1912 – 2012
Hampton Cottages Charity, Knockholt Reg. Office: Verrington House – Old London Rd. Knockholt TN14 7LU
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Registered Charity No. 209446
Report and Accounts Financial Year ended 31[st] March 2025
Contents
Annual Report
Report of the Independent Examiner
Appendices
Receipts & Payments Report
Statement of Assets & Liabilities
Bankers: CafBank (Charities Aid Foundation), Kings Hill, West Malling, Kent Independent Examiner: Mr David Robson, Cherry Three Cottage, Main Road, Knockholt.
Hampton Cottages Charity is a member of
& The Independent Housing Ombudsman Scheme
(Reg. Charity No. 209446)
Annual Report for the fiscal year ended 31[st] March, 2025
The Trustees of the Charity are:
Rev. Tim Edwards - Chairman Mr. James Edmunds – Trustee Mrs. Caroline Hubble - Treasurer
Appointed 28[th] January 2018 Appointed 8[th] October 2019 Appointed 10[th] September 2022
(Mr. James Edmunds serves as Trustees by virtue of their positions as Churchwardens of St. Katharine’s Church, Knockholt).
Statement of Trustees Responsibilities
Charity legislation requires Trustees to prepare Financial Statements for each financial year. These are required to give a true and fair view of the state of affairs of the Charity as at the end of the financial year and of the surplus or deficit for the period.
In preparing the Financial Statements suitable accounting policies have been adopted and consistently applied, to the best of the Trustees’ knowledge and belief, by reference to reasonable and prudent judgements and estimates. Applicable accounting standards have been followed. The charity is not subject to audit as neither the gross income nor the total expenditure exceed the statutory audit threshold, currently £250,000 and the gross income was below the £100,000 accruals threshold thereby enabling the charity to adopt receipts and payments accounts.
The charity therefore remains below the audit threshold and is able to take advantage of the reduced reporting allowed under SORP 2005 (The Statement of Recommended Practice - Accounting and Reporting by Charities) and the Charities (Accounts and Reports) Regulations 2008. Using the Receipts and Payments basis of accounting makes no material difference to either the results or the financial statements (ie: the accounts constitute a factual record summarising the cash transactions of the charity and listing its remaining cash and non-cash assets and its liabilities). The Trustees have chosen this method of presentation as the affairs of the charity are in fact relatively straightforward and this method therefore will in practice differ little from the “Accruals” basis of accounting.
The Trustees are responsible for maintaining adequate accounting records, for safeguarding the assets of the Charity and for preventing and detecting fraud and other irregularities. Investments made by the Charity are reviewed annually. The Trustees are also required to indicate where the Financial Statements are prepared other than on the basis that the Charity is a going concern. . It is the Trustees intention that any major items of income or expenditure which are anticipated or have not been paid will be mentioned in the notes to the accounts
______________ Hampton Cottages Charity, Knockholt – Annual Report & Accounts
Annual Report for the year ended 31[st] March 2025
Objectives & Organisational Structure
Hampton Cottages Charity was established in 1912. The primary charitable objective was and remains to provide housing for “poor persons of good character” emanating from within the Parish of Knockholt as it was established at that time. Since the Parishes of Knockholt & Halstead have become a united benefice under one Rector the Trustees now regard the two Parishes as one. The Trustees have a statutory responsibility to administer the Trust in conformity with the Governing Instrument.
The primary objective of the Charity is to provide housing accommodation and associated services of a good general standard for the benefit of appointed residents. The Charity is run by the Trustees - the Incumbent of St. Katharine’s Church, Knockholt, the Churchwardens of the day and a further three Trustees appointed by Knockholt Parish Council. All major decisions are discussed and ratified at regular meetings of the Trustees.
Employees
The Charity has no employees, and the Trustees receive no remuneration.
Restricted & Permanent Endowment Funds
The Charity has no restricted funds and there is no permanent endowment fund.
