New: Housing Ombudsman Annual Submission Toolkit 25–26

We have just updated the Housing Ombudsman page on our website to support members with the Housing Ombudsman Annual Submission for 2025–26.

The Almshouse Association has received a comprehensive Annual Submission Toolkit directly from the Housing Ombudsman’s Office. This resource is designed to help members complete their annual submission accurately and with confidence.

The Toolkit is intended for:

Almshouse charities that are Registered Providers, and
Members that have voluntarily registered with the Housing Ombudsman, to support good practice and compliance.

The toolkit is made up of a series of practical documents, including:

Housing Ombudsman Toolkit for Annual Submissions 2025–26
Attachment A: Complaints Policy (Housing Ombudsman members only)
Attachment B: Partially completed Self-Assessment Form
Attachment C: Examples of complaints performance reports and governing body statements
Leaflet: Member Responsible for the Complaints Procedure
Self-Assessment Form for 2025–26 (for completion)

Each document can be downloaded individually from here

We strongly encourage all relevant members to review the Toolkit early to ensure they are prepared for the 2025–26 submission requirements. If you have questions or need further support, please contact the Member Services team.

Festive gifting at Cirencester almshouses as Chairman joins Christmas lunch

The Chairman of The Almshouse Association, Willie Hartley Russell, was thrilled to receive an invite to the joint Christmas lunch for St Lawrence’s Hospital and St John’s Hospital almshouses in Cirencester yesterday.

The event was organised by the clerk to both charities, Mrs Jane Winstanley, and brought residents together to celebrate the festive season.

During the lunch, Willie Hartley Russell presented two Almshouse Association Christmas Fund gift tokens to residents Mrs Jean Archer and Mrs Gill Weedon. These gifts are given each year to almshouse residents (of member charities) aged over 90 and are funded through an invested legacy gift left to The Almshouse Association by Major Allnatt, a successful businessman and philanthropist. Seventy years later, his generous bequest continues to provide Christmas gifts to older almshouse residents every year.

Both recipients were delighted to receive their gifts and kindly posed for a photograph during the celebrations.

The Almshouse Association would like to take this opportunity to wish all almshouse residents a very Merry Christmas and a warm, safe and peaceful New Year.

posted 18 December 2025

Preserving heritage, creating homes: The St Johns’ House story

CASE STUDY: Almshouse of St John the Baptist and St John the Evangalist, Sherborne

St Johns’ House is a historic almshouse in Sherborne, Dorset, providing affordable accommodation to people in need. Founded in 1448 and housed in a Grade I listed building, it has served its community for nearly six centuries.

Like many traditional charities, St Johns’ House faced significant challenges in the 21st century.

Until 2022, St Johns’ accommodated 19 elderly people who each had a bedroom and bathroom, with all meals taken together in the dining room, but the COVID-19 pandemic made its communal living model hard to sustain.

Resident numbers declined and staffing became increasingly difficult, forcing the trustees to temporarily close the almshouse in 2022 and relocate the residents.

If a charity does not have sufficient funds to carry out necessary works to their almshouses, part of the service The Almshouse Association offers its member charities is financial help in the form of grants and loans.

Repair and maintenance challenges

With the closure came a sharp fall in income just as urgent repairs were needed. The charity lacked the funds to carry out essential work on the leaded windows, a leaking roof and a faulty shower causing health and safety risks. Additionally, St Johns’ House aimed to convert the former matron’s flat into new accommodation but couldn’t afford a kitchen installation.

In this precarious position, the trustees approached The Almshouse Association for support.

Use of The Almshouse Association loan

The Almshouse Association awarded St Johns’ House a loan of £27,654, which enabled the charity to address crucial building works:

Urgent repairs to the leaded windows of the main almshouse
Installation of a fitted kitchen in the former matron’s flat
Urgent repairs to the main roof
Installation of a new shower in adjacent accommodation

The flexible repayment terms meant the arrangement was manageable for the charity, providing breathing space to secure its future. Thanks to the loan, St Johns’ House went into winter knowing the building was safe, weather-tight, and suitable for re-occupation.

