Peabody Housing Association

Charity Number: CUSTOM_535DF30B

Annual Expenditure: £10.0M

Stay updated on changes from Peabody Housing Association and other funders

Get daily notifications about new funding opportunities, deadline changes, and programme updates from UK funders.

Free Email Updates

Quick Stats

  • Annual Giving: £10 million (via Peabody Community Foundation)
  • Success Rate: Not publicly disclosed
  • Decision Time: Approximately 6-8 weeks from deadline
  • Grant Range: £500 - £30,000 (depending on program)
  • Geographic Focus: London and home counties (109,000 homes across 25 boroughs)

Contact Details

Peabody Community Foundation

For grant applications (via London Community Foundation)

  • Phone: 020 7582 5117
  • Email: applications@londoncf.org.uk
  • Address: Canopi, Arc House, 82 Tanner Street, London SE1 3GN

Kerslake Award enquiries

  • Contact through Peabody's funding opportunities page

Overview

Founded in 1862 by American philanthropist George Peabody to help Londoners in need, Peabody is one of the UK's oldest and largest housing associations, managing over 109,000 homes across London and the home counties. The organization operates as a charitable Community Benefit Society (FCA registration: 7741, Regulator of Social Housing: 4878) with a mission to improve living conditions for vulnerable populations.

Peabody established its Peabody Community Foundation (registered charity 271731) in April 2016 to consolidate community investment activities. The foundation invests approximately £10 million annually in local communities through direct services, partnerships with grassroots organizations, and grant-making programs. In 2023-24, the foundation provided 48,000 hours of free activities and distributed £220,000 in small grants to voluntary and community groups, generating £12.7 million in social value.

The organization's grant-making strategy focuses on creating “healthier, wealthier, happier” communities through targeted investments in organizations primarily serving Peabody residents. Under CEO Ian McDermott's leadership since October 2021, Peabody has emphasized decentralization and local partnerships, requiring that 20% of large contract values be spent improving local communities.

Funding Priorities

Grant Programs

Peabody Community Fund (managed by London Community Foundation)

  • £150,000 available annually
  • Grants of £10,000-£20,000 per year over 2 years (organizations with income under £250,000)
  • Grants of £15,000-£30,000 per year over 2 years (organizations with income £250,001-£500,000)
  • Application method: Via London Community Foundation online portal
  • Over £500,000 distributed since 2014, benefiting 14,000 people

Kerslake Award

  • £20,000 per round, distributed twice yearly (April and September)
  • Individual grants up to £2,000
  • Open to individuals, charities, and community organizations with income under £100,000
  • Rolling applications within each round
  • Named in honor of the late Lord Bob Kerslake, former Peabody Chair

Make it Happen Fund (partnership with Islington Giving)

  • Grants up to £500
  • For Islington residents with community project ideas
  • Quick, accessible application process including video/audio options
  • Contact: sarah.page@islingtongiving.org.uk

Thamesmead Community Fund

  • Grants up to £3,000
  • Focus on Thamesmead residents and organizations
  • Annual application rounds with Q&A sessions

Black History Month 365 Fund (partnership with other housing associations)

  • Grants up to £1,000
  • For events and projects celebrating Black history

Priority Areas

Healthy: Physical and mental wellbeing programs, including:

  • Health workshops and wellbeing activities
  • Sports programs and physical activity initiatives
  • Mental health support and loneliness reduction programs

Wealthy: Financial independence through:

  • Employment and training programs
  • Business development and enterprise support
  • Educational initiatives and skills development
  • Financial advice services

Happy: Community engagement through:

  • Active citizenship and volunteering opportunities
  • Community events and cultural activities
  • Youth programmes and family support services
  • Community capacity building

Additional Priorities:

  • Resident-led projects receive highest priority
  • Youth-led initiatives, particularly those tackling violence affecting young people
  • Projects running for at least 6 months (one-off events not prioritized)
  • Programs addressing needs of most disadvantaged community members

What They Don't Fund

  • One-off events or trips (not a priority for main Community Fund)
  • Projects not primarily benefiting Peabody residents
  • Organizations with annual income over £500,000 (for Community Fund)
  • Projects without clear plans for benefiting Peabody residents
  • Activities outside London and home counties
Helpful Hinchilla

Ready to write a winning application for Peabody Housing Association?

Our AI helps you craft proposals that match their exact priorities. Save 10+ hours and increase your success rate.

Get Free Beta Access

Governance and Leadership

Chief Executive

  • Ian McDermott: CEO since October 2021, previously CEO of Catalyst. Over 30 years' experience in housing sector as chartered surveyor. Currently Chair of G15 (group of London's leading housing associations).

