Covid-19 update: 8.4.21

Members will be aware that shielding is now no longer necessary as of April 1^st.

From April 9^th, twice weekly rapid tests will be available for everyone to test at home. Regular testing, alongside the vaccine rollout are seen as integral to returning life to normal. By using these free test twice a week you can help to flag any potential outbreaks of coronavirus. The tests can be ordered online or collected from larger local pharmacies. You may wish to encourage your residents and staff to use these tests and let them know what they need to do if they test positive.

April 12^th marks the next stage of the Government’s roadmap from lockdown. Members should be aware that as of April 12^th:

Non-essential retail; personal care premises such as hairdressers and nail salons; and public buildings, including libraries and community centres will re-open.
Indoor leisure facilities such as gyms will also reopen (but only for use by people on their own or in household groups);
As will most outdoor attractions and settings including outdoor hospitality venues, zoos, theme parks, and drive-in cinemas.
Self-contained accommodation such as campsites and holiday lets, where indoor facilities are not shared with other households, can also reopen. This may mean you can re-open your guest facilities but we would recommend undertaking a risk assessment first. You are, however, under no obligation to re-open if you do not feel it would be safe for your residents.
Hospitality venues will be allowed to serve people outdoors and there will be no need for customers to order a substantial meal with alcoholic drinks and no curfew, although customers must order, eat and drink while seated (‘table service’). Wider social contact rules will apply in all these settings to prevent indoor mixing between different households.
While funerals can continue with up to 30 mourners, the number of people able to attend weddings, receptions and commemorative events such as wakes will rise to 15.

Posted 8 April 21

Association to host webinar on Coming Home Housing Report

The Almshouse Association will be hosting a webinar on April 22^nd at 10am, with representatives of the almshouse movement and the Church of England, to explore the recent Coming Home Report from the The Commission of the Archbishops of Canterbury and York on Housing, Church and Community.

Speakers include:

Nick Phillips, CEO of The Almshouse Association
Bishop Graham Tomlin, Bishop of Kensington
Michael Siggs, Clerk to the St Mary Magdalen Hospital Charity
Revd Jeremy Fraser, Mission and Development Advisor to the Bishop of Barking
Nick Pollock, Archbishops’ Housing Commission – Executive Team Lead

The Report marks the most significant public support for the almshouse model in recent times and gives new impetus to our mission of seeing many more new almshouse dwellings by 2030.

Bringing together these representatives we will have an open discussion on the opportunities and difficulties of realising our ambition. Opening comments from our speakers will be followed by a Q&A session.

If you would like to take part then please register here.

If you have any questions you would like to ask as part of the Q&A, please email Jack Baldan via jackbaldan@almshouses.org.

Posted 8 April 21

New clerk talks candidly about her experiences in turning a charity around.

“Our Charity was founded in the 17^th Century as four almshouses for poor widows and initially there was also an apprenticeship grant, although this no longer exists. The current almshouses were built in the 1960s and have since been updated with central heating, double glazing and an extra fire exit. In latter years the board has comprised 4-6 trustees, and a clerk. In 2018 the charity lost trustees due to retirement and death, and one of four almshouses became empty due to the death of a resident. Two new trustees had been appointed, the clerk to the trustees was looking to retire and remaining trustees were aware that governance needed to change – but where to start?

Having recently given up work and been invited to consider becoming clerk, I accepted the role in February 2019. The role was ‘not too onerous’ I was briefed. (Attendance at one meeting a year, write the minutes, collect the WMC or weekly maintenance contribution, sort out the occasional repair or maintenance, liaise with residents and hold the keys for the empty unit.) Fortunately I was encouraged, along with the new chairperson, to attend the Induction for Trustees and Clerks course at the beginning of March. It was a great forum in which to ask questions and to inform ourselves by talking to members as well as listening to the presenters. (It must also be said that it became obvious that many other almshouse charities were making similar mistakes and omissions to those that we were, from conversations that we had during that day.)

The most valuable of resources, The Standards of Almshouse Management and the Support and Care manual were also available and are easily accessed online. These are very enlightening documents, and are encyclopaedias of best practice for running the charity, performing the roles of clerk and trustee and ensuring good governance.

We were also encouraged to use the support of The Almshouse Association. On attending the next trustee meeting and feeding back some of the information in relation to where the charity stood and where it should be, one of the trustees felt that they no longer had the personal or IT skills to continue, given the pace and nature of change required and that was when my journey into charity clerking began in earnest.

What were we doing poorly and how has the charity addressed it?

