Support during cost-of-living crisis

The Almshouse Association is aware that many of our members are concerned by the current cost-of-living crisis and the impact it is having on residents. These are extraordinary times without a single, clear solution and the Association is working hard to ensure that your voices are heard.

This has included:

Continued correspondence and discussions with government, including with the Department for Business, Energy and Industrial Strategy, the Department for Levelling-Up, Housing and Communities as well as the candidates for Prime Minister
Consulting with our members on a response to the government’s consultation on a cap on the increase of WMC for Registered Providers
Writing to Ofgem to call for greater support for charities who are facing higher rates due to being seen as businesses for energy purposes
Establishing links with external organisations who may be able to offer additional support and advice to our members or their residents

If you or your residents do need additional support, we have compiled a list of organisations and websites below that you may find useful:

Help for Household – government website outlining support
Citizens Advice Bureau
Better Off Calculator – easy to use calculator to help see what benefits you may be able to access
Turn2us
Welsh Government Support
StepChange – debt advice charity

The Almshouse Association is, however, continuing to do all possible to gain help and support for our members throughout these challenging times and, as always, we will post all relevant information as well as news of any developments on our website.

posted 5 September 2022

Starts at Home Day – 2nd September 2022

On this Starts at Home Day when housing associations up and down the land are celebrating supported housing and the positive impact it makes on thousands of lives, The Almshouse Association would also like to recognise the support offered by almshouse charities throughout the UK that are providing homes for over 36,000 people in housing need.

Care and support in the community has been described as a postcode lottery. This can be particularly true in rural areas where residents can feel disconnected from established support networks. This leaves us wondering what happens in these towns and villages when someone hits hard times in their lives?

In rural areas, almshouses are sometimes the only form of social housing.

Established over centuries, almshouse charities help to support the communities they serve by providing genuinely affordable local housing to those in need. Almshouses ensure the residents not only have a safe, warm roof over their heads, but are also able to remain within their community. This can make a significant difference in helping people to find their feet when things haven’t gone to plan, providing the support to retain their independence.

Maintaining and expanding this provision of supported housing is vital if we are to ensure that people who need extra support will always have a safe home that meets their needs.

This is a pressing need across the country, but particularly in our rural communities which do not benefit from a concentration of services within easy reach. To do this we need a broad spectrum of support – from government, both local and national, to new benefactors who want to help in their local area and local volunteers who can become trustees. Collectively, these groups can continue the tried and tested almshouse tradition into the future, providing support to create new homes in disconnected areas and breathing new life into existing charities.

This Starts at Home Day, The Almshouse Association is proud to champion the work of our members up and down the country, yet we know that we must continue to call for greater support. Supported housing, such as almshouses, makes a fantastic contribution and helps to save the government money.

Recent research showed that almshouses alone provide over £40m in annual financial benefits.

This contribution shows the great value that investment in this vital sector can bring. It is crucial that we proactively promote this work as we endeavour to secure the support it rightly deserves.

Almshouse Association members that would like to get involved and ensure the longevity of the almshouse movement could look to invite their local MP to visit their almshouse or write a letter to them. If you need any help with this, we have a template letter on our website you may wish to use (click here).

Members of the public wishing to offer support to either their local almshouse or the almshouse movement can get in touch with The Almshouse Association at www.almshouses.org and we will put you in touch with your local charity.

posted 1st September 2022

Celebration for Alderman John Landers at Exeter Church Charities

The chairman and trustees of Exeter Church Charities held a special celebration at the Lethbridge almshouses on Friday 15th July, to commemorate Her Majesty the Queen’s Platinum Jubilee and to honour and celebrate 25 years’ service by Alderman John Landers as a trustee.

One hundred guests attended the garden party which was blessed with warm weather. Residents, representatives from other almshouse charities, members of Alderman Lander’s family and many friends all shared and enjoyed the day. Honoured guests included Alderman Landers and his wife Stella, The Right Worshipful The Lord Mayor of Exeter, Councillor Yolonda Henson and her Consort, Mr David Henson.

The chairman of Exeter Church Charities, Alderman Norman Shiel opened the proceedings with a warm welcome and, paying tribute to Alderman Landers, he reminded the assembled guests that Alderman Landers had been the dynamic leader of Exeter City Council for most of the 1980s. Reminiscing on his personal qualities, he said that Alderman Landers was

‘a person totally committed to the greater good of the community he served.’

He also recollected that, in the Council Chamber, Alderman Landers

‘was someone who could be totally disarming with his sharp wit but, at the same time, embrace you with the warmth of what he followed on to say’.