From survival to growth

While the loan in 2024 helped stabilise the almshouse, an extraordinary development in late 2025 transformed the charity’s prospects. The trustees discovered that a 15th-century triptych held in the almshouse was an exceptionally valuable piece of Flemish art. After expert appraisal and auctioning at Sotheby’s in December 2025, the artwork sold for over £5 million, far exceeding early estimates.

These funds will be used to secure the almshouse charity’s mission for the long term, including plans to build six new self-contained homes for people in need in Sherborne, a major expansion of the charity’s capacity.

Impact

The combination of early support from The Almshouse Association and this once-in-a-lifetime opportunity has changed the trajectory of St Johns’ House:

✅ Immediate risk of decline alleviated: essential repairs completed and building secured
✅ Accommodation restored: former matron’s flat converted and more usable space refurbished
✅ Long-term future enabled: sale proceeds now funding new homes and sustainability

Next chapter

St Johns’ House was once close to being unable to repair its historic buildings and resume operations with its future uncertain when it sought support in 2024. Thanks to targeted financial help from The Almshouse Association and the exceptional later discovery and sale of a historic artwork, the charity is now positioned not just to survive, but to grow and continue serving its community for decades to come.

posted 18 December 2025

Our new Property and Development Team

We are delighted to share that two exceptional volunteers have recently joined our property support team.

As listed and older buildings become increasingly costly to manage, yet remain vital to the communities they serve, we are especially fortunate to have the support of two highly experienced property volunteers.

David Wilson MRICS, Chartered Institute of Building (among many other qualifications), brings extensive experience in estate and building management.
Stuart Holland FRICS, Expert Witness, Building Surveyor and Project Manager, adds significant professional expertise in heritage and complex building issues. Stuart is a member of the Association Board and has been a trustee of almshouses in Harrogate for many years.

This is a tremendous boost to the technical strength of our team. If you are facing building-related challenges, particularly those unique to heritage properties, please do not hesitate to get in touch.

To contact David and Stuart, please email Propertyanddevelopment@almshouses.org. Our Member Services team will ensure your enquiry is passed on promptly.

posted 17 December 2025

BBC Radio London: Nick Phillips on almshouses and London’s housing crisis

Association CEO, Nick Phillips highlights almshouses charities’ role in tackling London’s housing crisis

This morning, our CEO, Nick Phillips, spoke live from Appleby Blue Almshouse in Bermondsey on BBC Radio London.

Almshouse charities across the capital provide homes for over 2,000 Londoners, playing a vital role in supporting communities and addressing housing needs.

The success of Appleby Blue and similar almshouses highlights the important contribution of charities in helping to ease London’s housing crisis.

Listen here

posted 16 December 2025

Case Study: new roof for Percy William Ratcliffe Cottages

The Percy William Ratcliff Cottages, known locally as Sunnyside, are set in a beautiful location in the village of Newton Solney, South Derbyshire. A loan of £40,000 from The Almshouse Association enabled the charity to undertake essential roof replacement works, safeguarding the buildings and residents for many years to come.

Background

Newton Solney is a medium-sized village with around 900 residents and is fortunate to have two sets of almshouses (eight homes in total). This case study focuses on the Percy William Ratcliff Cottages, which comprise two detached buildings, each containing a pair of semi-detached bungalows, with a front garden and village allotments to the rear.

The cottages were gifted in January 1951 by Percy William Ratcliff, a member of the Ratcliff Brewing dynasty and a war hero. Sunnyside is also a registered war memorial, established to provide accommodation for people in need who have lived in Newton Solney for more than five years.

Condition of the roofs

No major roof repairs had been undertaken since the 1950s. By 2023, the roofs were showing clear signs of deterioration, including:

Movement of roof tiles
Leaking guttering
A general appearance of age and wear

A structural survey carried out in 2023 confirmed that extensive repairs were required, recommending full roof replacement on both buildings. Due to the potential financial impact, the trustees were initially unable to take immediate action.

Developing the project

In March 2025, following further discussion, the trustees agreed to proceed and obtained quotes from three local roofing companies for:

Full roof replacement
New guttering, drainpipes and soffits
Improved roof insulation

Based on strong local recommendations and previous experience, Swadlincote Roofing Ltd was selected. The total project cost was £89,000, with work scheduled to begin on 6 June 2025, lasting 8–10 weeks depending on weather conditions.

