CC publishes almshouse definition

The Almshouse Association is enormously pleased to be able to confirm to our members that The Charity Commission has now publicly recognised our official definition of an almshouse and has added the definition to their Operation Guidance.

After over 2 years of meetings and deliberations, members feedback and rewrites, we consider this a major milestone as we look to grow and develop the almshouse movement. The definition now gives us greater authority to show the unique nature of almshouses, whilst being able to reference official recognition from a government body.  

It is important to receive this confirmation as we move forward with our discussions with local and national government, ensuring that our members are not hindered in their efforts to support their charities.

The official definition and description is:

An almshouse is a unit of residential accommodation (usually a house or flat) which belongs to a charity, is provided exclusively to meet the charity’s purposes (for example, the relief of financial need or infirmity) and is occupied or is available for occupation under a licence by a qualified beneficiary.

An almshouse charity is typically a charity which is established for purposes which are to be furthered by the provision of one or more almshouses.

An almshouse charity is usually a charity for the relief of financial hardship by the provision of housing and associated services or benefits which must (or is authorised to) provide its primary benefit by the grant of a licence to occupy the accommodation that it owns to its beneficiaries.

In addition, an almshouse charity is likely to have one or more of the following features:

a. The origin of the charity is a private gift for the relief of poverty;

b. The beneficiaries are required to pay a weekly maintenance contribution that must not be set at a level that would cause hardship;

c. The nature of the accommodation is such that the licence requires that beneficiaries must show particular consideration for the needs of other residents;

d. A significant proportion of the accommodation is permanent endowment;

e. The beneficial class or the geographical area from which it can be drawn is restricted.

The full document on almshouses on the Charity Commision website can be found here. (scroll down the index to almshouses)

Posted 1 October 2020

Holding AGMs & other meetings

Rules on holding AGMs and other meetings

The Government has announced that charitable companies and Charitable Incorporated Organisations (CIOs) can continue to hold AGMs and other member meetings virtually until 30th December 2020. 

Wherever possible it is still hoped that members will be able to submit their annual returns online. However, if Trustees have an imminent deadline and believe they are likely to miss it you should send an email to filingextension@charitycommission.gov.uk with your charity name and registration number.

Note: temporary laws allowing charitable companies and CIOs to postpone AGMs and other members’ meetings end on 30 September. The Charity Commission advises that these charities can use the advice above.

Full guidance can be found here.

Posted 30 Sept 2020

Build Build Build

Almshouse Consortium Limited Press Release

There is great news in the housing world as the Government has announced details of the next Affordable Housing Programme, providing grants to providers of affordable housing, including Almshouse Charities. The new programme will support projects across England from 2021 – 2026.

In a statement by the Housing Minister, Robert Jenrick, plans were unveiled for a new affordable housing programme. This new grant funding is expected to deliver an additional 180,000 affordable homes.

Significantly, the Government announcement makes particular reference to almshouses which builds on the heightened recognition of the understanding and appreciation of the role and uniqueness of almshouses.

Whilst generally the funding is targeted at the construction of new homes, significantly for almshouses the government are offering grant for projects which involve remodelling existing properties.

One route to grant is through the Almshouse Consortium Ltd which has been in operation for 12 years enabling almshouse charities to access grants from Homes England. To date ACL has secured in excess of £20 Million grant funds for almshouses developing new build projects, remodelling or refurbishing existing Almshouses and works closely with The Almshouse Association in support of its aims.

The Almshouse Consortium Ltd holds preferred partner status with Homes England (the Government Agency) for the delivery of schemes under the affordable housing programmes and can help you access grant if you are thinking of bringing a project forward. 

Sean Stafford, Programme Manager at the Almshouse Consortium Ltd explains:

The new funding is very welcome. The scale of funding available is significant; the highest amount for the past few decades. There are clear routes which enable almshouses to access this funding for either building new homes or remodelling existing homes. It will not cover single investment items; say replacement of the heating system but it will contribute to many, many schemes.