Investments
The Trustees have moved from the historic ultra conservative investment policy to moderate risk in 2019 by investing £40K in CCLA Ethical Investment Fund. During financial year 2024/25 the fund has underperformed, and a review of the investment may be necessary. Any excess funds, not required to service immediate needs, should be placed in a CafGold Deposit account with CAFBank Ltd. (The Charities Aid Foundation) in order to attract a slightly higher return than that available on the CAFBank current account. Funds not required in the medium to long term are deposited with the COIF Charities Deposit Fund (the Charities Official Investment Fund) in order to attract a higher return than that available from CAF. The COIF Deposit Fund has consistently achieved an AAA/V1 Credit Rating - the highest credit rating achievable. Since 2014/15 funds were also transferred to a Virgin Money Charity Deposit account. Hampton Cottages also invested in Charity Bank Ethical 1-Year Fixed rate account.
Reserves Policy
The Trustees have a conservative Reserves Policy to provide for future extraordinary maintenance and repairs. The size of this reserve is determined bearing in mind assessments made during periodic inspections carried out by qualified Chartered Building Surveyors retained by the Trustees when advice is given on the likely cost of current and future repairs and maintenance. It is the Trustees' policy to upgrade and refurbish, where necessary, any almshouse that becomes empty and unoccupied prior to it being occupied by a new resident. An inspection is carried out by qualified surveyors at intervals decided upon by the Trustees to ensure that the properties are being effectively maintained and repaired.
Internal Controls & Risk Assessment
Major risks which might impact the work of the Charity are routinely identified and discussed at meetings of the Trustees. The Trustees are satisfied that all major risks have been identified as far as possible and, where necessary, adequately addressed through the current risk assessment procedures.
______________ Hampton Cottages Charity, Knockholt – Annual Report & Accounts
Annual Report for the year ended 31[st] March 2025
Review of the Year
Sadly, we lost Mrs Audrey Perry in April 2024. We welcomed Mr Daniel Worcester as the new resident at No 7 and Daniel has settled in very well.
During 2024/25 general maintenance and improvement of the properties continued as usual. All cottages now have brand new boilers and new showers have been installed where necessary.
Financial Review
Income
The Charity's income is derived solely from residents’ contributions and interest on deposits.
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Residents’ Maintenance Contributions : £45,070.86 (2024/25) vs. £40,064.47 (2023/24), reflecting an inflation-linked adjustment.
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Deposit Interest : £7,727.17 (2024/25) vs. £7,043.55 (2023/24), with most returns attributed to the CCLA Ethical Investment Fund.
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Total Income : £52,798.03 (2024/25) vs. £40,064.47 (2023/24)
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No donations were received during the financial year.
As the Charity operates on a receipts and payments basis, any interest accrued but not received by year-end will be recognized in the following year.
Expenses
Property improvements were significantly higher this year due to essential infrastructure upgrades:
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Maintenance & Repairs : £65,092.00 (2024/25) vs. £22.190.33 (2023/24), with £38,333.40 attributed to the boiler replacement program.
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Other Outgoings : £2,911.45 (2024/25) vs. £1,356.72 (2023/24), primarily due to increased accounting fees (£2,000) and rising subscription costs for QuickBooks, the Housing Ombudsman Scheme, and the Almshouse Association.
Financial Result
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Net Result : Deficit of (£17,552.16.) for 2024/25 vs. Surplus of £23,560.97 for 2023/24
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• Despite the deficit, largely due to planned infrastructure investment, and the paper loss on CCLA Ethical Investment fund of £2,346.74, the Charity maintains a strong financial position with net current assets of £397,414.72 as of 31st March 2025.
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In regard to the paper loss of £2,346.74, the investment generated £1,569.06 in interest which put the loss at £777.68.
Our sincere thanks go to Mr. David Robson for once again serving as the Charity’s Independent Examiner.
The Hampton Cottages Charity continues its membership with both The Almshouse Association and The Housing Ombudsman Scheme.
