Affordable Housing Commission: Making housing affordable after Covid-19

The Almshouse Association’s response to the Affordable Housing Commission’s Making Housing Affordable After COVID-19 report

The Almshouse Association agrees with the Affordable Housing Commission that social and affordable housing should be at the heart of the nation’s recovery from COVID-19. Our country faced a mammoth task in dealing with the housing crisis before the Coronavirus pandemic, but now we have an opportunity to achieve real, long-lasting change. We believe that almshouses can form part of this change by allowing those in need to access high-quality housing which promotes an individual’s independence and develops close-knit community living.

We look forward to working closely with Lord Best and the Affordable Housing Commission and hope that we can continue to pressure national and local government to implement the Commission’s recommendations.

Posted 20th July 2020

Cybersecurity Webinar: Protecting you and your data

Join us for this free 60 minute webinar on how to keep your charity’s data safe.

When: 23 July 2020, 15:00-16:00
Cost: Free

Hosted by KCS Ltd, The Almshouse Association’s IT provider, this webinar will:

  • look at the techniques used by criminals to access your data
  • explain the damage this can cause
  • give you tips on how to protect your organisation and yourself.

The webinar will be held on Skype and you will need to have Skype downloaded to take part.

Click here to book your free space at the Cybersecurity Webinar

Posted 9th July 2020

ONS Index of Private Housing Rental Prices statistics – Association Comment

The Office for National Statistics released its monthly Index of Private Housing Rental Prices last week which shows the continued growth of private rent in the last 5 years.

The figures show that between January 2015 and June 2020 Private Housing Rental Prices have increased by 9.3%. Too many people already struggle to afford their rent alongside all other necessities and the continued rise in rent, sometimes for inadequate housing, means this problem can only get worse.

The Almshouse Association believes that we must do more to make high-quality, community housing a larger part of our society. The almshouse model provides genuinely affordable accommodation to those in need, providing them with independence and removing the burden of excessive rents. Almshouses have provided this service for over 1,000 years and are ready to continue serving their communities so that no one is left without a roof over their head.  

15 July 2020

Claiming Enhanced Housing Benefit for Intensive Housing Management

Supported Housing has recently written an article on how and why it may be beneficial for members to claim enhanced Housing Benefit for Intensive Housing Management (also known as enhanced housing management and/or additional housing management). 

The guidance refers to traditional rent/service charges, but the rules are still applicable to almshouses.

What is Enhanced Housing Benefit and Intensive Housing Management?

Intensive Housing Management tasks are normally associated with the work of a Support Worker or Scheme Manger, but there is no definitive list. Functions could include:

“Housing management functions such as lettings, assistance with claiming Housing Benefit to ensure that rent and service charges are paid, controlling access and facilitating and monitoring site visits from contractors and other visitors/professionals, arranging aids and adaptations, health and safety and risk assessments of property, management, administration, delivery and facilitation of housing services provided, the additional maintenance and services costs.”

As long as these tasks are not funded by any other revenue stream they can be funded by Housing Benefit.  Furthermore, if you are a registered provider of social housing and you charge Intensive Housing Management as a service charge, the local authority can reclaim the full cost back from the government. In this scenario, you are not only helping your own charity financially, but you would also be contributing to your local area.

The key points of the article are:

  • Enhanced Housing Benefit is payable to providers of supported and sheltered housing if they comply with Exempt Accommodation rules.
  • You can get the full cost recovery on your housing costs
  • Choosing this method could free up funds to invest in your almshouses and staff

The Almshouse Association offers a template letter and a non-exhaustive list of services to members wishing to apply for Exempt Accommodation Status.  This can be found at https://www.almshouses.org/model-policies-and-templates/ Alternatively, you may choose to use the service offered by Supported Housing, however if you are eligible for Enhanced Housing Benefit, you will incur a charge for the assistance.  

14 July 2020

Housing Ombudsman: New Complaints Handling Code

The Almshouse Association would like to make members aware of the new Complaints Handling Code which has been published by the Housing Ombudsman Service.

