At the heart of community housing by HUGHES DESIGN

At the heart of community housing

Welcome

At The Finchley Charities we believe that everyone deserves to thrive in a supportive and secure housing environment. We work to ensure all our residents have a space that allows them to live independently in the way they choose, whether that’s engaging with friends and family, taking part in activities or just having time to themselves.

For the past 500 years a very large number of local people, in need of a home and aged over 55, have lived and flourished in our almshouses. We currently have housing for 200 residents across three sheltered accommodation sites in East Finchley and Finchley Central. During 2023, we have worked on refreshing our values and placing our residents’ views at the very centre of The Finchley Charities’ mission and activities. The Finchley Charities leads with a lens of diversity, equity, and inclusion in everything we do. As a local charity that drives culture, we strive to reflect our community’s diverse voices, and in 2024 we were proud to co-sign a community statement outlining our commitment to anti-racism, available to read by scanning the QR code below. We are delighted to be able to share this report, which highlights our recent key achievements and our vision for the charity going forwards.

Joint anti-racism statement signed alongside Barnet Faith and Community Leaders, 2024

“We are proud of the strong, diverse culture that epitomises London and Barnet and of the tolerance, respect and understanding that unites us. We refuse to be enemies. We stand together as a community.”

A word from our Chair and Chief Executive

“Over my time as Chair, I have seen many great things happen, but one thing that has really struck me is that the purpose that has run through the charity for over 500 years has remained unchanged. We have stayed faithful to our values and mission to help those in need, which despite an evolving landscape, is as important now as it was then. We continue to help those in the borough who need it the most, offering support to food banks, local sheltered housing and building a strong local community where everyone feels involved. We’re always interested in hearing what our residents have to say. This includes involving them in any changes and most recently, asking them to contribute to helping us form our new values. I look forward to working towards an even greater future for the charity.”

“My role is about ensuring that our residents and those in the wider community receive the best services possible. The Finchley Charities strives to ensure that every person in our housing and their family are supported every step of the way and that no one feels alone. It is a privilege to build on our strong foundations to create sustainable services for future generations to access. Throughout this report you will see a snapshot of how brilliant things can happen when people with shared values and passion come together. The launch and refresh of our values led to resetting, restoring and remaining determined to deliver on our promises. Our mission going forward is to ensure these values pervade everything we do.”

Carmel Miedziolka, Chief Executive

Michael Pughsley, Chair

In addition to the Chair of the charity, other trustees who passionately work to ensure residents are supported in inclusive, quality housing include Chinyere Ugwu (Vice-Chair), Adam Gheasuddin, Councillor Danny Rich, Graham Old, Councillor Claire Farrier, Susanna Morales, Leila Satar, Nigel Benjamin, The Reverend Philip Davison and Richard Merrin.

The heart of the matter

Our

Mission and Values

An inclusive consultation with residents, trustees, colleagues and stakeholders has led us to refresh our values and restate our vision to ensure we remain a leading community housing charity that is centred on providing a trusted, secure and safe environment for older people. These new values reflect our changing environment and help guide us in shaping our future.

In tandem, a promotional image has been developed that helps reinforce these values in a colourful and attractive presentation. The messages contained within this device serve as a constant reference and are central to all we strive to achieve as a Charity.

This exercise was led by Trustee and PR expert Richard Merrin through a series of fun and informative working meetings and presentations. We are delighted with the results.

The Finchley Charities is undergoing a dynamic process of reinventing itself to ensure we remain fit for the future. This is an ongoing programme, from vision to goals, from key messaging to identifying its core proposition. This has required clear thinking and objectivity enabling the Trustees to look from the outside in, as opposed to introspection.

Richard Merrin, Trustee and facilitator of the Values Creation Sessions

Community To provide a caring service where respect for all is paramount.

Inclusion To work in conjunction with trusted local partners to deliver a holistic service for our residents.

Support To pride ourselves on providing a friendly, caring and welcoming environment where residents can live independently and feel safe and listened to.

Security To ensure residents can enjoy a peaceful, safe neighbourhood, that provides a refuge in older age.

Quality To provide high quality, accessible homes for the local community, delivering an independent lifestyle for all.

