## **ANN HARRISON’S CHARITY** **Annual Report and Accounts for the year ended 31 December 2025** ## **ANN HARRISON’S CHARITY** **Annual Report and Accounts for the year ended 31 December 2025** |**Contents**|**_Page_**| |---|---| |Trustees’ Report|1 to 4| |Independent Examiner’s Report|5| |Receipts and Payments Account|6| |Statement of Assets and Liabilities|7| |Notes to Accounts|8| ## **ANN HARRISON’S CHARITY** ## **Trustees’ Report for the year ended 31 December 2025** ## **Reference and Administration Details** Charity name: Ann Harrison’s Charity Charity Commission registered number: 1198087 ## **Contact details** Principal address: c/o HPH Chartered Accountants LLP, 54 Bootham, York, YO30 7XZ Email: paul@pbeproperties.co.uk ## **Trustees** The Trustees of the Charity who served during the year were: Ashley Judge (Chair) Jill Altham Rev Jane Speck Charles Walker ## **Advisers** Bankers CAF Bank Limited _until 14 November 2025_ 25 Kings Hill Avenue HSBC UK Kings Hill 13 Parliament Street West Malling York Kent YO1 8XS ME19 4JQ Managing Agents _until 31 January 2026_ Mulberry PM Limited 5 High Petergate York YO1 7EN _From 1 February 2026_ PBE Properties Limited 76 Hesleden Avenue Acklam Middlesbrough TS5 8RN Independent S B Wearing FCA, DChA Examining HPH Chartered Accountants Accountant 54 Bootham York YO30 7XZ 1 ## **ANN HARRISON’S CHARITY** ## **Trustees’ Report for the year ended 31 December 2025 (continued)** ## **Structure, Governance and Management** The Charity is a charitable incorporated organisation (CIO) and was entered onto the Register of Charities on 28 February 2022. Previously, the Charity’s constitution was that of a charitable trust (charity number 221280). The Charity’s assets and undertakings were transferred to the CIO with effect from 1 January 2024. New trustees are appointed as required by a majority of the existing Trustees. They are recruited by word of mouth and personal connections. The Trustees determine the general policy of the Charity, whereas the day to day management is delegated to the Managing Agents. ## **Objects and activities** The objects of the Charity are to provide almshouse accommodation for women over the age of 50 who may be in hardship, need, or distress. By doing so, the Charity fulfils its obligation to give relief to people who, in particular by reason of age and financial hardship, need affordable accommodation, but also where distress of some kind has impinged on a beneficiary's ability to live in comfort and safety. Preference is given primarily, but not exclusively, to women who are widowed or live alone. The Charity aims to maintain the buildings in a good state of repair funded by the maintenance contribution (WMC) from the residents. The Trustees achieve their aim of providing affordable housing by carrying out an annual review of the average rent for the City of York and ensure that contributions fall below this level. The Trustees consider that they have complied with their duty in the Charities Act 2011 to have due regard to public benefit guidance published by the Charity Commission. ## **Achievements and Performance** The Trustees met three times during the year. The accommodation consists of eight self-contained units, and garden for the use of the residents, based in York. These units were fully occupied until one of the residents gave notice to leave in the Autumn. No major works were undertaken on the property during the year, following the significant refurbishment and repairs carried out in the previous two years. Mulberry PM have continued to fulfil their pastoral role by providing residents with support and signposting where needed, and liaising with them for the works that took place within the year. The Trustees adopted appropriate policies and procedures on formation of the new CIO and the residents’ handbook has been kept up to date. Also, the opportunity was taken to update the residents’ letters of appointment 2 ## **ANN HARRISON’S CHARITY** **Trustees’ Report for the year ended 31 December 2025 (continued)** ## **Financial review** The accounts have been prepared on the receipts and payments basis, i.e. money is accounted for based on the date it is received or paid out of the bank (rather than including income or expenses on an accruals basis). The surplus of receipts over payments for the year was £31,998 (2024 £14,153). This surplus included the one-off sale proceeds of £19,178 from the disposal of an investment. ## **Reserves level and policy** The Trustees have adopted a formal reserves policy which aims to set aside part of the Charity’s unrestricted reserves, in the form of a designated fund, as a repair and maintenance fund (RMF) for the purpose of meeting future property maintenance costs occurring at regular intervals e.g., refurbishing kitchens and bathrooms, interior and exterior redecoration and the cost of professional fees such as for quinquennial inspections. Having due regard to The Almshouse Association’s published guidance on cyclical maintenance and extraordinary repairs, the Trustees have calculated that the RMF should amount to £70,000 which (rounded up) represents the setting aside of five years’ worth of annual transfers at £1,718 per unit. In order to mitigate the risk of a reduction in the WMC income following the departure of residents pending new residents being appointed, the Trustees aim to set aside £15,000 to operate for at least six months without income from WMC. The level of reserves held at the financial year end amounted to £62,982, which is higher than the operating reserve of £15,000 but below the total target set out above of £85,000. This shortfall is to be addressed gradually by