The James Charities: Modern day almshouses in Birmingham

The James Charities has owned and managed almshouse flats in Nechells, Birmingham, since 1869. It’s now building 10 new flats with the help of a Charity Bank loan and grant.

Social Need

Housing costs have escalated in recent years and many people now struggle to afford rent. On average, someone who rents a home in England will spend more than a third of their income on rent. Social housing plays a vital role in supporting people who are on a low income. However, more than 24,000 social housing properties are sold off each year.

Solution

Almshouse charities date back hundreds of years, but many people don’t realise they still exist today. In fact, around 36,000 people live in almshouses in the UK. Rather than rent, they pay a weekly maintenance charge, which is usually far lower than market rent. Unlike social housing, almshouses don’t come with a right to buy.

Organisation

The James Charities owns and manages almshouse flats in Nechells, Birmingham. The Victorian almshouses were rebuilt in the 1950s,1960s and 1970s, in the grounds of a deconsecrated church. 10 new one-bedroom apartments are now being added, along with a community hall and laundry. While the church was bombed in WWII, the charity has been able to integrate some of the original walls into the new development, preserving an important part of the local area’s history.

As The James Charities’ almshouses are only available for people over the age of 55, the new flats have all been designed to meet HAPPI Principles – a set of 10 principles that ensure housing meets the needs of older people. The new flats will also all be fully accessible.

Loan

Charity Bank loaned The James Charities £1,363,000 towards the cost of the build. £75,000 of that was through our Cost-of-Living programme and matched by a £75,000 grant. We were also able to arrange a £15,000 grant through the Reach Fund.

Another of the benefits of applying for a loan from Charity Bank is that we understand how almshouses operate and how that affects a charity’s income, which many commercial lenders do not.

Impact

The new almshouses are due to be completed in November. Four of The James Charities’ existing residents are due to move across. The remaining six flats will be offered for an affordable weekly amount, to other people over 55. All residents will benefit from having accessible homes, affordable payments and a range of additional support measures, such as an onsite scheme manager and emergency pull-cords connected to a 24-hour response service.

“Charity Bank were helpful right from the start and really went out of their way for us. I’ve contacted Wesley Lovett several times with quick questions. One of our directors, who’s our expert in construction, will often phone him up as well to chat things through. You’re not just speaking to someone who checks their computer and does whatever it says! The grant was a very nice surprise and Wes helped us with the application. It meant that we could reduce the loan.”

William Coffin, CEO of The James Charities

John and Myra have been residents of The James Charities for the last 17 years. They’re married but have separate flats and plan to move into two of the new flats. John says, “The new flat will be absolutely brilliant for me. It’s on the upper floor and has a balcony, so I’ll be able to do my painting outside when the weather’s right.” Myra adds, “The flat I’ve asked for will be directly underneath John’s. I’m disabled and my current flat is upstairs. I don’t want to have to move out completely, but I can’t get up the stairs on my own or walk on my own anymore. I need John as close as possible. The two flats, if we can get them, will tick all our boxes.”