Care Company Looking for Property - What Providers Should Check Before Taking Premises

Explore what care companies look for when searching for property, including suitable premises, location, planning, CQC requirements, accessibility, refurbishment, leasing and how Fraser Bond can support care property searches.

A care company looking for property needs to find premises that fit its service model, operational requirements and the people it supports.

The right property could be an existing care home, former care facility, large residential building, specialist accommodation or a professional office used to coordinate care services.

The requirements depend heavily on the type of care company involved. A residential care operator needs premises where people live and receive care, while a domiciliary care agency may need an office from which staff and services are managed.

In England, providers carrying out regulated activities may need to register with the Care Quality Commission. CQC states that providers must have suitable locations and premises ready before submitting a registration application.

For landlords, investors and property owners, understanding these different requirements can help identify buildings that may be suitable for care-sector occupiers.

What Property Can a Care Company Require?

The type of property required depends on the service being provided.

A care company may search for:

• Existing residential care homes

• Former care homes

• Nursing homes

• Large residential properties

• Supported living accommodation

• Specialist care properties

• Former healthcare buildings

• Purpose-built care facilities

• Office premises for home-care services

• Properties requiring refurbishment

• Buildings suitable for conversion

The company's service model should determine the property specification.

A residential care company may require bedrooms, bathrooms and communal areas, while a home-care provider may primarily need an accessible office with meeting, staff and secure-record facilities.

Residential Care Property Requirements

Where a care company operates a residential care home, the property needs to provide suitable accommodation for residents.

Potential requirements include:

• Multiple bedrooms

• Suitable bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Staff areas

• Office space

• Storage

• Laundry facilities

• Outdoor space

• Parking

• Accessible entrances

• Suitable circulation areas

CQC identifies care homes where people live as their main or sole residence and receive personal or nursing care as locations that need to be included in registration.

The property's size and layout should therefore be assessed against the proposed number and needs of residents.

Property for a Domiciliary Care Company

A care company delivering care in people's own homes may have very different property requirements.

CQC explains that for domiciliary care and similar services, the location is generally the premises from which the provider organises or manages the regulated activity. This will usually be an office or branch.

An appropriate office may therefore need:

• Reception or entrance area

• Staff workspace

• Private meeting room

• Training space

• Secure records storage

• Staff facilities

• Reliable internet and communications

• Accessible facilities

• Suitable parking or transport access

The premises do not necessarily need to provide residential accommodation.

This distinction is important for property owners marketing buildings to care companies.

What Care Companies Look for in a Location

Location can influence both operational efficiency and the quality of the service.

A care company may consider:

• Local demand

• Access to clients

• Public transport

• Road connections

• Staff recruitment

• Parking

• Healthcare services

• Local amenities

• Proximity to hospitals

• Accessibility

• Neighbourhood suitability

For a home-care company, being within a practical travelling area for its care workers can be particularly important.

For a residential care operator, the location also needs to work for residents, families, visitors and staff.

Existing Care Homes Can Be Suitable

A care company looking for property may consider an existing or former care home because the building may already contain specialist features.

These can include:

• Multiple bedrooms

• Communal lounges

• Dining rooms

• Accessible bathrooms

• Staff facilities

• Commercial kitchens

• Laundry areas

• Fire safety infrastructure

• Lifts

• Parking

• Gardens

However, previous care use does not automatically make a building suitable for a new operator.

The current condition, planning position, layout and regulatory requirements should all be reassessed before the property is acquired or leased.

Large Houses Can Provide Care Property Opportunities

Some care providers may consider large residential houses where the building can be adapted to their service model.

Potential advantages include:

• Multiple bedrooms

• Several reception rooms

• Gardens

• Parking

• Residential surroundings

• Existing bathrooms

• Potential for reconfiguration

Large houses can be particularly relevant for smaller specialist residential services where a more domestic environment is appropriate.

However, operators should establish the planning position before assuming that a conventional dwelling can be used for the proposed care service.

Specialist Care Property Requirements

Care companies supporting people with specific needs may require additional property features.

Services can include:

• Older people's care

• Dementia care

• Nursing care

• Learning disability services

• Autism services

• Physical disability care

• Mental health-related services

• Respite care

• Rehabilitation

• Specialist adult care

Requirements can vary significantly between these services.

For example, premises intended for people with significant mobility needs may require accessible entrances, adapted bathrooms, lifts and wider circulation routes.

A property should therefore be matched to the people the company intends to support.

Accessibility Should Be Considered Early

Accessibility can be an important part of selecting premises.

Potential adaptations include:

• Step-free entrances

• Ramps

• Lifts

• Accessible bathrooms

• Grab rails

• Wider doorways

• Adapted bedrooms

• Handrails

• Suitable flooring

• Improved lighting

• Mobility equipment storage

The extent of adaptation required depends on the service and the needs of the people using it.

Operators should obtain realistic refurbishment estimates before committing to a property that requires significant work.

Communal Areas and Staff Facilities

Residential care properties need suitable communal areas for residents, while care offices need practical areas for staff.

Residential premises may require:

• Lounges

• Dining areas

• Activity rooms

• Family meeting areas

• Private spaces

• Staff offices

• Storage

A care company office may instead require:

• Reception

• Open-plan staff space

• Private meeting rooms

• Training facilities

• Secure document storage

• Staff kitchen

• Toilets

• Accessible entrance

The property brief should reflect how the organisation actually operates.

Planning for Care Company Property

Planning should be investigated before taking premises.

Operators should establish:

• Current use

• Previous use

• Planning history

• Whether a change of use is required

• Whether alterations require permission

• Existing restrictions

• Local planning requirements

Planning Portal identifies residential care homes and nursing homes within Use Class C2, although the exact planning position must be confirmed for the individual property and proposed service.