The bank account was being signed by the clerk only, and now two signatories are required for that and the investment accounts.
We did not understand the accounts fully or the nature of the investment funds. The trustees met with the investment fund manager and have been able to make decisions in relation to these, and similarly for the accounts.
Whilst there was a healthy account balance, the WMC did not meet the outgoings of the charity, no quinquennial inspections had been carried out, and properties had not had safety inspections and maintenance undertaken except some minor work for some years. It was very likely that funds would diminish significantly, particularly when the obligations of the charity for safety and good management were met.
WMC was being paid by residents in cash. One resident was on housing benefit and it was impossible to determine how the minimal level that the council paid for her had been arrived at. She also made a payment to the charity 4 weekly but there was no reference as to what this was for. (Some major work had to be undertaken to find out that there was a legacy system that the council had which nobody could explain, and the resident made utility payments.) Currently a VOA assessment for Equivalent Fair Rent (EFR) has been received and we have been able to increase the WMC 230% in stages to date and have ensured that our residents who are eligible now receive Housing Benefit. All payments are now made directly into the bank.
A simple ‘on the ground’ risk assessment was undertaken by the clerk and the subsequent immediate urgent work meant that more was spent in the first two months than in the whole of the previous year. The absence of a quinquennial inspection was remedied in August 2019, incurring more expenditure, and highlighting the need for more expenditure for safety and standards to be met. The recommendations informed the need for remodelling and refurbishment.
Residents had been allowed to undertake work on their properties and two of them had changed their residence from bedsit to single bedroom. The trustees were made aware that this could not continue. A meeting was held with residents (and family members, if they chose to attend.) All issues were addressed and a step increase in WMC made. It was a huge weight off the minds of trustees when this passed uneventfully. There has since been another increase to the level of EFR for a bedsit.
The clerk did not hold keys for the residences, which could cause problems in an emergency. This has now been remedied. Residents know that the charity would not require access except in case of emergency or urgent work and, whilst they have reservations, they also have the option of giving a key to a neighbour or family member instead of the charity if they are unable to be present.
There was no day to day way of determining accounts except the use of bank statements. A basic spreadsheet has been implemented, reducing accountancy costs.

What the future holds

Refurbishment and remodelling is currently underway, not having been helped by COVID 19 delays. (Our residents and trustees have so far been safe.) Grants have been applied for, and we await the outcome. The charity applied for, and was granted, an interest free loan from the Almshouse Association to help with spreading the cost as we take on board the impact of more than £120,000 of expenditure whilst still undertaking future planning and implementation of responsibilities of the board of trustees.
The charity will have a further EFR evaluation when the work is completed to make all residences single bedroom.
Policies and procedures will continue to be added/ updated and the clerk and board members to take advantage of the Almshouse Association online training.
The charity will consider applying for Charitable Incorporated Status.

It should be said that none of this could have happened so far without the consent, co-operation and enthusiasm of the trustees, since it was a very daunting challenge at the start and will continue for some time still. The advice and support of The Almshouse Association has been invaluable and the dedicated guidance and encouragement of Susan Van Leest has been most welcome, and for that we are immensely grateful.”

Posted April 21

Eric’s story

Clerk to the Trustees – Eric Williams

70 year old Eric Williams lives in Ludlow Shropshire. He is married and has three children and six grandchildren.

He worked in local government for 42 years, spending 34 years with the former South Shropshire District Council where he headed up the Information Technology department, before retiring in 2009. He has been a parish clerk for 43 years, and is currently clerk to Craven Arms Town Council and three other parish councils. He has also been a clerk to four almshouse charities for a combined total of 37 Years!

Eris has always enjoyed being involved with the local community and since retirement has also been chair of Westfields Special School in Leominster and treasurer to a charitable organisation called Empathy for Special Children.

In 1983 he was asked to take on the role as clerk of the trustees to Sir Job Charlton Hospital Charity. On accepting the position of clerk to the trustees he had no experience about almshouse charities so quickly educated himself by contacting The Almshouse Association for help and advice. After reading the charities charter and reading the previous minutes, as well as understanding the financial records and working with the chairman of the charity, he soon familiarised himself of the responsibilities of a clerk and the almshouse charity itself.

One of the first changes Eric suggested to the trustees was that he personally collected and banked the weekly contributions from residents, as opposed to paying an agency to do this. Two benefits materialised from this approach; it saved the trust money and it resulted in Eric really getting to know the residents through his weekly visits. This proved to be one of the most satisfying and enjoyable roles of his work.