Kathy Green, Programme Manager adds:

The Almshouse Consortium has been accessing such grants for 12 years now and has secured over £20Million of grant funding. We would encourage almshouses to contact us to discuss whether there is scope to attract grant to support their ambitions.

The Government will release a timescale for grant requests which for initial applications is likely to be the end of November 2020, although this is yet to be confirmed.

If you have a project which you are considering requesting grant support for would like to get in contact with ACL, their contact details have been listed below:

Sue Holden the Almshouse Consortium Administrator by email to acltabitha@gmail.com or on 07464 021046 

Sean Stafford on sean@saffercooper.com or 07714 255520.

Kathy Green on kathy.green.projects@gmail.com or 07940 590173

Posted 30 Sept 20

Covid-19 update: 29.09.20

For the most up-to-date Government advice, please visit www.gov.uk.

Tuesday 29th September 2020

The Government has announced further measures to tackle COVID-19 in England.

These include:

  • In the North East of England, from Wednesday 30th September, it will be illegal to mix households indoors – including pubs and restaurants, but not offices.
  • Failing to self-isolate when instructed to do so can now result in a fine of £4,000
  • Staff who are self-isolating must tell their employers when they start and finish or they can be fined
  • There is now a 10pm curfew for pubs, bars and restaurants across England
  • Failure to wear a face mask in shops, supermarkets, public transport, taxis or indoor hospitality will lead to increased fines
  • Fines can also be issued for those who break the ‘rule of six’
  • Those who have been shielding do not need to do so unless they live in an area under local lockdown

The Almshouse Association is here to advise members should they require further clarification. However, members should pay close attention to announcements from their local authorities who will be able to provide the most up to date information. 

Thursday 24th September 2020

On Tuesday the Prime Minister announced a number of new measures to limit the spread of coronavirus over the winter months. The measures announced were:

  • Staff to work from home where possible
  • All pubs, bars and restaurants must operate table service only. All hospitality venues including takeaways to close at 10pm
  • Retail and hospitality workers are required to wear masks
  • Businesses will be fined if they breach rules
  • Maximum of 15 people allowed to attend weddings
  • Rule of 6 extended to all adult indoor team sports
  • Conference events/sporting events reopening to be postponed from the planned opening in November

These measures are likely to be in place for the next six months. For more detailed guidance on what you can/cannot now do, please visit:

https://www.gov.uk/government/publications/coronavirus-outbreak-faqs-what-you-can-and-cant-do/coronavirus-outbreak-faqs-what-you-can-and-cant-do.

Additional measures have been put in place for Scotland, Northern Ireland and Wales.

Whilst the majority of these restrictions will have little or no impact on the running of your almshouses, the Prime Minister has not ruled out further restrictions being imposed over the coming months in addition to the local lockdowns already in place in large parts of the country. You may also feel that it is necessary to take additional steps to control the spread of the virus within your own almshouse communy.

Communal Facilities

We are receiving a number of enquiries at present about the opening of communal facilities and guest rooms. We strongly recommend that, where these facilities exist, our members should carry out a risk assessment and put in mitigation/social distancing measures where appropriate. Such measures would include providing hand sanitiser, moving or removing furniture to ensure social distancing is maintained, limiting the number of people who can use the facilities at any one time, and carrying out additional cleaning of these areas.

Our understanding is that community rooms do not need to abide by the ‘rule of six’ but we would encourage our members to consider their own circumstances. Where a charity is treating the almshouse community as a single household, gatherings of more than six people from within that household would be fine. In communities where residents get out and about more, limiting indoor gatherings to six people would reduce the risk of the virus spreading.  