A gift from the heart

Over 500 years of The Finchley Charities

The First Gift

Community and support have been the building blocks of The Finchley Charities ever since wealthy farmer Robert Waren bequeathed his ‘first gift’ of 11 acres of land to provide much needed funds for the church, its repair and for charitable gifts to the poor in 1488. The charity continued to evolve with more land and volunteers helping poor people living in the parish with food and medical provisions. Since the establishment of an 1892 scheme, money donated by benefactors has been invested in income-earning funds. Some gifts have been for specific purposes such as furnishing and equipping community rooms, and we continue to expand and build on these to this day.

Proud members of The Almshouse Association

Almshouses play a significant role in providing housing for people of limited means, who are often in housing difficulty. The benefactors over the last millennium who have established and supported these charities intended their bequests to provide charitable housing for generations to come.

The Almshouse Association, formed in 1947 to help protect and preserve almshouses, has King Charles as its patron and works closely with government ministers to highlight almshouses’ continuing and important role. Currently 1,600 almshouse charities in the UK provide affordable charitable housing for 36,000 residents, usually older people with a low-income benefit. Almost 1,000 almshouses operate within the Borough of Barnet; more than any other London borough.

The Finchley Charities has 174 homes and is the largest almshouse provider in the borough. We manage our estates in line with the guidelines laid down in the Almshouse Association’s Standards of Almshouse Management and Support and Care for Residents as well as the regulatory standards enforced by the Regulator of Social Housing.

“ The Finchley Charities has been a vital part of Barnet for over 500 years and has helped shape Barnet whilst Barnet has in turn helped shape it over that time. It has worked tirelessly in the past and still works today for the benefit of the poor and needy people of Finchley and its aim is to ensure a lasting legacy.”

Roger Chapman, Local Historian and Archivist

The Finchley Charities today – a strong, supportive community

Throughout our history, our dedicated colleagues and residents have developed and maintained a strong community ethos. We provide housing with a heart, coupling high quality accommodation with the support required to tackle social isolation and loneliness and improve resident wellbeing.

Over the past two years alone we have made more of a community footprint, reviewed our staff training and updated our mission and values to reflect a changing, more inclusive landscape.

We have also taken steps to answer the increasing pressures of limited London housing and increasing rents. This supports and is in addition to Barnet Council’s 2023 scope to deliver healthy homes by working to eliminate fuel poverty and improve energy efficiency and water efficiency.

Home is where the heart is Our properties

The Finchley Charities has 174 homes for people aged over 55 and who have lived in the Borough of Barnet for over 5 years. These homes are spread across three sites: Wilmot & Thackrah Close, Homefield Gardens in East Finchley and Pewterers Court, Finchley Central. As of March 2024, there was 100% occupancy of our homes. With more conversations and directives surrounding safer, greener, sustainable properties, as well as the need for better broadband connections, the ever changing housing landscape will prove to be a challenge that we are excited about taking on.

Our Property Service Manager, Kevin Duberry, says: “Our focus is to deliver high quality, robust, cost-effective and sustainable solutions on behalf of our residents. We are committed to maintaining a constant awareness of new legislation, trends, technical developments and safety precautions, whilst making sure that wellbeing and comfort for our residents also remain paramount.”

Meeting a constantly increasing demand

In the face of a national housing crisis, The Finchley Charities plays a key role in providing safe, affordable housing to residents in need aged over 55, and demand for our services continues to grow.

Paula Jones, Housing Services Officer, comments: “It is a pleasure to be able to make a difference offering affordable, quality accommodation to those who need it. One of the advantages of working at a charity like ours is that we can take the time to carefully listen to all our applicants and understand their situation. As a result, the feeling of community and personal connection at The Finchley Charities not only characterises the relationships between residents; it informs everything we do. We don’t just provide housing here, we provide real homes.”

A safe, secure place to live

Comfort, security and safety are of course fundamental to our work. Residents are essential contributors and participants in the charity’s Health and Safety Committee and regularly provide valuable input. We have recently completed a Health and Safety audit and are fully investing in replacing fire doors at our Pewterers site and replacing paving at Homefield Gardens to ensure that our residents live in as safe an environment as possible. Following consultation, we also recently installed new lighting on our Homefield site, giving residents more visibility when they come home during darker nights.