The Lord Mayor was then called upon and spoke kindly of 50 years of friendship with Alderman Landers. She acknowledged him as a kind and sincere man, who had been part of the inspiration for her own political views. Alderman Landers responded with a word of thanks and then, assisted by some of his greatgrandchildren, took part in a mulberry tree planting ceremony.

Another of the Trustees, the Reverend Simon Austen said a prayer of thanks for Alderman Landers’ many years of service to the community and asked for God’s continued blessing on his life. He also quoted from Jeremiah ch 17 in the Bible

“But blessed is the one who trusts in the Lord, whose confidence is in Him. They will be like a tree planted by the water that sends out its roots by the stream. It does not fear when heat comes; its leaves are always green. It has no worries in a year of drought and never fails to bear fruit.”

He presented a New Testament and Psalms to Alderman Landers, which is the first of a 1,000 copies to be distributed by Good News for Everyone (formerly the Gideons) later in the year; this was particularly poignant, as Alderman Landers was involved with the local Scout movement in his earlier years, having also been a King’s Scout himself.

The Surveyor and Clerk to the Trustees, Mr Andrew Crossley, then took the opportunity to individually thank the property team for looking after the Charity’s properties so well and the Lord Mayor presented each of them with a small gift from the Trustees. The assembled throng sang a hearty rendition of the National Anthem and Alderman Shiel proposed a toast and three cheers for her Majesty the Queen. This was swiftly followed by a toast to Alderman Landers and three more mighty cheers. Mrs Ann Bird and Ms Christine Bye then presented two beautiful bouquets of flowers on behalf of the Charity’s residents to the Lord Mayor and Alderman Landers.

Once the formal parts of the proceedings were brought to a close by the Chairman, the guests were cordially invited to partake in a sumptuous buffet lunch, including a good variety of quality sandwiches, sausage rolls, quiches and cakes, all washed down by more cold glasses of prosecco and jugs of sparkling elderflower cordial.

Alderman John Landers was a councillor representing the Pinhoe ward for over 40 years and made great contributions to the City of Exeter, particularly during his time as the Leader of Council and also the City’s Mayor in 1976. In addition, he has served as a governor of Exeter School for over 30 and as a governor of St Nicholas Primary School for many years, representing the Catholic community. Exeter Church Charities is a collection of smaller Exeter Charities, with 18 almshouses on two sites: Lethbridges and Flayes.

Rent Cap Consultation

The Government has opened a consultation on a proposal to introduce a cap on rents in the social housing sector and although they refer to a ‘rent’ cap, almshouse charities who are Registered Providers of Social Housing (RPs) would also be effected.

The consultation has been launched in light of the cost-of-living crisis which has seen inflation rise significantly, with the prediction for September to be over 10%. Almshouse RPs are normally allowed to raise their WMCs by CPI + 1% each year, this would likely result in an increase of at least 11%. Combined with increases in other bills this is not seen as a viable option and so a reduced cap is being recommended for the coming year.

The consultation proposes a number of options for the cap:

Do nothing and allow increases of CPI +1%
Cap at 3%
Cap at 5%
Cap at 7%

The Government has noted that it would prefer a 5% cap to allow RPs to continue their normal operations without causing further financial hardship on residents. In light of current pressures, The Almshouse Association is likely to recommend that all members, including non-RPs, use the agreed cap when setting WMC for the coming year.

The Almshouse Association is considering the proposals and will be responding to the consultation. We would welcome the input of our members in this process. Members who wish to provide feedback can do so by writing to Jack Baldan via jackbaldan@almshouses.org.

The consultation is open until 11:45pm on 12 October 2022, however, if you would like to contribute to the Association’s submission, please do so by Friday 30th September

Details on the consultation and resources on the proposal can be found here.

posted 31 August 2022

Registered Providers Network Meeting

The Almshouse Association’s Registered Providers Network met on 24th August 2022 to discuss the challenges facing this section of our membership.

The agenda included:

Challenge of decarbonisation
Cost of Living
WMC management

We would like to thank all members for participating; it was encouraging to get such a good turnout. A recording of the session can be found here for anyone not able to attend or would just like a recap on the discussions that took place.

If you have any suggestions for future meetings, please do get in touch via jackbaldan@almshouses.org.

Posted 25 August 22

Association secures access to £800m fund for decarbonisation

Following extensive discussions, The Almshouse Association is pleased to announce that the Social Housing Decarbonisation Fund (SHDF) will now be open to all almshouse charities.