Lockdowns/Preventing Visitors

Back in March (and, in some cases, shortly before), when the full lockdown was announced, a number of our members limited visits by friends and families to residents. We’re aware that some members are looking to do this again over the winter in order to protect their vulnerable communities. If this a route that your charity would like to take, we recommend that you consult with your residents and get their approval before implementing such measures. You should also consider the impact that a strict lockdown might have on your residents. The National Care Forum and Age UK have published a joint blog post, which considers the impact of no visitor policies. Whilst the blog refers to care home residents, it gives food for thought to all housing providers that cater to older people. You can read the blog post at:

https://www.nationalcareforum.org.uk/blog-posts/visiting-in-care-homes-where-now/

Resident Health and Wellbeing

We are receiving an increasing number of enquiries from our members who are dealing with residents displaying significant mental health issues, including depression, aggressive behaviour, and alcohol abuse which have been exacerbated by the coronavirus outbreak. Residents should always be encouraged to approach their GP for support in the first instance. You may also wish to contact adult social care services in your area to see what support they can provide. We have already seen that the thought of a long term “lockdown” is causing anxiety amongst residents. Some members are looking to use more positive language such as “Restricted activities” where possible.

There are also many sources of external help that may be useful for you and your residents:

Mental Health

Alcohol

Drugs

Staff

If your staff are able to work from home, they should be encouraged to do so. Not only will this protect your staff from contracting the virus in the workplace or during their commute, it will also reduce the risk of them bringing Covid-19 into the almshouses.

Where staff cannot work from home, you must ensure that your premises are ‘Covid-19 secure’. The government offers guidance on what measures should be put in place for different work environments at:

https://www.gov.uk/guidance/working-safely-during-coronavirus-covid-19.

During the lockdown, many members asked their wardens to replace their usual daily visits to residents with phone calls instead. You may wish to revert to this practice again if you feel it would be safer for your residents.

In some instances, employers are able to claim a refund on Statutory Sick Pay if an employee has to self-isolate due to coronavirus. To see whether your charity is able to claim a refund, visit:

https://www.gov.uk/guidance/claim-back-statutory-sick-pay-paid-to-employees-due-to-coronavirus-covid-19.

Trustees

The Charity Commission has issued the following guidance on holding trustee meetings under the current restrictions:

The government has introduced new rules which mean that from 14 September it is against the law to meet in groups of more than 6, either indoors or outdoors. There are some exceptions where groups can be larger than 6 people and this includes providing voluntary or charitable services.

This means you can hold trustee or members’ meetings of more than 6 people where these meetings are necessary for providing charitable services.

You can get more detailed information on these rules in the guidance Coronavirus (COVID-19): Meeting with others safely (social distancing).

The Charity Commission also provides guidance on holding meetings online or by phone and holding AGMs. This can be found at:

https://www.gov.uk/guidance/coronavirus-covid-19-guidance-for-the-charity-sector

Posted 24 Sept 20; updated 29 Sep 20

Covid-19 update: 10.9.20

On September 9th, the Government announced new national measures to help tackle the recent rise in Coronavirus cases.

Most of the current measures will remain in place but there will be some further restrictions.  It is vital that all trustees, staff and residents:

  • continue to wash their hands regularly with soap and hot water for 20 seconds.
  • wear face coverings in indoor settings where social distancing is difficult,
  • stay 2 metres apart from people you do not live with.

From Monday 14th September, whether indoors or outdoors, people from different households must not meet in groups of more than 6. Note that:

  • This limit does not apply to meetings of a single household group or support bubble which is more than 6 people.
  • Community facilities, such as the communal areas of almshouses following COVID-19 secure guidelines, can host more than 6 people in total, but no one should visit or socialise in a group of greater than 6.

This new ‘Rule of Six’ will be enforceable in law and can lead to fines if not properly followed. As such, it is recommended that members remind their residents of the upcoming changes.

For more detailed guidance on the social distancing rules in England, visit:
https://www.gov.uk/government/publications/coronavirus-covid-19-meeting-with-others-safely-social-distancing/coronavirus-covid-19-meeting-with-others-safely-social-distancing.

For guidance on the rules applicable in Scotland and Wales, visit:
www.gov.scot or www.gov.wales.

Posted 10 September 20

Government announces funding for the Affordable Housing Programme

The Government has today announced £12 billion in funding for the Affordable Housing Programme for 2021-2026.

The aim of this fund is to provide 180,000 homes around the country. The Almshouse Association welcomes this funding, which has previously been used to support almshouse charities to grow and develop. We hope to see many more examples of this fund being used to support our members. Further guidance on the specifics of the fund will be published shortly.