Eric is proud to be clerk of the trustees to four almshouse charities:

Sir Job Charlton Hospital Charity
Hosyer-Foxe Charity
Elizabeth Massey Almshouses
Louisa Powell Almshouses

_{Eric Williams with two residents at the Hoyser Almshouses ( left – Jim Morgan, centre Eric Williams , right – Reg Davies their oldest resident 92 years of age)}

Almshouse charities can have different beneficiary groups, which are derived from the wishes of the benefactor and stated in the ‘Objects’ of the charity in the Governing Document (Scheme). Regarding the charities that Eric works for, all support the elderly.

As clerk to the trustees, Eric is responsible for the administration, financial management and the management and implementation of all improvements and repairs to the dwellings.

During his regular visits to see the residents, he takes an interest in their welfare and loves to have a chat with them and catch up on all their news. This is the part of his role that he really enjoys and from which he has derived a great deal of pleasure.

He has also been fortunate to have worked with dedicated chairpersons and trustees; some of whom have been involved in the charities for the same length of time as Eric has and have now become life-long friends. Mutual values and a passion for almshouses have provided enduring relationships.

Due to Eric’s involvement in local government, he has been engaged with many areas of the local community, enabling him to gain an understanding of housing, planning, finance, welfare benefits, grants and working with other stakeholders such as social services, Citizens Advice Bureau, The Almshouse Association, housing associations and various other central and local government services, all of which have been a benefit in his work as a clerk to the trustees.

His daily/weekly/monthly work varies from visiting and resolving issues raised by residents, repair and maintenance activities, to health and safety issues, letting of vacant almshouses, administration of the charities and discussions with the chairpersons and scheduled meetings with the trustees. Eric comments,

“My wife Ann says that to the residents “I am open all hours” if she wants to get anything done, she just adds it to my almshouse list and includes herself as a resident!”

With the Hosyers-Foxe Charity, help is provided with Independent living and for many years there was a residential warden at the Hosyers Almshouses although the role does not cover health provision for residents. The last resident warden was the late Mrs Marion Morgan who also looked after the front garden which brought pleasure to all the residents and passers-by and for which she regularly won an annual award from’ Ludlow In Bloom’ for the floral displays. In Marion’s memory the residents now look after the garden and have continued the success in obtaining an annual award.

Hosyers-Foxe almshouses now have a facilities manager appointed who has experience of Health and Safety, providing independent housing support and working with other support services/stakeholders. Eric mentions that the three other charities also utilise the skills of the facilities manager in a similar role, enabling Eric to step back from the daily routines and concentrate on the more strategic/policy issues.

Eric has been fortunate enough to have built a team of reliable contractors to deal with gardening, cleaning, maintenance and repairs of the buildings as they occur and has established good maintenance contracts as part of his role for items such as boilers, gas and electrical appliances, lift, fire alarms etc. Residents and colleagues alike know Eric as

‘the man who always knows someone who can mend it!’

What motivates Eric the most is working for the welfare and benefit of residents, some of whom have been at the almshouses for a long-time. He also appreciates the close relationships he has with trustees, colleagues, the contractors and finally the historic buildings themselves, situated in such a beautiful town.

“It has become more of a hobby rather than a job!” he says joyfully. “Some of the key benefits that our almshouses offer are the continued opportunity for residents to live independently but also have a community around them if needed. There is a real ‘community spirit’ here and everyone looks out for one another. This is special. Almshouses also provide that independent living for a relatively low weekly financial contribution. This enables our residents to live in an environment that is supportive and helps their general wellbeing.”

The two main challenges for the trustees of the four charities that Eric is involved with are:

Attracting new trustees – this is partly being overcome with some trustees sitting on each board of the four charities.

Ensuring that the properties are well maintained and that there are sufficient long-term funds available for the trustees to work with.

Eric says of The Almshouse Association,

“The Association has always been there in the background, providing solid advice. They have visited on occasion too, to support us when in need. The guidance manuals for support and care for residents and Standards of Almshouse Management are my valued reference documents and I also enjoy reading the almshouse magazine, the Gazette, which is really informative and provides details of other almshouse charities. It’s good to feel part of something bigger.”

CEO Blog: What about the Affordable Housing Crisis and our young people?