Challenges for trustees and residents

The trustees faced several key challenges:

The significant cost of the project and the risk of leaving the charity financially vulnerable
The need to future-proof the buildings before further deterioration occurred
Managing a large construction project while minimising disruption to residents

The trustees explored potential funding support through South Derbyshire District Council, which confirmed that no planning consent was required despite the conservation area setting. Although several funding routes were investigated, these would have taken too long and offered insufficient financial support.

Support from The Almshouse Association

The trustees therefore applied for a loan from The Almshouse Association, requesting support for 50% of the project cost. After submitting the required information, the application was successful, allowing the project to proceed on schedule.

Without this loan, it would have been extremely difficult to raise the necessary funds within the required timeframe.

Managing the works

Once the loan was confirmed, the trustees’ focus shifted to managing the works safely and sensitively.

Key concerns included:

Large-scale scaffolding covering both buildings
Movement of materials and potential trip hazards
Waste management
Maintaining wheelchair access for one property

The roofing contractor worked closely with the trustees, holding several on-site meetings to address these issues. Measures put in place included:

Additional guard rails on scaffolding
Dedicated waste areas away from residents
Regular end-of-day cleaning
Scaffolding adapted to maintain wheelchair access

The project was carefully managed to minimise disruption, and residents commented positively on how friendly and considerate the contractors were. Requests from residents – including reducing radio volume and language – were respected immediately.

Delivery and completion

Despite some weather-related delays, only a few days were lost to rain. The roofs were fully sheeted during poor weather, and no leaks were reported. Waste materials, including old tiles and wooden lathes, were managed responsibly, with lawn protection used to prevent damage.

The roofs on both buildings were completed by late July 2025. The finished result has been widely praised, with positive feedback from residents, families, local people, and councillors from both the Parish and District Councils.

Outcomes and reflections

The trustees believe the project has:

Future-proofed the buildings for many years
Improved energy efficiency through better insulation
Protected residents and the charity from more costly repairs in the future

Looking back, the trustees would not have done anything differently. They would strongly recommend both:

Applying for a loan from The Almshouse Association, and
Taking great care in selecting and closely managing contractors

Advice to other charities

“Take great care in the selection of your subcontractor and maintain very close, even daily, contact with them and your residents to ensure a smooth and safe process.”

The loan from The Almshouse Association was crucial in enabling this vital project to proceed at the right time, ensuring Sunnyside remains a safe, comfortable and dignified home for its residents.

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 2024, £813,667 was approved in new loans and grants totalled £60,000. 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 16 December 2025

New Fundraising Code

What trustees need to know

The Fundraising Regulator has introduced a new Code of Fundraising Practice, which came into effect on 1 November 2025.

This Code sets out the standards that charities should follow when raising funds, ensuring that fundraising is honest, respectful and safe, for both donors and fundraisers.

What has changed?

Principles-based approach: The new Code focuses on broad principles rather than detailed rules. Charities are expected to act reasonably, transparently and responsibly in all fundraising activities.
Modern fundraising: Guidance now includes online donations, contactless payments and unmanned collection points, reflecting how people give today.
Fundraiser protection: Charities must take steps to ensure staff and volunteers are safe and supported while fundraising.
Third-party fundraising: Any outside companies or platforms raising money on the charity’s behalf must be properly vetted and monitored.

What this means for almshouse charity trustees

Trustees play a key role in ensuring the charity meets the new standards. Trustees should:

Familiarise themselves with the new Code and the main changes.
Review current fundraising activities, including events, online campaigns and collection boxes, to ensure they meet the new standards.
Update policies and procedures to reflect the Code, including risk assessments and oversight of third-party fundraisers.
Support staff and volunteers, ensuring they are trained, safe, and confident in fundraising activities.
Keep clear records of fundraising practices, decisions, and monitoring activities.

Support for Charities

The Fundraising Regulator has produced helpful Code Support Guides to make it easier for charities to understand and apply the new standards in everyday practice.

https://www.fundraisingregulator.org.uk/code/code-support-guides

In addition, the Regulator offers a Code Advice Service, where you can ask specific questions about how the Code applies to your charity’s fundraising work.

https://www.fundraisingregulator.org.uk/about-fundraising/code-advice-service

Why this matters

Following the new Code is not just about compliance; it’s about maintaining public trust and demonstrating that your charity is transparent, ethical and responsible in its fundraising.