The fund is due to re-open this Autumn 2022 with £800m in funding to help raise as many properties as possible to EPC Band C. In total, the fund will provide £3.8 billion over a ten-year period. Previously, the fund was restricted to Registered Providers of Social Housing, however, after continued engagement with the Department for Business, Energy and Industrial Strategy, the Association was able to achieve changes to the next round of funding to allow registered charities that own social housing to bid directly into the fund. This marks the most significant funding currently available for retrofit projects that is available to almshouse charities.

To bid for funding the project must meet the funds eligibility criteria which includes:

A minimum of 100 eligible properties at EPC band D-G (Note: If you have less than 100 dwellings you will need to join a consortium with other charities, your local authority, or a housing association)
Properties must reach EPC band C or D where this is not possible on band F/G properties
Bidders must be able to co-fund 50% of total eligible costs

The Social Housing Retrofit Accelerator is backed by Government and has been established to help guide applicants through the bidding process. If you are interested in bidding, the Accelerator will be able to offer the best advice on how to create a successful bid. More details can be found here.

The fund is next due to open this Autumn 2022, although, the announcement may have come too late for many members to create a suitable bid. There will, however, be further opportunity to bid as the fund is due to reopen subsequently.

Full guidance on the fund can be found here.

Posted 22 August 2022

P&G update: 22.08.22

The Almshouse Association regularly posts a news summary of the latest Policy and Governance legislation that could impact / requires action from our member charities, with links to further information where applicable. Please find below our latest summary:

Government

THE ALMSHOUSE ASSOCIATION SECURES ACCESS FOR ALL ALMSHOUSES CHARITIES TO £800M DECARBONISATION FUND

Following extensive discussions, The Almshouse Association is pleased to announce that the Social Housing Decarbonisation Fund (SHDF) will now be open to all almshouse charities.

The fund is due to re-open this Autumn with £800m in funding to help raise as many properties as possible to EPC Band C. In total, the fund will provide £3.8 billion over a ten-year period. Previously, the fund was restricted to Registered Providers of Social Housing, but after continued engagement with the Department for Business, Energy and Industrial Strategy, the Association was able to achieve changes to the next round of funding to allow registered charities that own social housing to bid directly into the fund. This marks the most significant funding currently available for retrofit projects that is available to almshouse charities.

To bid for funding the project must meet the funds eligibility criteria which includes:

A minimum of 100 eligible properties at EPC band D-G (Note: If you have less than 100 dwellings you will need to join a consortium with other charities, your local authority, or a housing association)
Properties must reach EPC band C or D where this is not possible on band F/G properties
Bidders must be able to co-fund 50% of total eligible costs

The Social Housing Retrofit Accelerator is backed by Government and has been established to help guide applicants through the bidding process. If you are interested in bidding, the Accelerator will be able to offer the best advice on how to create a successful bid. More details can be found here.

The fund is next due to open this Autumn 2022, although, the announcement may have come too late for many members to create a suitable bid. There will, however, be further opportunity to bid as the fund is due to reopen subsequently. Full guidance on the fund can be found here.

Consultation opens on proposed changes to Statistical Data Return (SDR) – Members who are Registered Providers of Social Housing will be aware of the requirement to submit data as part of the Statistical Data Return through the NROSH+ system.
From 2023, the Regulator of Social Housing is proposing to amend the questions asked as part of the return and is seeking feedback from Registered Providers on these changes.
The consultation is open until 9^th September. Full details can be found here.

Government starts naming and shaming failing landlords – The government has started publishing the name of all the landlords who have received severe maladministration findings from the Housing Ombudsman Service. The full list can be found here.
This serves as a good reminder for members who are also part of the Housing Ombudsman to review their practices to ensure they are in line with the requirements of the Ombudsman.
If you have any concerns, please contact The Almshouse Association for support.

The Charity Commission

Changes to Charity Commission Communication – The Charity Commission is looking to be more proactive with its engagement with trustees in the future. To make this a reality, they will be asking all charity contacts to set up new, individual Charity Commission accounts to access services such as filing an annual return or changing a governing document. They will also be asking charities to update information on what they do, who they help and where they work.

More information can be found in the Commission’s newsletter here.

Commission clarifies bullying and harassment roles and responsibilities – The Charity Commission has clarified respective responsibilities in preventing and responding to incidents of bullying and harassment in charities.

In its clarification it has outlined the role of trustees and when the Commission will intervene in matters arising. Full details can be found here.