Caroline Hubble
Caroline Hubble Treasurer. 21/06/2025
______________ Hampton Cottages Charity, Knockholt – Annual Report & Accounts
Hampton Cottages Charity
Balance Sheet
As of March 31, 2025
| TOTAL | |||
|---|---|---|---|
| AS OF MAR 31, 2025 | AS OF MAR 31, 2024 (PY) | ||
| Fixed Asset | |||
| Tangible assets | |||
| Fixed Assets | |||
| Depreciation | -1,629.81 | -1,629.81 | |
| Fixed Assets | 1,629.81 | 1,629.81 | |
| Total Fixed Assets | 0.00 | 0.00 | |
| Total Tangible assets | £0.00 | £0.00 | |
| Non-Current Assets | |||
| Accounts Receivable (Manual) | 0.00 | 0.00 | |
| Church Lands Charity Loan | 0.00 | 0.00 | |
| Housing Corp Grant | 0.00 | 0.00 | |
| Property Owned | 2,900,000.00 | 2,900,000.00 | |
| Total Non-Current Assets | £2,900,000.00 | £2,900,000.00 | |
| Total Fixed Asset | £2,900,000.00 | £2,900,000.00 | |
| Cash at bank and in hand | |||
| CAF Bank C/A | 62,727.39 | 84,755.01 | |
| CAF Gold Deposit A/C | 84,744.86 | 82,764.92 | |
| Cash Held | 0.00 | 0.00 | |
| CCLA 207740001AA | 0.00 | 0.00 | |
| Charity Bank | 54,788.09 | 54,346.38 | |
| CO3054733-01 Charity Deposit Account | 58,817.74 | 54,520.74 | |
| Virgin Money | 81,019.75 | 80,132.20 | |
| Total Cash at bank and in hand | £342,097.83 | £356,519.25 | |
| Current Assets | |||
| CCLA CO3054732-001 - Ethical Investment Fund | 52,973.15 | 55,319.89 | |
| Undeposited Funds | 0.00 | 0.00 | |
| Total Current Assets | £52,973.15 | £55,319.89 | |
| NET CURRENT ASSETS | £395,070.98 | £411,839.14 | |
| Creditors: amounts falling due within one year | |||
| Current Liabilities | |||
| Maintenance Contribution Overpayment Refundable | 784.00 | ||
| Suspense Account | 0.00 | 0.00 | |
| Total Current Liabilities | £784.00 | £0.00 | |
| Total Creditors: amounts falling due within one year | £784.00 | £0.00 | |
| NET CURRENT ASSETS (LIABILITIES) | £394,286.98 | £411,839.14 | |
| TOTAL ASSETS LESS CURRENT LIABILITIES | £3,294,286.98 | £3,311,839.14 | |
| Creditors: amounts falling due after more than one year | |||
| Capital Account | 0.00 | 0.00 | |
| Capital - Property | 500,000.00 | 500,000.00 | |
| Revaluation Reserve | 2,389,148.89 | 2,389,148.89 | |
| Total Capital Account | 2,889,148.89 | 2,889,148.89 |
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Cash Basis Sunday, 19 October 2025 06:41 pm GMT+01:00
Hampton Cottages Charity
Balance Sheet
As of March 31, 2025
| TOTAL | |||
|---|---|---|---|
| AS OF MAR 31, 2025 | AS OF MAR 31, 2024 (PY) | ||
| Ext. Maint. & Repairs Reserve | 150,000.00 | 150,000.00 | |
| Total Creditors: amounts falling due after more than one year | £3,039,148.89 | £3,039,148.89 | |
| TOTAL NET ASSETS (LIABILITIES) | £255,138.09 | £272,690.25 | |
| Charity funds | |||
| Opening Bal Equity | 87,093.64 | 87,093.64 | |
| Opening Balance Equity | 185,596.61 | 162,035.64 | |
| Surplus/(Deficit) | -17,552.16 | 23,560.97 | |
| Total Charity funds | £255,138.09 | £272,690.25 |
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Cash Basis Sunday, 19 October 2025 06:41 pm GMT+01:00
| Give here brief details | |
|---|---|
| of any items that the examiner wishesto disclose. |
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