851 repairs carried out in 2023/24

96.81% of residents are very satisfied or satisfied with the repairs carried out in their home

89% of residents feel their home is well maintained

92% of residents are highly satisfied with the safety of their home at The Finchley Charities

“Over the years, Wilmot Close has had a total makeover and I think it looks beautiful.”

92% of residents with communal areas are satisfied that these communal areas are kept clean and well maintained

85% of residents are satisfied with the service provided by The Finchley Charities

Source: Resident Satisfaction Survey 2023/24

Our residents

A thriving, joyful community

Above all, The Finchley Charities is committed to resident wellbeing, providing housing with a heart and a personal touch to help those that live with us continue to live independently with support as and when they need it. Properties are built around courtyards with well-lit paths and beautiful gardens, giving residents green space to enjoy and tend if they wish.

Chinyere Ugwu, Vice Chair, remarks: “We’re more than just bricks and mortar, we’re here first and foremost for our resident’s wellbeing. Their quality of life is so important to us and we are proud to offer a secure and inclusive environment for them to live in.”

“ When I moved in, I was able to choose my colour scheme and furniture. It immediately made me feel more comfortable and provided the feeling of home from home.”

Derek, Resident.

Resident engagement and inclusivity

78% of tenants feel The Finchley Charities makes a positive contribution to their neighbourhood 69% of tenants are satisfied that The Finchley Charities listens to their views and acts upon them

Inclusiveness is a key value underpinning our ethos and everything we do, from encouraging residents to get involved to expanding our presence in the wider community and, most importantly, listening and communicating with those who live in our accommodation.

We are always looking to foster two-way communication, ensuring residents’ voices are heard and embedding them into our Governance. We encourage them to help influence and shape the way we run our services, from the delivery of repairs to any recommendations they have to the board. This is

71% of tenants are satisfied with The Finchley Charities’ approach to handling anti-social behaviour

82% of tenants feel they are treated fairly and with respect by The Finchley Charities

Source: Resident Satisfaction Survey 2023/24

achieved via face-to-face meetings where possible, particularly through our quarterly Roadshow events at each of the three sites. These events bring residents together with Senior Leadership and Trustee team members to discuss the issues that matter to them most.

We publish regular newsletters, outlining upcoming events, new initiatives, grant spending and progress updates on how we have responded to any concerns raised. Further digital channels of communication are being expanded, with the planned use of WhatsApp Broadcasts and SMS messaging.

Regular heart to hearts

We Asked, You Said, We Did

“ We’ve made sure that residents have a voice in things that matter and at all levels, encouraging them to speak up about issues and join meetings that affect the day to day running of their homes.”

Chinyere Ugwu, Vice Chair

100%

of respondents said they were very satisfied with the application process prior to coming in for their assessment

100% of respondents said they were very satisfied with their assessment and home visit

100% of respondents said they were very satisfied or satisfied with how the decision is made to approve or decline their application

100% of respondents said they were very satisfied or satisfied with their overall experience of communication with officers of The Finchley Charities

100% of respondents said they were very satisfied or satisfied with the time between being approved to receiving an offer to view a property

100% of respondents said they were very satisfied or satisfied with the overall support offered from The Finchley Charities’ staff to enable them to move in smoothly

88% of respondents were very satisfied with the advice given on timescales for moving advance payment requirements and accessing benefits

Source: Applicant and New Resident Survey, April 2023-March 2024

Many events hosted at our Community Hall are initiated and entirely run by residents, from bingo to yoga to brunch, and these receive resoundingly positive feedback. This approach builds on our five community-developed values and enables our residents to take control of building the community they want to be part of. Eve, one of our residents, runs a monthly brunch event. She remarks: “I don’t think the staff knew quite what I was capable of when they asked me to start a brunch at Wilmot Close. The word brunch shouldn’t be taken lightly. We’re providing both breakfast and lunch over a two-hour period. I set up a long wedding-style banquet down the hall and people help themselves to whatever they like – all for just £2 a head.”

“ We place people at the very heart of our offering. We must never forget that all we do must adhere and be in harmony with our values and vision.”

