By Graham Vanbergen: Across Britain, the issue of homelessness is growing at a pace that should alarm policymakers, communities, and citizens alike. The drivers are numerous: unaffordable rents, a shrinking supply of social housing, the spiralling cost of living, and increasing financial strain on local authorities tasked with providing essential services.
Among the most vulnerable to these pressures are older people, whose incomes are often fixed while their costs – especially for housing, energy, and healthcare – continue to climb. For many, the idea of growing old with security and dignity is fast disappearing.
Yet there exists a centuries-old model of housing that could offer part of the solution: the almshouse. These institutions, rooted in history and philanthropy, continue to provide safe, affordable homes to thousands across the country. And in my view – as someone who has spent nearly three decades in the property industry and who is soon to serve as Chairman of the Newbury Almshouse Trust – their importance has never been greater.
The Shrinking Supply of Affordable Housing
According to Shelter, there are 1.4 million fewer social homes today than there were in 1980 with over 1.3 million households on waiting lists in England for social housing. The Local Government Association estimates that at least 100,000 new social rent homes need to be built each year just to keep pace with demand – a figure far above current supply.
Meanwhile, the stock of low-cost rental homes has been in steep decline. Right-to-Buy schemes, insufficient replacement building, and the steady transfer of housing association stock into higher-rent categories have eroded the supply of genuinely affordable homes. Between 2012 and 2022, England lost over 165,000 social rent homes, while the ONS reports that private rents rose by 34% in the same period.
This dynamic hits hardest those with the least flexibility – older people, people with disabilities, and single-person households. Pensioners in particular face the double blow of rising housing costs and the inadequacy of pensions to cover them. Increasingly, older people are finding themselves priced out of their communities, at risk of displacement or homelessness.
The Impact on Older People
The plight of older people in the housing crisis deserves particular attention. Many are on fixed incomes, reliant on pensions that have failed to keep pace with rent price inflation. For them, rent increases of even £50 to £100 per month can mean the difference between stability and crisis.
Research by Age UK shows that older renters spend a disproportionate share of their income on housing compared to homeowners. Housing insecurity not only affects finances but has profound consequences for health and wellbeing. Anxiety, social isolation, and physical illness are all exacerbated by poor or unstable housing.
In the absence of family or community support networks, the risk of homelessness among older people is growing. Rough sleeping among the over-60s is on the increase, recent GOV.UK statistics show.
Behind these statistics lie stories of individuals who worked their entire lives, paid their taxes, and now find themselves in housing insecurity in later years.
Almshouses: A Living Tradition
The concept of the almshouse is not new. In fact, it is one of Britain’s oldest charitable traditions. Originating in the medieval period, almshouses were established by benefactors to provide shelter for the poor, elderly, or infirm. They were a practical expression of community responsibility long before the welfare state existed.
The Newbury Almshouse Trust itself traces its origins as far back as 1215, when King John – the same monarch who signed the Magna Carta – founded St Bartholomew’s Hospital in Newbury. Over the centuries, charitable endowments and local philanthropy sustained a tradition of housing vulnerable people in our town. Today, our Trust manages 45 Grade II listed properties, continuing this mission into the 21st century.
Nationally, there are around 1,600 almshouse charities, managing some 30,000 dwellings across the UK. Collectively, they house about 36,000 people. While modest in scale compared to the vast need, almshouses represent an important part of the housing ecosystem – one that has survived for centuries precisely because of its flexibility, resilience, and local rootedness.
Why Almshouses Still Matter
Almshouses are not relics of the past. They remain relevant today for several reasons, such as affordability, along with a sense of community and belonging.
Almshouse residents typically pay only a maintenance contribution, far below market rents. This makes them accessible to those on limited incomes and unlike anonymous blocks of flats, almshouses are often small clusters of homes, fostering a sense of belonging and mutual support among residents.
As independent charities, almshouse trusts can often respond more quickly to local needs than larger, bureaucratic providers. In Newbury, for example, our almshouses continue to provide dignified housing for local single people who might otherwise be priced out of the area. They are not just bricks and mortar – they are homes where people can feel secure, rooted, and valued.
Challenges to Sustainability
Of course, almshouses face serious challenges in the modern regulatory and financial environment. Compliance with housing standards, safety legislation, and energy performance regulations (EPCs) places a heavy burden on charities with limited resources.
For listed buildings like ours in Newbury, the challenges are greater still. Upgrading historic properties to meet modern efficiency standards is often technically difficult and financially prohibitive. At the same time, the need to preserve heritage must be balanced against the urgent imperative to provide safe, warm, and sustainable homes.
This is why fundraising, prudent financial management, and careful strategic planning are essential. At the Newbury Almshouse Trust, I have made it my priority as the incoming Chairman to ensure long-term sustainability in the face of these pressures. That means not only maintaining our historic stock but exploring opportunities to build or acquire new almshouses to meet rising demand.
A Call for Greater Investment in Almshouses
The broader point is this: as local authorities face unprecedented financial stress, their capacity to provide social housing is diminishing. Councils across the country are under severe financial stress with many issuing Section 114 notices – effectively declaring bankruptcy. In such a climate, the outlook for homelessness is grim.
If nothing changes, we are likely to see homelessness rise sharply in the decades to come, particularly among older people. This is not just a housing issue but a public health issue, a social cohesion issue, and ultimately a question of what kind of society we wish to be.
That is why I believe there should be a renewed emphasis on investing in almshouses as part of the housing mix. Philanthropy, charitable trusts, partnerships with local authorities, and even corporate social responsibility initiatives could all play a role in expanding the almshouse model.
The advantage is clear: almshouses deliver affordable, community-oriented housing that has stood the test of time. They complement – rather than replace – the role of councils and housing associations. But they need support, recognition, and investment to scale up their impact.
Looking Forward
The history of almshouses shows us that communities can take responsibility for their most vulnerable members. It is a tradition of compassion and practicality that stretches back 800 years. But history alone will not sustain them.
In the 21st century, we need to adapt this model to meet contemporary challenges. That means securing funding, ensuring compliance with modern standards, and perhaps most importantly, raising public awareness of the role almshouses can play in tackling the housing crisis.
My ambition is clear: to honour our historic mission while ensuring that the Trust remains viable, resilient, and responsive in the decades to come. But I cannot escape a growing concern – that without a greater collective effort, homelessness in Britain will continue to escalate, and too many older people will face insecurity in the final years of their lives. Last year alone, homelessness rose by 14 per cent.
Almshouses alone cannot solve the housing crisis. But they can and should be part of the solution. And in an age where both government and local authorities are stretched to breaking point, we would be unwise to ignore the lessons – and the potential – of this enduring tradition.
Image: The Almshouses at St Barts Hospital, Newbury.