We so often hear about the “housing crisis” as if it is a given fact. I was walking with a friend the other day and we were discussing a large housing estate that has had popped up on the horizon. “Well he said,…. we do need more houses – there is a housing crisis after all!” I looked at the group of very smart – no doubt ‘executive’ 4 or 5 bedroom houses and wondered what bit of the housing crisis these were addressing! I doubt it’s the affordable housing crisis for single and older people.
The Chartered Institute of Housing found that 280,000 social rent homes have been sold, converted to higher rents or demolished since April 2012, while just 70,000 new social rent homes have been built*.
I know it must be right and fair to help young people own their own homes as this prevents the rent trap that many are facing, but there still needs to be a proper affordable rental option offering decent, community driven homes, where people who are unable to buy can remain and have a good home in their communities.
It is clear that many affordable homes are sold or partially sold under Right to Buy, which accounted for the loss of 120,000 council homes, but how will we build our stock of decent affordable homes for the future if they continue to be sold?
I believe there is room for a wider variety of almshouses reflecting today’s younger people in housing need, helping them stay and work in their communities. Why almhouses? They are charities run by local trustees for local people in housing need and importantly they are exempt from the Right to Buy. These could provide an accessible option for young families or even intergenerational living. The almshouse model, although over 1,000 years old, has always been adaptable and can provide life changing opportunities to communities across the country,
Let’s tell it how it is … there is a housing crisis but it is very much an affordable housing crisis and no amount of new executive homes on the open market will change that.
Nick Phillips CEO | The Almshouse Association

*Source: Insider Housing publication 29 Mar 21

Nick Phillips CEO Linkedin

Posted 30 Mar 21

Government to end Green Homes Grant

The Government has announced that the final day for applications to the Green Homes Grant will be March 31^st 2021.

Any members who have secured funding through this route will still have their vouchers honoured but no new requests will be accepted after March 31^st.

The Almshouse Association is disappointed by the Government’s decision in this case as the grant represented a great opportunity for our members to do the right thing by becoming more eco-friendly. The sudden removal of the scheme means that a number of members will now struggle to find support for green initiatives which would help their residents. We hope that almshouse charities will be able to access the additional funding designated to Local Authorities.

The Government must produce an effective, long-term fund which can help those both within the almshouse movement and beyond.

Posted 30 Mar 21

Policy and Governance update: April 21

Each month, the Association 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 Mar/Apr 21 Summary.

Property and Planning

Improving broadband for Very Hard to Reach premises consultation -DCMS has published a consultation – closing 11 June – on improving broadband for Very Hard to Reach premises in the UK. Through this call for evidence, DCMS wants to hear views and experiences of consumers’ broadband connectivity in rural and remote areas of the UK. Members may wish to consider responding if they have difficulties accessing good quality broadband for work and for residents.

Health and Safety

Shielding – As of April 1^st, it will no long be necessary for clinically extremely vulnerable people in England to shield.

Taxation and Finance

Budget 2021 – The Chancellor made a number of announcements as part of this year’s Budget. Most notable for almshouse charities will be the extension of the £20 uplift in Universal Credit payments which will last until September. Eligible Working Tax Credit claimants will also receive a one-off payment of £500.
National Minimum Wage – The National Minimum Wage and National Living Wage will increase from April 1^st, with the National Living Wage being extended to 23 and 24 year olds for the first time. The NLW will now be £8.91.

Coronavirus

You can find all our Coronavirus updates here

30 March 21

A day in the life of a trustee

Hilary Livingstone has been a trustee of the Eleanor Hirst Trust since 2016.

Hilary was born and brought up in Huddersfield. She is a retired civil servant, having worked at several government departments starting at the Department of Employment, now the Department of Work and Pensions, where she was a Benefit Office Manager working all over West Yorkshire.

After five years she joined the Foreign and Commonwealth Office latterly dealing with administration of Embassies/High Commissions in South Asia and Afghanistan.

Hilary moved down to live in Buckinghamshire where she was employed by Buckinghamshire County Council Social Services as their Court of Protection Receiver managing the Receivership Department dealing with clients who, because of mental incapacity, were unable to look after their own financial affairs. These clients were often victims of financial abuse, so Hilary worked closely with local police and solicitors.

After a varied and successful career, Hilary retired to Wilshaw with her husband, Ian, in 2011.

Becoming a trustee for the Eleanor Hirst Trust has been a fulfilling role. Hilary was aware of the historical significance of almshouses prior to joining the Trust and felt compelled to get involved in such a community led housing model that supports local people in housing need.

The Eleanor Hirst Trust owns six Grade II listed almshouses in the village of Wilshaw, West Yorkshire. At present there are 10 residents in six two bedroomed almshouses.