Olu Babalola, Head of Operations

When the staff came to visit me and saw my work they asked if I wanted to put on some art classes. I was more than happy to say yes. I started painting and sketching late at night after my wife died and my daughter was still very young. From the start, I found it very relaxing and therapeutic. It became a passion for me, there’s something you feel inside. Now I’m trying to encourage people to feel the same way. I think everybody can do art and now, once a week, I’m encouraging others to have a go.

Raymond, Resident

Growing the heart of the community

Our

allotments

The Fuel Land Allotments

Since the late 1800s, The Finchley Charities has been running the Fuel Land Allotments, and the original land rent generated was initially used to buy coal for the poor. The site is now run on our behalf by a Management Committee, and three years ago we acquired our own Community Plot on-site. Our plot provides our residents and the wider Barnet community with an opportunity to grow and to benefit from the way tending crops makes them feel, as well as supplying the local Food Bank and our own community events with homegrown produce.

We were grateful to receive a generous National Lottery grant of £19,994 to fund the construction of an accessible toilet on-site, and we are working towards making the plot fully accessible, with paving and a hard standing already in place.

Our community plot partners

Clearing, planting and maintaining the Community Plot continues to be a joint effort, supported by many volunteers including fellow plot holders. Over the last year the Community Plot has served as a springboard for building our network of local partners, working with local business James Hambro and Partners, Barnet Good Gym, The Finchley Food Bank, a group of local asylum seekers and MNM contractors to plant and clear the site.

“Local asylum seekers have not only benefitted from The Finchley Charities’ grant making – they have hugely enjoyed working on the allotment. It’s massively beneficial for their mental and physical wellbeing”

Tamara Joseph, Community Organiser, Citizens UK & Finchley Progressive Synagogue

At the end of April this year, James Hambro and Partners were pleased to work with us and provide 10 volunteers to help clear the space and make more room to allow us to grow more and provide for the Finchley Foodbank as well as supporting our very own monthly brunch.

Chinyere Ugwu, Vice Chair, reflects: “I have been so impressed and humbled by the dedication and passion of the local residents and through all our hard work, we’ve managed to do so much more than just plant seeds. We’ve had the opportunity to open up the project to local schools and build a toilet too. We’re also proud to be working with food banks to donate food – something that goes back to the very first roots of the charity.”

“I love the way we can all come together to grow produce that’s great for us and others in need.”

Olivia, Resident

A beating heart of the community

Celebrating our partnerships

Alongside our allotment projects and the activities held within our housing environment, we have built relationships which go from strength to strength with those in our local community who are in most need of support. We were excited that in response to our recent Resident Satisfaction Survey, 21% of residents expressed a desire for more work and volunteer opportunities outside their residences to be made available, and to this end we will be exploring even more future outreach possibilities. In this section are just some of the success stories from our partnerships.

Age UK

We are proud to be long-term partners of Barnet Age UK, most recently participating in their new Scam Awareness Project. Through this scheme, staff from the charity are able to visit our residents and discuss what they can do if they have fallen victim to scammers, as well as provide information on how to avoid it.

loneliness with community support. Many of our residents have worked with social prescribing link workers to connect to local services and groups, including clubs for over 45s and local charitable initiative Grange Big Local. We will be continuing this focus on wellbeing and emotional health in an upcoming Peer Support initiative in partnership with Barnet African Caribbean Association.

Social Prescribing and Peer Support

Social Prescribing is an initiative managed by Age UK Barnet. Taking a holistic view of health and wellbeing, it aims to produce positive health outcomes by combatting isolation and

What our partners say

“MNM are very proud to work with an organisation such as The Finchley Charities and would like to thank its staff and residents for making the past 7 years working together such a positive experience. With over 500 years of history and a clearly set out future plan, it has been a pleasure providing services and innovating to create new solutions to today’s challenges.” – George Panteli Managing Director, MNM Property Services

“Our partnership work with The Finchley Charities continues to go from strength to strength. We are really pleased that we are able to host some of our activity sessions at Wilmot Close – our Memory Matters group, our Book Club and our Bridge sessions – and we are working together to find new activities to reduce

the risk of loneliness and isolation amongst older people in the borough. Residents are always very welcoming to older people from outside the Finchley Charities schemes which helps create a real sense of community.’ – Helen Newman, Chief Executive, Age UK Barnet

FEAST With Us

We have recently partnered with charity FEAST With Us, who combat food insecurity in London by offering community meals, nutrition advice and research. FEAST are hosting fantastic free lunches at both Homefield Gardens and Wilmot Close from October 2024, as well as delivering a Healthy Eating on a Budget cookery course to a group of our residents. They plan on incorporating produce from our Community Plot into their meals, and getting their volunteers stuck in with growing at the allotment.