Miscellaneous

Funding available for tree planting – The Tree Council has opened its Branching Out Fund for applications. Grants of £200 – £2000 are on offer for projects to plant trees, hedges and orchards with a strong community involvement, ideally involving children and/or young people.

Full details can be found here.

RECORD OF PREVIOUS 2021/22 Policy and Governance updates:

Posted 22 August 22

Blue Plaque for Marlborough Almshouses

Blue Plaque commemorating life of Duchess of Marlborough

written by: Laura Bell
Published: 11:34 AM August 8, 2022

[photo: Marlborough Almshouses in Hatfield Road. – Credit: Google]

Back in February 22, we picked up the story published by the Herts Advertiser which showcased the amazing legacy left by local Sarah Churchill, Duchess of Marlborough. The article also lamented the lack of public recognition for her achievements, so it was wonderful to read their next instalment published on 8th August 2022….

“A Blue Plaque celebrating the life of courtier, politician and local landowner Sarah Churchill, Duchess of Marlborough, will be installed in St Albans later this month.

Deputy Lord Lieutenant David Williams is the guest of honour at a special public ceremony at 2.30pm on August 29 at Marlborough Almshouses in Hatfield Road. The project is being funded by Blue Plaques St Albans, made up of several local organisations, businesses and representatives from the St Albans area including the district council and St Albans BID, working together to help make the city a vibrant and interesting place to live, work and visit.

Chairman Tim Boatswain explained:

“This is the fourth blue plaque installed by Blue Plaques St Albans and certainly well-deserved. Sarah was an extremely clever and astute woman who rose to be one of the most influential people of her time through her close relationship with Queen Anne.

It is said that because of her knowledge of government she could be a powerful friend but a dangerous enemy. Her almshouses have been a fine legacy for St Albans and we are delighted the trustees have invited the Deputy Lord Lieutenant to officially install the Blue Plaque.“

Sarah Churchill, Duchess of Marlborough (1660-1744) circa 1700 by Sir Godfrey Kneller – Credit: Alamy Stock Photo

As a close confidante and advisor of Queen Anne (1665-1714), Sarah Churchill became the second most powerful woman in England.

Her husband John Churchill won many battles during the War of the Spanish Succession which led to the Queen awarding them the titles of Duke and Duchess of Marlborough plus the Manor of Woodstock which became the site of Blenheim Palace.

Sarah was probably born at Holywell House, St Albans in 1660 and John and Sarah maintained their strong connections with St Albans, regularly returning.

One of Sarah’s greatest legacies to St Albans was the Marlborough Almshouses, completed in 1736 for 18 men and 18 women, primarily veterans of her husband’s battles and servants, at a cost of £50,000 (the equivalent of £4 million today).

Back then, the residents of Marlborough Almshouses had to be sober and pious and with an income of less than £20 per annum. Rules for the residents included taking the sacrament three times in the year, observing a curfew of 9pm in winter and 10.30pm in summer, keeping the premises neat, with no swearing and no sub-letting, and not leaving the almshouses for a period longer than three days!

Today a voluntary Board of Trustees runs the almshouses providing unfurnished dwellings designed for the needs of older people (and rules have been relaxed somewhat!).

In 2018 Yorgos Lanthimos directed the film The Favourite in which the Duchess was played by Rachel Weiz and Olivia Coleman, who won an Oscar for her performance, was Queen Anne. “

There are many more nominees for a Blue Plaque. The cost of producing and installing a plaque is £550 and to help raise more funds St Albans and Hertfordshire Architectural and Archaeological Society (SAHAAS) are holding a talk on Sarah Churchill on Tuesday August 30 at 7.45pm: Dr John Morewood, President of SAHAAS will give a 45-minute talk via Zoom. The cost will be £8 per person and all receipts will go to fund more Blue Plaques in St Albans.

You can register for the talk via SAHAAS Eventbrite page: https://www.eventbrite.co.uk/e/not-just-a-favourite-the-formidable-sarah-duchess-of-marlborough-tickets-394936464597

If you are interested in becoming involved or want to donate to Blue Plaques St Albans, please contact: blueplaquesstalbans@gmail.com or phone Tim Boatswain on 07873 586074.

Case Study: Adam Cottam Almshouses, Lancashire

Trustees of Adam Cottam Almshouses have been working hard on their almshouse project over the past 4 years, with the assistance of funding from The Almshouse Association. In 2022 they embarked on the next stage of their project using the most recent loan and grant provided by the Association.

Project outline

The 2015 the Quinquennial Inspection Report showed that all 3 dwellings were in dire need of complete refurbishment, so in 2016 the Adam Cottam Almshouses Trust commenced a 4 year refurbishment project to make them damp free, safe and energy efficient.