Planning permission and CQC registration are separate requirements.

A property can have an appropriate planning use but still require the operator to satisfy CQC requirements. Equally, CQC registration does not replace planning permission.

CQC Requirements and Property

CQC states that providers must register before carrying out regulated activities in England, and applications should only be submitted when the provider has suitable locations and staff ready to deliver the service.

CQC also assesses the size, layout and design of premises when considering whether a provider can deliver safe and appropriate care.

For new providers, the statement of purpose must identify each location, describe the service provided there and explain the needs of the people using the service.

This means the property should be selected with the intended service in mind rather than treated as a separate business decision.

CQC Requirements for Care Company Offices

For home-care agencies and similar services, the office or base is still important.

CQC's guidance states that home-care applications need information about the office or base where the service is managed and records are kept. CQC may refuse an application if the premises are unsuitable, including where records cannot be kept securely.

Property owners therefore do not necessarily need to offer a care home to attract a care company.

A suitable professional office can also be relevant to the sector.

Building Condition and Safety

Before taking a property, care companies should investigate its condition.

Areas to assess include:

• Electrical systems

• Gas installations

• Heating

• Plumbing

• Roof

• Windows

• Doors

• Bathrooms

• Kitchen

• Fire safety

• Emergency lighting where applicable

• Damp and mould

• Structural condition

• Accessibility

• Security

For properties requiring substantial building work, the operator should understand the total cost before agreeing to a purchase or lease.

Fire Safety and Emergency Planning

Fire safety is particularly important for residential care premises.

Operators should consider:

• Escape routes

• Fire doors

• Alarm systems

• Emergency lighting

• Fire-resistant construction

• Evacuation arrangements

• Resident mobility

• Staff response procedures

• Existing fire risk assessments

The property's fire strategy should reflect the people using the premises and the proposed care model.

Refurbishment Opportunities for Care Companies

Some care companies may specifically look for properties requiring refurbishment.

Potential works can include:

• Bedroom upgrades

• Bathroom adaptations

• Kitchen refurbishment

• Electrical upgrades

• Heating improvements

• Fire safety works

• Accessibility improvements

• Internal reconfiguration

• Flooring

• Decoration

• Security upgrades

• Garden improvements

Refurbishment can allow an operator to adapt an existing property around its service model.

However, the cost and timescale of the works should be assessed before the operator commits to the building.

Fraser Bond can support refurbishment planning, building works, contractor coordination, repairs and maintenance.

Building Regulations and Major Alterations

Where a property requires significant building work, building regulations need to be considered alongside planning.

CQC states that from 5 May 2026, relevant provider applications must include a building control final certificate where the proposed location requires building regulations approval. CQC also confirms that building regulations approval is separate from planning permission.

This makes early coordination between the operator, landlord, contractors and professional advisers important.

Buying Property for a Care Company

Some care companies may prefer to purchase their premises.

Before purchasing, the operator should investigate:

• Planning

• Property title

• Building condition

• Previous use

• CQC history where relevant

• Fire safety

• Accessibility

• Refurbishment requirements

• Local demand

• Operating costs

• Maintenance

• Insurance

The purchase price should be assessed alongside the cost of making the property operational.

Leasing Property to a Care Company

Leasing can provide an alternative for operators that do not want to purchase the property.

A specialist lease should clearly address:

• Permitted use

• Planning responsibilities

• Alterations

• Refurbishment

• Repairs

• Maintenance

• Insurance

• Compliance works

• Assignment

• Subletting

• Reinstatement

• Lease term

• Break clauses

For certain regulated services, CQC may also require evidence of the provider's right to occupy or use the premises. Property owners should therefore ensure the proposed use and contractual arrangements are clearly documented.

What Property Owners Should Prepare

Landlords and owners who believe their property could suit a care company should prepare a clear property information pack.

Useful information can include:

• Property address

• Floor area

• Floor plans

• Bedroom count

• Bathroom count

• Communal areas

• Office areas

• Parking

• Garden

• Current planning use

• Planning history

• Previous care use

• EPC

• Building condition

• Accessibility features

• Fire safety information

• Recent refurbishment

• Availability

• Sale or lease terms

Accurate information allows care companies to establish quickly whether the premises match their requirements.

A Practical Care Company Property Brief

A care company searching for premises could prepare a brief such as:

Property required: Care premises

Preferred property: Existing care home, former care property, nursing home, large residential property, specialist accommodation or suitable office premises

Bedrooms: Required where the service provides residential accommodation

Communal areas: Lounges, dining or activity space where appropriate

Office facilities: Staff workspace, meeting room and secure records storage where required

Facilities: Suitable bathrooms, kitchen and storage

Accessibility: Appropriate for the people using the service

Location: Suitable area with access to healthcare, transport and local amenities

Planning: Existing suitable use or realistic planning route

Condition: Ready-to-use or suitable for refurbishment

Outdoor space: Preferred where relevant

Parking: Required or desirable depending on the operation

Tenure: Purchase or long-term lease

Additional requirements: Premises must support the provider's specific service model and regulatory requirements

This gives property agents and owners a clearer understanding of what the care company actually needs.

What Care Companies Should Ask Before Taking Property

Before agreeing to a purchase or lease, a care company should investigate:

• Is the location appropriate?

• Does the property suit the intended service?

• Is the planning position workable?

• Are the premises accessible?

• Is there sufficient communal or office space?

• Are the bedrooms appropriate where accommodation is provided?

• What refurbishment is required?

• What will the total project cost be?

• Are fire safety arrangements adequate?

• Can staff and visitors access the property?

• Is the lease or purchase structure commercially viable?