Our first FEAST of shepherd’s pie followed by apple cake and custard was met with a round of applause, with residents commenting, “Delicious! I almost licked the plate!” and “Can you come every day?”.

Supporting those seeking sanctuary in Barnet

and protecting our diverse community. Not only do we house many Ukrainian refugees aged over-55 onsite and assist with the Barnet Homes for Ukraine programme, but we have also partnered with multiple local groups to assist those arriving in our community in search of a safe place to live.

Asylum Seekers Allotment Project

In 2023, we invited a group of asylum seekers living in nearby hotels to spend time at our Community Plot, preparing the ground over winter to grow food for Finchley Food Bank in the spring. The project aimed to support mental and physical wellbeing, allowing the invitees to spend time in contact with nature and feel part of producing a community asset. Our guests worked incredibly hard and really enjoyed the project, clearing a significant amount of ground and expressing a profound sense of ownership and achievement gained through the initiative.

The Barnet community places a particular focus on welcoming asylum seekers and refugees, with the borough recently being awarded Borough of Sanctuary status by City of Sanctuary UK. The Finchley Charities is fully aligned with the borough’s commitment to welcome those seeking safety, and to nurturing

Drop-in Centre at the OYO Hotel

We have built a partnership with the Finchley Progressive Synagogue and provide a small grant to support their creation of a drop-in centre for asylum seekers held at the OYO Hotel. Using this grant, people in need have been given a space to relax, have fun and enjoy fresh food and crafts away from their hotel. Following this scheme’s successful uptake, we successfully applied for one hundred 6-month Vodaphone SIM cards, which were distributed to help people talk to their friends and family.

Following their hearts

Volunteering and apprenticeship opportunities

At The Finchley Charities, we understand the importance of building a strong local economy and providing job opportunities for those in our community. We are proud to offer apprenticeships and work experience to those in the Barnet area, and all colleagues receive learning and support opportunities through their Membership of the Chartered Institute of Housing.

Janosha, work experience student, enthused: “Thank you so much for giving me an amazing week of work experience. I have learnt so much. You have all made me feel so valued. I hope the plans you have for the various sites are successful. The services you do for everyone will bring you great luck. Thank you so much once again.”

Derya’s Story

After finishing her Housing Training Course, Derya started her career as an apprentice at Grosvenor Resident Management Organisation (GRMO) in 2009. She progressed quickly from Repairs Officer to Housing Advisor and then to Housing Officer at City West Homes, an ALMO providing housing for Westminster Council. Derya started working at The Finchley Charities as a Sheltered Housing Officer in 2018. After nearly 4 years as an SHO here, she progressed to Senior SHO, responsible for training new housing officers, and in 2024 she progressed further to become our Sheltered Housing Manager. Derya now manages, coaches and supports the development of the whole SHO team, and is a key member of the senior leadership team.

“My job progression at The Finchley Charities clearly demonstrates that within a supportive and forwardthinking organisation, career development is possible. With the right training, support and development culture, anything is possible if you have the will to succeed.”

Derya Kamo, Sheltered Housing Manager

Financial affairs of the heart

Our Accounts and Finance

Tot al Income

Tot al Expenditure

1,868,939

1,849,926

Our commitment to transparency and accountability

As a charity, we are committed to being fully transparent in all areas of our finances and accounting. All charities need financial controls, regardless of size. Not only does this form part of our regulatory framework, but it also aligns with three of our core values: community, inclusion and quality. Our accounts help build trust with our stakeholders as well as making sure we are making the most of our own resources and providing the best service we can for our beneficiaries. Our specialist

Chartered Accountants, Alwyns, have a team dedicated to the charity and work tirelessly on our behalf.

