their charity.

The language used in the guidance is clearer and the structure has been updated so that it is shorter and easier to use, and trustees can find the information they need more quickly.

As discussion continues within the sector about charities’ ability to account for factors such as the environmental impact of investments, the guidance makes clearer that trustees have discretion to choose what is best in their circumstances and have a range of investment options open to them – provided they ultimately further the charity’s purposes.

The refreshed guidance follows a Commission ‘call for information’ and consultation on financial investment and reflects a significant High Court judgment on charity trustees’ investment duties (the ‘Butler-Sloss’ case). Trustees can have confidence in the decisions they make when following the guidance, knowing it is up to date and properly reflects the relevant law.

The guidance:

  • includes examples of various issues which may be relevant for trustees to consider when making investment decisions, such as the potential for an investment to conflict with the purposes of the charity, or the reputational impact of an investment decision.
  • lists steps trustees ‘must’ take to be compliant with the law and those trustees ‘should’ do which are strongly recommended as best practice but not legally required.
  • explains that acting in the best interests of a charity is about ensuring that above all else any decision furthers its purposes. It also warns trustees to not allow personal motives, opinions, or interests to affect the decisions they make.
  • incorporates previously separate guidance on social investment and no longer uses terminology that could get in the way of trustees’ understanding, such as ‘ethical investment’, ‘mixed motive investment’ and ‘programme related investment’.

The examples featured in the guidance are designed to help trustees identify the factors that are relevant to their own charity’s situation and then use these to determine how to approach their investment decisions. This should make it easier for trustees to apply the guidance correctly and feel able to justify that the decisions they take are in their charity’s best interests.

posted 8 August 2023

Sloswicke’s Almshouse Charity expansion news!

Good things happen in 3s!

One of Retford’s oldest institutions took the limelight on the 25th May 2023 to celebrate the opening of their five new almshouses.

Sloswicke’s Almshouse Charity, which was established in 1658, is a Registered Provider with Homes England and now has 46 properties at 4 sites in the town.

In 2017 they seized the opportunity to acquire the former joiner’s workshop adjacent to their existing properties on Union Street in Retford. The new construction in 2023 is very timely as the original almshouses were built in 1823 and refurbished in 1983. The Union Street Almshouses came to Sloswicke’s on the merger of Charities in 1982.

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The new development not only allowed the Charity to increase the number of homes they own by a further five properties, but  includes 2 bungalows which is a welcome addition to the type of homes they offer. It also presented the Charity with the chance to work with conservation architects,  Soul Architects, to redesign the area to the rear of the combined Union Street properties to incorporate communal gardens, seating areas and a scooter store to benefit all the residents. This will allow the new residents to immediately feel part of an established community.

Sloswicke’s were the first member of the Almshouse Consortium to secure a grant allocation in the 2021-26 Homes England funding programme. Other funding for the project has been provided by The Almshouse Association, The Charity Bank and Sloswicke’s own reserves.

“These properties have been a long time coming, with many hurdles overcome on the way, but we have residents lined up for all 5 which demonstrates the need and confirms that the trustees efforts will benefit members of the local community, hopefully for centuries to come”

Tim Shuldham Chair of Trustees.

Congratulations to all the trustees, staff, architects and contractors who have worked so hard on this successful project – its wonderful to see plans and funds come to fruition, adding another five almshouses to the affordable housing stock in the UK and providing warm and safe homes in the community for people in housing need – in perpetuity.

posted 7 August 2023

Further reading: Sloswicke’s Almshouse charity to build extra flats and cottages in Retford – Lincolnshire Live

The Almshouse Association 72nd AGM 2023

Our seventy-second AGM took take place on 15 June 2023 at One Great George Street, Westminster, London SW1P 3AA, prior to the start of Member Day 2023.

Our outgoing Chair Elizabeth Fathi reflected on 2022 and her five years as Chair of the Association. This was followed by acceptance of the Minutes of the seventy-first Almshouse Association 2022 AGM  held on Wednesday 15 June 2022 at Grand Station, Sun Street, Wolverhampton.

Board members, John Broughton, Elizabeth Fathi, Willie Hartley Russell and Tricia Scouller had served 3 years in their current trustee tenures and sought re-appointment, which was voted on and seconded by members; all were re-appointed. Willie Hartley Russell was confirmed as the new Chairman of The Association.

Simon Ling, Honorary Treasurer, then presented the 2022 financial accounts which were adopted and Simon confirmed the re-appointment of Auditors, Buzzacott LLP.