increasing the WMC by an amount in excess of the rate of inflation when future annual reviews are carried out by the Trustees, whilst still having due regard to the level of the local housing allowance (LHA) and market rates generally. The Trustees have resolved to offer a discounted WMC rate to any resident not eligible for the LHA who would otherwise suffer financial hardship. ## **Investments** The Charity sold its income shares in M&G’s Charifund during the year and held the cash proceeds on deposit at the financial year end. Due to significant funds required in 2026 in order to refurbish two of the three vacant property units, these funds are being held in accessible savings accounts. ## **Risk Management** The Trustees have assessed the major risks to which the Charity is exposed, in particular those related to the operations and finances of the Charity and are satisfied that systems are in place to mitigate our exposure to the major risks. 3 ## **ANN HARRISON’S CHARITY** ## **Trustees’ Report for the year ended 31 December 2025 (continued)** ## **Plans for the Future** As referred to under the Investments section in this report, two property units which became vacant in 2026 are to be refurbished before being re-let. These void periods will have a short term negative impact on the operating income. Also, as explained in the Reserves section in this report, the Trustees aim to build up the Charity’s funds over the coming years with the aim of reducing the current shortfall. ## **Events since the Year End** In November 2025, Mulberry PM gave notice to terminate their services as the Charity’s managing agents. Following a review of tenders submitted by prospective new agents, the Trustees appointed PBE Properties in their place. This appointment took effect on 1 February 2026. Signed on behalf of the Trustees Ashley Judge _Chair_ 4 September 2026 4 ## **Independent Examiner’s Report to the** ## **Trustees of Ann Harrison’s Charity** I report to the Trustees on my examination of the accounts of Ann Harrison’s Charity (‘the Charity’) for the year ended 31 December 2025, which are set out on pages 6 and 7. ## **Responsibilities and basis of report** As the trustees of the Charity you are responsible for the preparation of the accounts in accordance with the requirements of the Charities Act 2011 (‘the Act’). I report in respect of my examination of the Trust’s accounts carried out under section 145 of the 2011 Act and in carrying out my examination I have followed all the applicable Directions given by the Charity Commission under section 145(5)(b) of the Act. ## **Independent examiner’s statement** I have completed my examination. I confirm that no material matters have come to my attention in connection with the examination giving me cause to believe that in any material respect: 1. accounting records were not kept in respect of the Trust as required by section 130 of the Act; or 2. the accounts do not accord with those records. I have no concerns and have come across no other matters in connection with the examination to which attention should be drawn in this report in order to enable a proper understanding of the accounts to be reached. S B Wearing FCA, DChA HPH Chartered Accountants 54 Bootham York YO30 7XZ 4 September 2026 5 ## **ANN HARRISON’S CHARITY** ## **Receipts and Payments Account for the year ended 31 December 2025** |**Receipts**
Residents’ maintenance contributions
Dividends
Bank interest
**Asset and investment sales**
Sale of investments
**Total receipts**
**Payments**
Property maintenance
Gardening
Heat and light
Rates
Water rates
Insurance
Management fees
Legal fees
Subscriptions
Accountancy fees
Bank charges
Miscellaneous
**Total payments**
**Net of receipts**
**Cash funds brought forward**
**Cash funds carried forward**||_2025_
£
£
33,330
718
569
34,617
19,178
53,795
2,345
3,543
78
722
3,651
815
8,196
540
365
1,245
95
202
21,797
31,998
30,180
62,178||_2024_
£
£
_32,500_
_1,051_
_310_
_33,861_
_0_
_33,861_
_2,440_
_3,564_
_0_
_0_
_2,657_
_775_
_8,196_
_786_
_363_
_540_
_100_
_287_
_19,708_
_14,153_
_16,027_
_30,180_|_2024_
£
£
_32,500_
_1,051_
_310_
_33,861_
_0_
_33,861_
_2,440_
_3,564_
_0_
_0_
_2,657_
_775_
_8,196_
_786_
_363_
_540_
_100_
_287_
_19,708_
_14,153_
_16,027_
_30,180_| |---|---|---|---|---|---| ||||||| ||||||| ||||||_14,153_
_16,027_| ||||||_30,180_| 6 ## **ANN HARRISON’S CHARITY** ## **Statement of Assets and Liabilities at 31 December 2025** |**Assets**
**Investments**– quoted securities
(at market value)
**Current assets**
Prepayments
Cash at bank
Managing agents’ client
account
Bank deposit accounts
Bank current accounts
**Liabilities**
Trade creditors and accruals
**Net assets**|_Unrestricted funds_
31 December 2025

£
£
0


2,437
6,124
55,985
69
64,615
64,615
1,633
62,982|_Unrestricted funds_
_31 December 2024_
_£_
_£_
_17,198_
_1,787_
_21,879_
_6,669_
_1,632_
_31,967_
_49,165_
_1,110_
_48,055_|_Unrestricted funds_
_31 December 2024_
_£_
_£_
_17,198_
_1,787_
_21,879_
_6,669_
_1,632_
_31,967_
_49,165_
_1,110_
_48,055_| |---|---|---|---| ||||_49,165_
_1,110_| ||||_48,055_| Approved by the Trustees on 4 September 2026 and signed on their behalf by: Ashley Judge _Chair_ 7 ## **ANN HARRISON’S CHARITY** ## **Notes to the Accounts for the year ended 31 December 2025** ## **1. Fixed Assets** The Charity owns freehold property at Penley’s Grove Street, York, YO31 7PR but no value has been attributed to this asset in these accounts. The land is thought to have been acquired in the nineteenth century but there are insufficient records available of the original cost and that of successive buildings subsequently built on the site. This property is held as a permanent endowment. 8