Donations

Every donation made to The Finchley Charities helps us to make a big difference to our residents, the community and those looking for sheltered housing. Among other things, it ensures we can offer more health and wellbeing events and keep abreast of emerging technologies that benefit our residents.

“Accountability

is an important aspect of how we interact with our stakeholders. Good accounting practice underpins good accountability, which supports the building of trust between us and our stakeholders. Trust is essential to our charity’s continued health.”

Graham Old, Trustee & Chair of Finance

Other income (0.02%) (donations and guest room income)

Investment costs (2 %)

Deferred housing grant (3%)

96,499

£1,980,021

Donations and grants (1%)

Voids

Void loss for the period ending March 2024 was 0.5% against a budget of 1.3%, down from 2.19% for the period ending March 2023.

Rent Arrears

Arrears for the period ending March 2024 was 1.6%. 2.3% of residents with arrears over 30 days.

Rent Collected

100% of rent was collected against set budget.

Rental Debtor Days

6 days of debtors for the period ending March 2024.

Source: Annual Report and Financial Statement 2024

Money matters

Grant Making and Partnerships

In our capacity as a local grant maker we are always looking to invest in local infrastructure and community projects. For over five hundred years we have been supporting the churches of East Finchley with annual donations, and through our grants programme we also support individuals and organisations based in our community. Eligible projects must ensure the beneficiary’s voice is heard, go beyond outputs and achieve outcomes, collate feedback from their beneficiaries and achieve transparency about any negative impacts generated and/or areas of improvement. They must also serve the residents of the London Borough of Barnet. All applications are supported and reviewed by a Grants Committee comprised of residents and colleagues, before being approved by Trustees.

The grants from The Finchley Charities enable churches to continue serving the community, from the provision of worship to lunches and food banks that support those who are vulnerable.

Rev.

Philip Davison, Trustee, St Mary at Finchley Church

“ We are writing on behalf of Hearts of Oak to thank you for your generous donation towards the annual rent of The Lodge. Your kind help and support has ensured that students of Oak Lodge Special School and Oakbridge Special Education will continue to be able to experience real-world work opportunities, helping them to prepare for life beyond education.”

Julian Cole, Oak Lodge Special School

And the beat goes on The Finchley Charities going forward

Whilst our long history of serving the Barnet community dates back many centuries, our legacy is no obstacle to us adapting to the modern demands of the charity and housing sectors.

Societal and business norms, legal and regulatory frameworks, technological advances and opportunities, and economic and social pressures are constantly in a state of flux. This means that at The Finchley Charities, we have to remain committed to being aware, reacting and adjusting to such changes, whilst building on the foundations we have gained through over five hundred years of work. Our strength continues to come from the trust and confidence that our community has in us and our employees.

We are exploring new ways of improving the way we communicate, provide our services, integrate new technologies and interweave legislative advances and social changes into our operations to make sure we continue to serve the community around us as effectively as possible. While the future may pose unprecedented challenges, it will also offer new opportunities, and we will continue to pursue innovative and creative solutions to any obstacles we face.

Our focus on delivering the public good that has been central to our mission over time must remain at the heart of all we do.

A heartfelt thank you

We would like to say a huge thank you to all our trustees, colleagues, partners and suppliers, and most importantly to our residents for helping us make an impact.

We would particularly like to thank:

Age UK, Barnet African Caribbean Association, Barnet and Southgate College, Barnet Council, Barnet GoodGym, Barnet Multi Faith Forum, Chartered Institute of Housing, FEAST With Us, Finchley Food Bank, Finchley Progressive Synagogue, Goom, K&T Heating, Heritage Community Crafts, idverde, MNM, National Lottery, New Citizens Gateway, North London Grammar, Oak Lodge, Somali Bravanese Welfare Association, St Marys’ RC East Finchley, St Mary at Finchley, Tarling Road Community Centre, The Almshouse Association, The Pavilion, The Peach, Yaran Womens Club.

We are always looking to build new partnerships and projects. If you are interested in finding out about the possibilities of working with us please call 020 8346 9464 or contact info@thefinchleycharities.org