The Code is meant to ‘a framework for high-quality complaint handling and greater consistency across landlords’ complaint procedures’. This new code is only applicable to those members who are Registered Providers and are therefore obliged to be registered with the Housing Ombudsman, or those who have voluntarily chosen to sign up.

The key areas of the code are:

  • Universal definition of a complaint
  • Providing easy access to the complaints procedure and ensuring residents are aware of it, including their right to access the Housing Ombudsman Service
  • The structure of the complaints procedure – only two stages necessary and clear timeframes set out for responses
  • Ensuring fairness in complaint handling with a resident-focused process
  • Taking action to put things right and appropriate remedies
  • Creating a positive complaint handling culture through continuous learning and improvement
  • Demonstrating learning in Annual Reports

Members will be asked to self-assess against the Code by 31st December 2020 and to publish their results. Failure to do so could lead to the Ombudsman issuing a complaint handling failure order.

If you have any questions please do not hesitate to contact The Almshouse Association for assistance.

Posted 13th July 2020

Changes to Covid-19 restrictions

What should almshouse charities do now?

Following the Government’s recent relaxation of the coronavirus restrictions, we have been contacted by a number of charities asking what they can and cannot do.

The main changes likely to affect almshouses are as follows:

  • Shielding – those considered clinically extremely vulnerable are now allowed to meet outside in groups of no more than six people and create a support bubble with one other household. The government has indicated the shielding will be paused on 1 August but strict social distancing will still be advised.
  • Over-70s and those with underlying health conditions – this group is still advised to avoid social contact with others but, if they do with to meet with others, to follow the social distancing guidance carefully.
  • All others – everyone else is now allowed to meet another household in any setting – public or private, indoors or outside. We are advised to all still follow social distancing and good hygiene rules when meeting with other households though. Overnight stays away from home with one other household.

Full details on the relaxation of the coronavirus restrictions can be found at:

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

Some charities have implemented stricter lockdowns than the government advised. If this is the case for your charity, you could now start to look at easing these in consultation with your residents.

If you have removed any services to residents, you may wish to look at reintroducing these in a coronavirus secure way. This may include reintroducing warden visits if you are able to provide adequate personal protective equipment to your staff and social distancing measures are followed.

It is not clear whether communal rooms can be reopened. Although gathering of up to 30 people are allowed, it is still recommended that those gathering do not interact with more than one other household at a time. We recommend that you look at the particular circumstances of your property and residents and carry out a thorough risk assessment.

If you do decide to open your communal area, you will need to ensure that social distancing can be maintained. This may require you to limit the number of people who can use the room at any one time, removing some of the furniture to allow for more space, putting down floor markings, and providing hand sanitiser. These areas will need to be cleaned more often.

The re-opening of any guest room facilities you offer will also depend on the set up of your property and the residents you cater to. It is important to carry out a risk assessment and, if you do decide to re-open any guest rooms, ensure that they are coronavirus secure. Things you may wish to consider include:

  • limiting the number of nights that a guest can stay
  • limiting guests to emergencies only (e.g. if a resident has been discharged from hospital)
  • increasing the guest room charge to cover any additional cleaning/PPE costs you may incur
  • putting in any additional terms you think appropriate to minimise the risk of infection to the wider almshouse community

Local lockdowns may be implemented in your area and you should receive information from your local authority on the measures being implemented if this does happen. Make sure your residents are aware of the rules around the test and trace system and remind them that if they are asked to do so, they will be required to self-isolate for two weeks. If they are asked to do this, they need to make you aware so that you can organise any help they might need. More information about the test and trace system can be found at:

www.nhs.uk/conditions/coronavirus-covid-19/testing-and-tracing/nhs-test-and-trace-if-youve-been-in-contact-with-a-person-who-has-coronavirus/  

Posted 9 July 2020

Stephen Morgan MP raises almshouse testing issue in Parliament

The Almshouse Association would like to express its thanks to Stephen Morgan MP for raising the issue of Covid-19 testing in almshouses in Parliament last week.

Mr Morgan asked:

To the Secretary of State for Health and Social Care, what assessment he has made of (a) recent trends in the level of Covid-19 tests being undertaken in almshouse settings and (b) the effectiveness of such testing on improving the well-being of vulnerable people resident in those settings.”