The work would entail completely stripping out the dwellings and fitting out with new kitchens, bathrooms, windows and central heating.

When one of the properties became vacant in 2017, they began the ambitious programme to refurbish all 3 dwellings. The first dwelling was completed in 2017, the second in 2018 and the third in 2020.

The project

The project started by consulting a local architect to advise on how the dwellings might be refurbished. His estimate to remodel the living space and act as Clerk of Works ran to some thousands of pounds. A meeting between two trustees and the contractor led to a design which was adopted without the need for further architect involvement thereby making a significant cost saving.

The objective was to remodel by making maximum use of the limited space available. This involved removing internal walls in all 3 properties.

All 3 dwellings needed the walls to be completely stripped and tanked with K11 solution to act as a barrier to damp. No. 30 was plastered but Nos 34 & 36 were dry lined which was less costly and, more importantly, dried out quicker!

The almshouses do not comply with modern Building Regulations so ‘escape’ windows have been provided where possible, the contractor keeping the Borough Council Building Regulations Inspector involved at all times. All windows have been replaced with new double glazed units and the ceilings have been lowered and insulated.

The bathrooms were fitted with new shower cubicles, toilets and wash hand basins. New units were installed in all kitchens as well as new cookers, cooker hoods, hob units and fridges. All new electrics have been fitted throughout and a new boiler and central heating system installed. New carpets and blinds completed the internal renovations.

Finally all 3 dwellings have been fitted with new front doors/frames to further improve energy efficiency.

Project cost and funding solution

The total cost to refurbish all three properties and temporarily re-house residents was £100,000. The charity was able to cover some of the costs by drawing down from their trust funds and investments, however the remainder was covered by a loan and a grant from The Almshouse Association and a £20K grant from Whalley Parish Council.

The final stage

The 2015 Quinquennial Report highlighted the poor condition of the stone flag roof which requires frequent repairs with many flags delaminated and broken.

In 2021 the charity were awarded an additional loan and grant from The Almshouse Association and in 2022 embarked on the project to remove the existing flags and replace with reconstituted stone flags. In their latest progress update, the charity advised that they have just appointed a painter to paint the external woodwork and elevations and hope to have it finished by early September. Only the lopping of the trees to get organised now!

Many thanks to Clifford Ball of Adam Cottam Almshouses for sending in photos and reporting on the project. Congratulations to everyone involved.

August 2022

P&G update: 8.08.22

Government

Government updates advice on £400 energy rebate – The Government has announced further information on the £400 energy rebate which is being provided to households to help with the cost of living crisis. Previously there had been concerns that the scheme would not support those who operated heat networks where a charity charges for energy through their WMC. However, the Government has now clarified that the payment will be made to those with:

“Domestic electricity contracts from landlords where fixed energy costs are included in their rental charges. In these circumstances, landlords who resell energy to their tenants should pass the discounted payments on appropriately, in line with Ofgem rules to protect tenants.”

Furthermore, they have confirmed that:

“Further funding will be available to provide equivalent support of £400 for energy bills for the 1% of households who will not be reached through the EBSS [Energy Bill Support Scheme]. This includes those who do not have a domestic electricity meter or a direct relationship with an energy supplier, such as park home residents.”

We are glad that the government has taken note of the pressure from The Almshouse Association and others on this issue. However, we are still disappointed that further information on how the scheme will be delivered has still not been provided. Those with standard electric tariffs will see a £66 discount applied to their energy bill in October and November, rising to £67 from December to March 2023. Further information can be found here.

New guidance for landlords on smoke and carbon monoxide alarm regulations – We recently published a piece on the new regulations for smoke and carbon monoxide alarms from October 1^st 2022. The Government has since published a guidance booklet for landlords which can be found here.

Housing Ombudsman opens landlord survey – Housing Ombudsman members may wish to answer their current landlord survey which looks to see how landlords are using the complaints handling code, among other topics. The survey can be found here and closes on 26 August 2022

The Charity Commission

Commissions publishes guidance on upcoming changes to the Charities Act – The Charity Commission has published new guidance on the forthcoming changes to the Charity Act in Autumn 2022.

This includes:
- Paying trustees for providing goods to the charity
- Making moral or ‘ex gratia’ payments from charity funds
- Fundraising appeals that do not reach, or exceed, your target
- Power to amend Royal Charters.
  
  Full details can be found here

RECORD OF PREVIOUS 2021/22 Policy and Governance updates:

Posted 8 August 22