After discussions over recent months, The Almshouse Association is particularly pleased to see almshouses specifically mentioned in the Government’s announcement, reiterating the exemption from Right to Buy which almshouses benefit from.

The full Government announcement can be found here.

Posted 8 September 2020

Association article makes it into LGA Magazine

The Local Government Association’s first magazine has published an article written by the Almshouse Association promoting almshouses and their benefits to local authorities.

The article forms the basis of the Association’s engagement strategy with a number of different stakeholders across the housing sector, including local councils, who may wish to explore the option of supporting new and old almshouses in their area.

The full article can be found here

Posted 7 September 2020

AGM 2020 Report

This year, due to coronavirus restrictions on large gatherings, our 69th Almshouse Association 2020 Annual General Meeting was held by webinar on 1st September 2020.

Please find below the CEO’s AGM Report:

Not to be held back by the current climate we held our 69th Almshouse Association’s AGM on Tuesday 1st September over Zoom. We were pleased to have 60 people signed up to view and although one or two dropped out it was a good virtual turnout. I won’t repeat the AGM blow by blow as you can watch the video virtually here. Votes were cast before the event and all matters were carried.

Chair, Elizabeth Fathi, thanked all the staff and my fellow board members and confirmed with thanks the re-election of the Board members who put their names forward: Willie Hartley-Russell, John Broughton and Elizabeth Fathi.

Each member for re-election received over 95% of votes in favour. Simon Ling, Honorary treasurer presented his excellent report and the accounts were approved and Auditors were re-appointed.

A special resolution to change the name of The National Association of Almshouses to The Almshouse Association at Company’s House was approved and had one against.

Elizabeth gave a far thinking and inspirational vision for the almshouse movement setting out clearly where the Association and the movement stands in the “sea” of housing options. I have reproduced part of the presentation because I feel it helps set our compass clearly in the right direction.

“A model that has survived for 1000 years can show a maturity and foundation to younger models that depend upon government funding and the political incentives and projects of the day.… Self-sufficient low cost housing held in trust by local people for local people is an impressive model.  Even more so when that housing has been shown to improve residents’ well-being and sense of belonging and community.  The small scale, intimacy of their distinctive built form, may not single-handedly be able to solve the nation’s housing crisis but, in a similar way that a hospice complements the NHS, the almshouse movement complements the governments’ social housing programme.   ……independence from government funding and limited regulation enables it to offer added value to its residents.  A value that cannot be quantified and is held in perpetuity.

From a personal view, however, I see the strength in the future of the movement not just in new 21st century build but also in new benefactors.  The creation of brand new almshouse charities will do much to spread the word, to help local communities house local people in need and to sustain the model. 

This is not to forget those hard-working trustees of current almshouses, giving their time and care and attention voluntarily day in and day out (often year in and year out possibly even decades in and decades out).  I would like to end today by thanking you, wholeheartedly and on behalf of my fellow board members for the care you give to our 35,000 almshouses across England and Wales.  It is you who provide the foundation upon which we can all champion the movement and take it forward into the centuries to come.

Let us celebrate what we have and what we can do and raise a toast to new and established almshouses …………..”

I thanked the Board, staff and members and although the focus of the AGM was on 2019, I felt it was right recognise how staff, Board and members have responded so positively to the current challenges. I gave a summary of some of the work of the association, where we are moving forward with the strategy and the exciting times ahead particularly in 2021 with the celebration of the associations 75th year.

You will probably be aware of the Government White Paper – Planning for the Future. This paper sets out far reaching plans to change the planning laws for the country. The key changes that impact almshouse charities are the loss of the current affordable housing fund, Section 106 and Community Infrastructure Levey. They will be replaced with a single levy. We are very concerned that almshouses are exempt from the new levy when building new and are considered as proper recipients of the funds. We will be working with key partners, MP’s and Lords to see that almshouses are properly supported under any new planning policy. We will keep you informed.