Department of Health and Social Care Minister Nadine Dorries MP responded:

The Department recognise the importance of testing and the role a clear result plays in giving individuals assurance and the ability to make informed decisions. The Department is working with the Ministry for Housing, Communities and Local Government to ensure eligible individuals from vulnerable groups in a range of settings are able to access testing.

Thanks to the continuing increase in testing capacity, all symptomatic individuals in England and Wales and all symptomatic individuals aged five and over across the United Kingdom are eligible for a test for COVID-19.

The Department publishes daily figures including the number of COVID-19 tests undertaken but with the exception of whole care home testing, does not record the residence type of those tested.”

The Almshouse Association thanks Mr Morgan for raising the question. However, we do not feel that the question has been adequately answered and as such almshouse managers and volunteer trustees are still concerned about their vulnerable residents. We have recently written a similar question to the government and look forward to a more substantial response which can provide our members with much needed reassurance.

Posted 9 July 2020

Chancellor: A Plan for Jobs

The Almshouse Association’s Response to Chancellor’s Plan for Jobs

The Almshouse Association welcomes the government’s efforts to protect jobs, particularly within the housing sector. We also welcome news of the Social Housing Decarbonisation Fund, but look forward to further clarification on whether almshouses, as charitable affordable housing providers will be entitled to access this fund.

The Association understands that the Government will make more significant announcements as part of the regular Autumn Statement, but feel that greater emphasis was needed in this plan on providing affordable housing as a key job creator. We believe that the government must promote affordable housing, including almshouses, on the scale that is truly needed in our country, not only to create jobs for the expected recession, but to provide a real solution to the housing crisis.  

Posted 9th July 2020

Charity Commission: Double Defaulter charities

The Almshouse Association would like to highlight the release of the Charity Inquiry: double defaulter charities between April 2019 and March 2020 report published on July 6th.

The report highlights the risks for charities who fail to submit their financial information to the Charity Commission for 2 or more years. Inclusion in such reports can cause widespread problems, not only causing damage to the reputation of individual charities, but to the wider almshouse movement.

It is vital that out members submit the required financial information promptly and accurately. If you have any issues around this process or need help, please do not hesitate to contact The Almshouse Association so that we can provide you with all the support you need.

The full report can be found here.

Legionella tests reminder

As the lockdown continues to ease around the nation, it is worth remembering to catch up with vital checks which may not have been undertaken as buildings were left understaffed or empty.

A particularly important check at this time is that of water safety. It is highly recommended that members carry out the necessary checks for Legionella. Further advice on this can be found at Chapter 4.15 of our Standards of Almshouse Management Guidance Manual.

In addition, you may want to take our online training course on Legionella –click here to access

Gas safety checks are also important. The Health and Safety Executive has provided the following guidance during the Covid-19 pandemic:

Landlords have a legal duty to repair and maintain gas pipework, flues and appliances in a safe condition, to ensure an annual gas safety check on each appliance and flue, and to keep a record of each safety check.

If you anticipate difficulties in gaining access as the COVID-19 situation progresses, you have the flexibility to carry out annual gas safety checks two months before the deadline date. Landlords can have the annual gas safety checks at their properties carried out any time from 10 to 12 calendar months after the previous check and still retain the original deadline date as if the check had been carried out exactly 12 months after the previous check.

You are encouraged to arrange your annual gas safety checks as early as possible, as a contingency against tenants being in self-isolation for a period of 14 days (in line with current guidelines), or gas engineers being unavailable due to illness. The two-month period to carry out annual gas safety checks should provide adequate resilience in most situations.

In the event, you are unable to gain access to the property, e.g. persistent refusal of access due to vulnerable tenants self-isolating, you will be expected to be able to demonstrate that you took reasonable steps to comply with the law and that you are seeking to arrange the safety check as soon as all parties are able. This will need to include records of communication with the tenant, and details of your engineers attempt to gain access.

Health and Safety Executive

As always, if you have any concerns please do not hesitate to contact The Almshouse Association and we will be more than happy to assist.

Posted 7th July 2020