The almshouses are dated 1871, by John Kirk of Huddersfield, for Eleanor Hirst of Wilshaw. They are built in beautiful hammer dressed stone with pitched slate roofs with gable copings and barge boards, and tall stone stacks to each gable. They are all two storeys.

At the first floor level there is a central round arched plaque inscribed:

“A.D. 1871. These almshouses were erected by Eleanor Hirst the beloved wife of Joseph Hirst of this place, in loving remembrance of Mary, their deeply lamented and only child whose love and sympathy for the poor when living. These houses are intended for the aged and destitute a fitting memorial to an affectionate daughter who was always ready to add comfort to those in want and declining years.”

Hilary mentions that she was asked by a previous trustee, who was retiring, to join the board and she felt it was such a compelling and worthwhile cause that she couldn’t say no!

The almshouses that Hilary supports are for the poor and elderly of the local area. This criteria was defined in the Will of Eleanor Hirst.
As a trustee Hilary works closely with the chair to enable the smooth running of matters relating to the almshouses. Usually this involves maintenance and day to day running of the almshouses as well as making sure the residents have whatever they need. Hilary comments,

“I have close contact with the residents, which is lovely. They ring when they have a problem which we address as soon as we can.”

From a pastoral side the trustees are always informed if anyone goes into hospital or has health issues etc. Hilary continues,

“We always make sure there is a bunch of flowers from the trustees in times of trouble, which is appreciated. It’s the personal touch that I love about being a trustee of an almshouse charity. You get to know the residents and hear all their fascinating stories and histories. ”

The challenges that the trustees face are making sure repairs etc., to the almshouses are carried out in a timely manner to alleviate any concern and worry for the residents. This is a priority.

Hilary mentions that her motivation for being a trustee is making sure the residents are happy and identifies the key benefits of almshouse living as having a community spirit that is integral to the health of residents. She comments,

“Some of the residents have been with us for many years. They say they enjoy the social discourse ‘up the avenue’ and are very happy in their little community.”

900th anniversary for St Mary Magdalen Hospital

St Mary Magdalen Hospital was due to celebrate its 900th anniversary in 2020 but had to postpone due to the pandemic. Trustees are hoping to be
able to reconvene festivities this year and are planning a wonderful celebratory day at Castle Park in Colchester later in the summer.

Michael Siggs is Clerk of St Mary Magdalen and a number of other charities too, so all being well, it will be an incredibly special
day for the almshouse movement.

“We are all ready to start enjoying the longer evenings and the welcome of spring. Now that everyone has had their vaccinations we are looking forward to a return to some ‘normality’ and the excuse for a party is welcomed!
Here in Colchester we have had our fill of plagues and civil wars! 2020 was to have been a celebration of ‘900 Years of Mercy’ but we had to cancel. Our jabs may give us hope that on July 17/18 we can combine our celebrations with the beginning of the end of Covid 19 as well as the 75th anniversary of The Almshouse Association.

We also lost friends and neighbours in 2020, not necessarily to Covid 19, but were not able to remember them at funerals. Perhaps we will also be able to raise a toast to their memories in the formal part of the celebrations.”
Michael Siggs, Clerk of St Mary Magdelene

APPG report on loneliness: Association comments

The CEO of The Almshouse Association welcomes the recent report published by the APPG on Loneliness.

“From our research and that of others it is clear that everyone needs a warm and safe home, but more than that they need a friend and something to do that engenders pride. Almshouses are a 1,000 year old housing model that takes neighbourliness to its heart.”
Nick Phillips, CEO The Almshouse Association

It seems from both this recent independent review and other reports that we have come to recognise loneliness as a debilitating factor. It is this aspect that was highlighted in the almshouse study undertaken by the Whiteley Foundation for Ageing Well that suggested that small scale communities can help people live longer. It seems that the forefathers of today’s almshouse movement had this in mind and although an ancient model of housing its strength is often put down to the fact that the design and spirit of almshouses encourages, promotes and enhances neighbourliness.

The almshouse movement provides homes to over 36,000 people, but more are needed as there are not enough to satisfy the high demand not just for low cost homes in the community but for the added value of small scale community run housing.

Nick Phillips goes on to say “Almshouses are built with compassion and supported with companionship. Whilst they can be considered as a small provider in the UK’s housing world that are available specifically to those in housing need, they make a vital contribution to the affordable housing stock in Britain and it is heart-warming to hear the great bonds of friendships that develop around the courtyards and gardens of Britain’s almshouses. We are working hard to ensure that more almshouses continue to be provided for those in housing need”.

Posted 25 March 21