By taking a proactive approach, trustees can ensure that all donations are raised in a manner that reflects positively on the charity and the wider sector.

https://www.fundraisingregulator.org.uk/code

posted 11 December 2025

Policy & Governance update: December 2025

DECEMBER 2025: A summary of the latest UK Government policy changes and news.

1. Housing Qualifications – Competence and Conduct Standard

The Government has directed the Regulator of Social Housing to produce a standard for registered providers. The Government has directed that the standard must:

apply to senior housing managers and executives and service providers
have written policies setting out the model approach to learning and development, appraising staff, and managing poor performance etc.
adopt or develop an appropriate code of conducts for those staff
give tenants meaningful opportunities to influence and scrutinise the development of the policy, and decisions relating to the code of conduct, and ensure they are made accessible to tenants and kept up to date and fit for purpose
secure that their Senior Housing Executives and Senior Housing Managers have, or are working towards, a specified qualification, or type of qualification, in housing management and take steps to secure that Relevant Managers of their services providers also gain a specified qualification.

The standard will come into force in October 2026, with a transition period before all relevant staff must have or be working towards an appropriate qualification. The transition period is 3 years for large registered providers and their services providers (1,000 homes or more) and 4 years for small registered providers and their services providers (under 1,000 homes).

Most importantly, it sets out the criteria for who the standard will apply to. Following extensive engagement on behalf of the charity housing sector, The Almshouse Association is pleased to confirm that it will now, not apply to unpaid volunteers (trustees). Clerks and Wardens will also be exempt under certain circumstances – where they do not have direct management responsibilities. The Almshouse Association is preparing a toolkit for Registered Providers to assist with assessing if their staff are included.

For more information, please visit the Government website here.

2. Charity Commission Update

Dame Julia Unwin has been appointed as Chair of the Charity Commission from 1 January 2026.

The appointment, by the Secretary of State, is for a 3-year term from 1 January 2026 to 31 December 2028. Dame Julia Unwin’s appointment was endorsed by the Culture, Media and Sport Committee.

3. Autumn Budget

Chancellor Rachel Reeves delivered the Autumn Budget 2025 on 27 November 2025. Changes relevant to charities include:

a new VAT relief from 1 April 2026 for business donations of goods to charity and
the introduction of legislation to strengthen the charity tax rules on tainted donations, approved investments and non-charitable expenditure.

Other housing related changes include the expansion of the Warm Home Discount Scheme to a further 3 million of the poorest households.

The Chancellor has also axed the ECO scheme and removed other legacy costs from bills, estimated to cut £150 from the average household energy bill from April 2026.

The Budget document can be viewed here and the wider collection of published materials here.

4. Financial Thresholds in Charity Legislation

The Government has published its response to the April 2025 consultation into financial thresholds in charity law. For existing charities:

the thresholds for preparing an annual return and filing an annual report and accounts with the Charity Commission will be retained at current levels;
there are increases for a number of accounting thresholds
there will be an increase to the daily/annual exception for professional fundraisers.

The changes will require secondary legislation and is not expected to come into effect before 1 October 2026. For new charities, the current registration thresholds of £5,000 (and £100,000 for excepted charities) will remain the same. Implementation of the changes will be accompanied by updated Charity Commission guidance in the new year.

Merry Christmas and a Happy New Year!

Thank you to everyone who has read our Policy and Governance updates this year. For any inquiries or support with policy and governance, please do contact Alice Morrey on alicemorrey@almshouses.org

posted 11 December 2025

Honouring a legacy of care

Mary Bailey’s 28 Years at Hibbert Street Almshouses

The Hibbert Street Almshouse in Luton, Bedfordshire, has recently said goodbye to its long-serving Trustee and Chair, Mary Bailey, and is proud to celebrate her years of commitment with a look back at her contributions and some treasured photos.