The Almshouse Association Accounts and Annual Report 2022 can be downloaded here. (Hard copies were presented to all AGM delegates on 14 June 2023; main member contacts of the Association will be receiving their hard copy of the Annual Report with the summer Gazette mailing.)

New Chairman, Willie Hartley Russell presents outgoing Chair, Elizabeth Fathi will a bouquet.

An address from the new Chairman, Willie Hartley Russell followed; he shared his five year chairmanship plan with delegates which focuses on the following five areas: legislation and regulation, financial stability and fundraising, Billingbear Lodge, research and 2023/2029 Strategy.

“There is a need to ensure that the almshouse model that has flourished for the last 1000 years, remains as relevant today as it always has been.”

Willie Hartley Russell, Chairman of The Almshouse Association

The AGM concluded with an update on strategic goals from Association CEO Nick Phillips and a presentation to the outgoing Chair, Elizabeth Fathi.

Nick gave his and the teams personal thanks to Elizabeth Fathi for her vision, ambition and encouragement to “challenge ourselves to think further and greater for the Association and the almshouse movement”. We have found it hugely stimulating to have Elizabeth Fathi as our Chair. Elizabeth led the association to think beyond the shores of Great Britain, engaging with our European partners.

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posted 3 August 2023

Founders Day celebrations at Eventide Homes

The Eventide Homes celebrated Founders’ Day on 21st July 2023. Residents, trustees, staff and guests enjoyed a barbeque in the almshouse grounds,  87 years after the first homes were built on the estate.

Ken Mantock, Chairman of the Charity, gave thanks to their Founder, Alderman JR Edgecombe, and the founding Trustees, for the legacy they have provided…

Alderman JR Edgecombe became increasingly aware of the growing number of cases of extreme hardship in Bournemouth during the 1930s. This was particularly so amongst women, who were left homeless and without adequate means of support.  In 1933, he was elected as Mayor, an office that he held for three years, becoming an Alderman, and it was during this time that JR Edgecombe envisaged a community of small villas where older people in need could find security in the latter part of their lives. By July 1936, the first two blocks had been built and were ready for occupation. A Community Hall was opened in July 1937 and was made possible thanks to the kindness of Sir Alexander Maclean (of toothpaste fame). Today there are 74 homes on the estate.

This was the first event held on this scale since the pandemic and Ken Mantock thanked the support shown by the community during that time. He personally thanked the local Post Office Master, the local Chemist, and the Community Champion from the local supermarket.  All went above and beyond in helping the residents of the charity during such a difficult time.

The Mayor of Bournemouth, Councillor Anne Filer, who was a guest at the event, and an ex-officio Trustee of the Charity herself during her term as Mayor, was amazed at the beautiful surroundings and publicly thanked the Trustees for their hard work in ensuring that the Charity is thriving today. 

To find out more about Eventide Homes, please click here and to read the Founders Day pamphlet.

posted 2 August 2023

Westminster Almshouse Foundation celebrate Founders Day

Westminster Almshouses Foundation (WAF) invite new Almshouse Association Chairman Willie Hartley Russell to celebrate Founders Day.

l-r: Lord Mayor, Sue Ford, Cllr Selena Short (also trustee), The Rev Graham Buckle & Willie Hartley Russell

[above photo -Association Chairman Willie Hartley Russell Lord Mayor of Westminster Cllr Patricia McAllister and Sue Ford Chair of Westminster Almshouses]

The event was also attended by the City of Westminster Lord Mayor Cllr Patricia McAllister, the charity trustees and the residents.

The Founders Day service and reception celebrated the occupation of the Westminster Almshouses Foundation in their current location at 42 Rochester Row. The present building was opened on St James’ day (25 July) 1882. The original almshouse, founded by James Palmer in 1656 was located a few minutes away in Palmers Passage, just off Victoria Street.

Over the years, the site has expanded & now provides accommodation for forty one residents.

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In 1656, Rev James Palmer founded almshouses in Palmer’s Passage for six poor old men and six poor old women together with a school for the education of twenty boys. He also encouraged Butler and Hill to make donations to create almshouses.

In 1675, Nicholas Butler founded two almshouses in Little Chapel Street near Palmer’s Passage for two of the most ancient couples of the best report and, in 1708, Emery Hill, a brewer and benefactor in the parish of St Margaret Westminster founded 12 almshouses and a school in Rochester Row on land leased from Westminster Abbey. 

All the almshouses were consolidated together into the United Westminster Almshouses and re-erected in Rochester Row in 1881-2.

The almshouses in 1882
The almshouses today