Case Study: Thomas Fryer Almshouse Charity makes strategic changes to ensure they continue to effectively serve the community.
If a charity does not have sufficient funds to carry out necessary works to their almshouses or support their plan to provide more almshouses for people in need in their area, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.
In 2025, The Almshouse Association provided the Thomas Fryer Almshouses with a loan of £65,000 to support the purchase of No. 22 John Street in Oakham, Rutland.
Background
The Thomas Fryer Almshouses charity was established following the death of Thomas Fryer, a wealthy landowner whose family had lived in Rutland for generations. Through his Will, Thomas Fryer endowed two cottages to provide almshouse accommodation for his housekeeper and for local residents of Rutland who were “aged and infirm” and would otherwise have faced the prospect of ending their days in the Union Workhouse.
From the outset, the charity was rooted in strong local governance. Occupancy was originally restricted to residents of the villages of Manton and Hambleton, with trustees appointed from both villages alongside additional co-opted trustees, often from the church. The first formal meeting to administer the Trust was held in 1917, with records still surviving today.
Changing circumstances and strategic adaptation
Despite its strong foundations, the condition of the original cottages caused concern from an early stage, with maintenance costs proving difficult to manage. In 1978, an architect’s estimate for essential repairs was unaffordable. As a result, the trustees took the strategic decision to sell the original cottages and replace them with purpose-built semi-detached bungalows within the grounds. These new homes were formally opened in 1981 and have been continuously occupied since.
Over time, further changes in the local population led trustees to reconsider how best to meet need. The creation of Rutland Water in the mid-1970s had a significant impact on the area, reducing the number of local residents likely to require almshouse accommodation. The villages of Manton and Hambleton also lacked essential amenities for older residents.
Following discussions with the Charity Commission, a new scheme was agreed in 1991. This extended the charity’s beneficiary area to cover the whole of Rutland and allowed the trustees to build or acquire almshouses anywhere within the county for people who were “old and infirm”.
Expanding the almshouse portfolio
With Charity Commission agreement, surplus income was invested with the aim of acquiring additional almshouse properties better suited to residents’ needs. Oakham, Rutland’s county town, was identified as a more appropriate location, offering improved access to transport, healthcare and shops.
Over time, five properties were added to the Trust’s portfolio in Oakham, with both original properties sold to help fund these acquisitions.
Support from The Almshouse Association
In October 2025, the charity purchased No. 22 John Street, a two-bedroom house built in the early 1970s, for £190,000. The acquisition was made possible with the support of a £65,000 loan from The Almshouse Association, repayable over a ten-year period.
The property is in good condition, with low anticipated maintenance costs. The weekly maintenance contribution (WMC) is set at £470 every four weeks, ensuring affordability for the resident while supporting the charity’s long-term sustainability.
Impact
The purchase of No. 22 John Street has had an immediate and tangible benefit. The Trust’s remaining resident from Manton has now relocated to the Oakham property and is benefiting from significantly improved access to public transport, medical services and local shopping facilities.
Conclusion
The loan from The Almshouse Association enabled the Thomas Fryer Almshouses trustees to act decisively, securing a well-located and suitable home that meets modern needs while remaining financially sustainable. This support has allowed the charity to continue fulfilling its original purpose — providing safe, affordable housing for older people in Rutland — while adapting to changing demographics and circumstances.
The loan from The Almshouse Association was crucial in enabling the Charity to expand their provision of affordable housing in the local area for people in housing need.
We would like to thank all the people and organisations who so kindly donate to The Almshouse Association and 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 2025, £1,198,500 was approved in new loans and grants totalled £50,000. 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.
posted 8 January 2026