A journey rooted in compassion

Mary’s involvement with the almshouses followed a distinguished career as an NHS Nursing Sister in Accident and Emergency. When invited to become a trustee of the historic almshouses, affectionately known as “The Cottages”, she saw an opportunity to continue the values of compassion and community that had guided her professional life.

Founded in 1898 to provide security and dignity to Lutonians facing hardship, the almshouses have evolved over time. Today, they offer 24 modern flats for men and women seeking independent living with support close at hand. Despite these modernisations, the mission has remained steadfast: care, respect, and a welcoming home for those in need.

The Heart of Daily Life

For many years, the smooth running of the cottages has depended on the partnership between the live-in Warden and the Clerk to the Trustees. As one of seven trustees, Mary played a vital role in this structure, attending meetings, overseeing decisions and making frequent visits to residents. These visits, she says, were among the most rewarding aspects of her role, offering moments of connection, gratitude, and community spirit.

Mary with Pauline, the almshouse Warden who also retired.

A lasting impact

Mary’s leadership, including ten years as Chairman, left a profound and positive mark on The Cottages. Pauline De Le Sierra, the almshouse warden, who was also retiring, fondly recalls Mary’s unwavering commitment to residents’ wellbeing and her determination to keep the cottages comfortable and welcoming. Mary oversaw vital improvements, from repairs and refurbishments to window replacements, and fostered community links, working with groups such as the Rotary Club to provide outings and social opportunities for residents.

Community, pride and celebration

The cottages have long been known for their beautiful gardens, lovingly maintained by residents and proudly recognised with the Luton in Bloom trophy for three consecutive years in the mid-1990s. This tradition of gardening excellence continues today.

Over the years, the cottages have also welcomed notable visitors. Among them was TV personality Esther Rantzen, who visited during her campaign for MP and helped celebrate a resident’s 90th birthday with flowers donated by Vauxhall Motors, an occasion still remembered with affection.

Passing the torch

As Mary retires, she leaves behind a legacy defined by compassion, community, and a steadfast commitment to improving the lives of residents. She extends her warmest wishes to the current trustees and residents, expressing hope that the cottages will continue to flourish as a haven of dignity and care.

A legacy to celebrate

Mary Bailey’s 28 years of service to the Hibbert Street almshouses have shaped a community where residents feel valued, supported, and at home.

As she and Pauline step into retirement, their influence and dedication will continue to inspire all who work to preserve the spirit and purpose of the almshouses.

posted 11 December 2025

Association attends Charity Commission AGM

News Update: The Almshouse Association attends Charity Commission AGM 2025

Nick Phillips, CEO of The Almshouse Association, attended the Charity Commission’s 2025 Annual General Meeting at the Royal Society of Arts in London on Tuesday 9 December .

The event brought together charity leaders, regulators and sector representatives to reflect on the past year and look ahead to the Commission’s priorities for 2026 and beyond.

Highlights from the Charity Commission AGM 2025

The AGM opened with a comprehensive address from David Hodsworth CEO of the Charity Commission, who delivered a strong overview of the past year’s regulatory activity and outlined the Commission’s future plans for strengthening governance, transparency, and public confidence in the charity sector. Key themes included:

Increased support for trustees, including new guidance and digital tools designed to simplify compliance and improve governance.
A continued focus on accountability and public trust, reinforcing the importance of robust reporting and responsible leadership.
Commitment to modernising regulatory systems, with improvements to the Charity Commission’s digital services aimed at reducing administrative burdens for charities.
Strengthening oversight and promoting good practice, particularly around financial resilience, safeguarding, and responsible fundraising.

Engagement with Sector Leaders

During the event, Nick Phillips met with several senior figures in the charity and regulatory community, including:

Mark Simms, Chair of The Charity Commission
David Holdsworth, CEO of The Charity Commission
Paul Latham, Policy Director of The Charity Commission
William Byrne and Nia Jones, Case Managers at the Commission
Gerald Oppenheim, CEO of the Fundraising Regulator
Sir Stephen Bubb, Executive Director of the Gradel Institute of Charity at New College, Oxford

These conversations offered valuable opportunities to discuss issues affecting almshouses, explore future collaboration, and raise awareness of the sector’s contribution to community wellbeing and supported housing.

posted 11 December 2025