In closing, sadly, just before starting the AGM we heard the terrible news that our former colleague and friend to so many, Sue Turner, had passed away. Sue was such a passionate supporter of almshouses and had great love for so many of the clerks and trustees she worked with. Sue was such a professional, friendly, kind and efficient a great guide to me and my colleagues. All our thoughts are with Sue’s family and friends.

We will say more as we know it. If anyone would like to send a card we will forward them on from the office in Billingbear.

Nick Phillips CEO

Posted 7 September 2020

Telecare Digital Switchover 2025

Members who make use of telecare services may be aware that in 2017 BT announced that they would be switching off their long-serving analogue telephone network (PSTN) and Integrated Services Digital Network (ISDN) network by 2025, moving to a digital (IP) network.

Although there is still over 4 years before the switchover, it is vital that members are aware of the change and ensure that the necessary changes are made to their service.

The rollout of the service will be gradual on a region by region basis. Members should receive a letter from BT when they region is due to switch, but at the time of writing there is no available timetable for this. BT should also provide additional support for vulnerable residents.

Members may wish to take part in a survey currently being carried out by the Chartered Institute of Housing which is looking into the preparedness of the social housing sector for the switchover.

For further guidance on the switchover please see our article on the switch here.

Posted 7 September 2020

1.9.20 update: Government extends eviction ban

Last week, The Ministry of Housing, Communities and Local Government (MHCLG) announced an extension of the evictions ban by a further 4 weeks. The ban was initially introduced to prevent tenants being evicted during the coronavirus lockdown.

The Almshouse Association has encouraged our members to follow the guidance as best practice during the current situation. We understand that this will not be a good position for all members.

The ban extension means:

  • Evictions cannot be legally sought until September 21st 2020
  • A new requirement to provide 6 month notice periods has been introduced which will remain in place until 31st March 2021, except in ‘those cases raising other serious issues such as those involving anti-social behaviour and domestic abuse perpetrators’.
  • Courts will not resume eviction hearings until the ban ends. When the ban is lifted, cases will be prioritised based on how serious they are, i.e. those involving anti-social behaviour, or rents which have not been received for over a year.

We have been working with MHCLG over the last month or so to move to a ‘set of guidance‘ that fits with how our members manage rare cases of necessary set aside rather than a blanket ban on evictions. To date, it seems we have not been able to persuade them to move to pragmatic guidance rather than control.

We will continue to work with MHCLG to persuade them to develop a ‘set of guidance’ that fits with how almshouse charities manage residents in the very rare cases that set aside is the only option.

UPDATE 1/9/2020

The Ministry for Housing, Communities and Local Government has provided a further update regarding the notice period required for cases involving serious issues such as anti-social behaviour.

These changes mean that from 29 August notice periods must be at least:

  • 4 weeks in relation to anti-social behaviour. Some discretionary grounds relating to nuisance/immoral or illegal use of the property require no notice at all. 2 weeks’ notice is required for notices in relation to rioting.
  • 2 – 4 weeks’ notice periodsin relation to domestic abuse (depending on the type of tenancy notice period will vary – 2 weeks’ notice for grounds under 1988 Housing Act and 4 weeks under the 1985 Housing Act)
  • 2- 4 weeks’ notice periodsfor false statement (depending on the type of tenancy and ground used, the notice period will vary – 2 weeks’ notice for grounds under 1988 Housing Act and 4 weeks under the 1985 Housing Act)
  • 4 weeks’ notice period where over six months of rent is due (if less than six months is owed, then six months’ notice must be given)
  • 3 months’ notice periodwhere the tenant is unlawfully present in the UK in breach of immigration rules (known as no ‘Right to Rent’) or where the tenant has passed away.
  • 6 months’ notice periodfor all other grounds, including Section 21 notices and rent arrears under 6 months.

Notice served on and before 28 August are not affected by these changes, and must be at least three months if served on or after 27 March. If a landlord wishes to serve a new notice in order to take advantage of the new shorter notice periods required for certain serious cases, they should, where they are issuing a new notice of the same type, withdraw the first notice before they serve a new notice. These regulations will apply in England only.

Posted 25 August 2020; updated 1 September 2020