Key Quotes from Leadership:

  • “We need to be better at getting the basics right, get closer to our communities, and continue to invest in safety, services and a sustainable Peabody.” - Ian McDermott
  • "All organisations that work with us on large contracts have to guarantee that 20 percent of the contract's value will be spent helping to improve local communities or the lives of those that live in them." - Ian McDermott on social value commitments

Board Committees Include:

  • Audit and Risk Committee (Chair: Graham Woolfman)
  • Resident Experience Committee (Chair: Peter Baffoe, includes Peabody resident representatives)
  • Finance and Treasury Committee (Chair: Eustace Xavier)
  • Investment Committee (Chair: Terry Hartwell)

Peabody Community Foundation Trustees (Charity 271731):

  • Peter Ntiamoah Baffoe (charity worker, appointed 2018)
  • Shreya Hewett (self-employed, appointed 2021)
  • Uba Amiri Mbarak (customer service coordinator, appointed 2020)

Application Process and Timeline

How to Apply

Peabody Community Fund:

  1. Applications must be made via London Community Foundation online portal
  2. Contact applications@londoncf.org.uk for eligibility and process queries
  3. Contact communitygrants@peabody.org.uk for Peabody-specific queries
  4. Applications reviewed on rolling basis or specific deadlines depending on fund

Kerslake Award:

  1. Applications open twice yearly (April and September rounds)
  2. Apply through Peabody's website during open periods
  3. £20,000 distributed per round to at least 10 projects

Thamesmead Community Fund:

  1. Annual application deadlines (most recently May 2025)
  2. Pre-application Q&A sessions offered via Zoom
  3. Apply through London Community Foundation

Decision Timeline

  • Typical timeframe: 6-8 weeks from application deadline to decision notification
  • Notification method: Email from London Community Foundation or Peabody directly
  • Spending period: Successful applicants typically have 12 months from offer date to spend grant, plus 4 weeks to submit monitoring

Success Rates

Specific success rates are not publicly disclosed. However, the Kerslake Award funds “at least 20 projects every year” from its £40,000 annual budget (two rounds of £20,000), suggesting a competitive process.

Reapplication Policy

Previously or currently funded organizations may reapply but will not be prioritized. When seeking repeat funding, organizations must demonstrate how the project will develop and show progression from previous grants. New applicants and projects receive priority consideration depending on the number and quality of applications submitted.

Application Success Factors

What Makes a Strong Application

Resident Connection is Critical:

  • Priority given to Peabody resident-led projects
  • If not resident-led, must demonstrate strong connections with local residents, strong partnership working, commitment to the locality beyond the project, and clear understanding of community needs

Project Duration and Sustainability:

  • Projects running for at least 6 months preferred over one-off events
  • Must show long-term participation and benefits
  • Clear monitoring and evaluation plans required

Clear Beneficiary Focus:

  • Must demonstrate beneficiaries will primarily be Peabody residents
  • Projects addressing needs of most disadvantaged community members prioritized
  • Cannot fund projects with no clear plan for benefiting Peabody residents

Alignment with Themes:

  • Projects must clearly align with one or more of the three themes: Healthy, Wealthy, Happy
  • Use Peabody's language and terminology in applications
  • Demonstrate understanding of community needs in Peabody estates

Organizational Capacity:

  • Organizations with annual income under £500,000 eligible for main Community Fund
  • Well-managed organizations with good oversight preferred
  • Relatively low administration and overhead expenses valued

Examples of Successful Projects (2023-24)

  • Urban Forest Tribe: Outdoor education sessions for children with special educational needs (Make it Happen Fund)
  • Community acupuncture sessions: Free alternative healing sessions at the Nest in Thamesmead
  • YouthBuild program: Supporting at-risk young people in Lambeth
  • Business training: Supporting 237 local enterprises
  • Childcare qualifications: Training 100+ individuals
  • Park run and cricket sessions: Health initiatives in Thamesmead
  • Beat the Street: Movement campaign in West Reading
  • Sewing club: Southall Day Centre community activity
  • 22 local groups supported through Thamesmead Community Fund

Common Evaluation Criteria

  • Lasting Impact: Measurable, significant outcomes with long-term benefits
  • Likelihood of Success: Well-researched projects with specific, well-defined outcomes
  • Community Support: Evidence that the organization and work are valued by constituents
  • Soundness of Organization: Good governance, financial management, and reasonable overhead costs
  • Innovation: New approaches or filling gaps in existing services

Key Takeaways for Grant Writers

  1. Resident focus is non-negotiable: Applications must clearly demonstrate how Peabody residents will be the primary beneficiaries. If your organization isn't resident-led, invest significant effort in demonstrating genuine local connections and partnerships.
  1. Think long-term, not one-off: Peabody prioritizes ongoing programs over single events. Frame applications around sustained activities (6+ months) that build community capacity and create lasting change.
  1. Speak their language: Use the “Healthier, Wealthier, Happier” framework explicitly in your application. Show clear alignment with at least one of these themes using specific examples.
  1. Geographic targeting matters: Applications are strongest when focused on the 8 priority boroughs (Barnet, Hammersmith & Fulham, Haringey, Kensington & Chelsea, Lewisham, Newham, Wandsworth, Westminster) or Thamesmead, where Peabody has significant presence.
  1. Build relationships before applying: Contact the London Community Foundation or Peabody's community grants team before submitting. Attend Q&A sessions when offered for specific funds like Thamesmead Community Fund.
  1. Demonstrate community understanding: Show you understand the specific needs of Peabody residents in your area through data, consultation, or partnership with resident-led groups. Generic applications are less competitive.
  1. Plan your monitoring from the start: Applications should include clear plans for measuring impact and reporting outcomes. Be prepared for monitoring requirements including spending reports and beneficiary data.

🎯 You've done the research. Now write an application they can't refuse.

Hinchilla combines funder's specific priorities with your organisation's past successful grants and AI analysis of what reviewers want to see.

✓

Data privacy and security by default

✓

Your organisation's past successful grants and experience

✓

AI analysis of what reviewers want to see

✓

A compelling draft application in 10 minutes instead of 10 hours

Get Beta Access NowLearn More

References