Care Operator Seeking Premises - Finding Suitable Property for Care Services

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

A care operator seeking premises needs more than a building with enough bedrooms. The right property needs to support the proposed care service, the people receiving care, staffing requirements and the operator's long-term plans.

For providers operating regulated adult health or social care services in England, CQC registration may be required. CQC assesses factors including the suitability, size, layout and design of the premises, and providers are expected to have suitable locations ready before submitting their registration application.

For landlords, investors and property owners, this creates opportunities to work with care operators looking for existing care facilities, large residential properties, specialist accommodation and buildings with refurbishment potential.

What Type of Premises Do Care Operators Look For?

The requirements vary depending on the type of care service being provided.

A care operator may consider:

• Existing care homes

• Former care homes

• Nursing homes

• Large detached houses

• Substantial residential properties

• Specialist care accommodation

• Supported living properties

• Former healthcare buildings

• Purpose-built care facilities

• Properties requiring refurbishment

• Buildings suitable for conversion

The intended residents should determine the property specification.

A building suitable for older people's residential care may have different requirements from premises intended for adults with learning disabilities, physical disabilities, dementia or other specialist care needs.

What Care Operators Look for in Premises

A typical property brief may include:

• Suitable bedrooms

• Accessible bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Staff offices

• Storage

• Laundry facilities

• Outdoor space

• Parking

• Accessible entrances

• Suitable circulation areas

• Appropriate heating and ventilation

• Space for specialist equipment

The property should provide a balance between private accommodation, communal areas and practical staff facilities.

CQC's registration assessment includes consideration of the size, layout and design of premises where care is intended to be provided.

Location Is a Key Part of the Search

A care operator should assess the surrounding area as carefully as the building itself.

Important considerations can include:

• Local demand for care

• Access to healthcare

• GP services

• Hospitals

• Pharmacies

• Public transport

• Local shops and amenities

• Family accessibility

• Staff recruitment

• Parking

• Local competition

• Neighbourhood character

• Environmental risks

A property can have an excellent internal layout but still be unsuitable if it is poorly located for residents, families or staff.

The location should therefore be matched to the specific service and people the operator intends to support.

Existing Care Homes Can Be Attractive

Operators actively seeking premises may initially consider existing or former care homes.

These properties can already have features such as:

• Multiple bedrooms

• Communal lounges

• Dining facilities

• Accessible bathrooms

• Staff areas

• Commercial kitchens

• Laundry facilities

• Fire safety infrastructure

• Lifts

• Parking

• Gardens

This can potentially reduce the amount of work required compared with converting an ordinary property.

However, previous care use does not automatically mean that a building is suitable for a new operator. The property's current condition, planning position, layout and regulatory requirements still need to be assessed.

CQC's location guidance specifically recognises care homes where people live as their main or sole residence and receive care or treatment as locations that need to be included in registration.

Large Residential Properties Can Provide Opportunities

Some care operators may consider large houses as alternatives to purpose-built care facilities.

Potential advantages include:

• Existing residential character

• Multiple bedrooms

• Several reception rooms

• Gardens

• Parking

• Established residential locations

• Potential for internal adaptation

However, size alone does not make a property suitable.

The proposed use, planning position, resident profile and regulatory requirements need to be assessed before the operator commits to the property.

Specialist Care Premises Have Different Requirements

The property requirements can change considerably depending on the service.

Care operators may be looking for premises for:

• 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

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

Operators should establish their service model before beginning a property search.

Accessibility Should Be Assessed Early

Accessibility can be a major consideration when selecting care premises.

Potential requirements include:

• Step-free entrances

• Ramps

• Lifts

• Accessible bathrooms

• Grab rails

• Wider doorways

• Adapted bedrooms

• Handrails

• Suitable flooring

• Improved lighting

• Mobility equipment storage

The exact requirements should reflect the people who will use the service.

Where major adaptations are required, operators should obtain realistic refurbishment costs before agreeing to purchase or lease the property.

Communal Areas and Private Space

A care premises needs more than bedrooms.

Depending on the service, residents may require appropriate areas for:

• Meals

• Socialising

• Recreation

• Activities

• Family visits

• Relaxation

• Group sessions

• Therapy or support activities

At the same time, residents need appropriate private space.

Operators should therefore assess the relationship between bedrooms, bathrooms, communal areas, staff facilities and outdoor space rather than focusing only on the property's total floor area.

Outdoor Space Can Add Value

Gardens and outdoor areas can be useful for many care services.

Depending on the residents, outdoor space may provide opportunities for:

• Walking

• Gardening

• Relaxation

• Exercise

• Social activities

• Outdoor dining

• Family visits

The garden should be assessed for accessibility, security, maintenance and suitability for the intended residents.

A property with well-maintained outdoor space should highlight this when being presented to care operators.

Planning Should Be Checked Before Taking Premises

Planning is an important part of the property search.

Operators should investigate:

• Current planning use

• Previous use

• Planning history

• Whether a change of use is required

• Proposed alterations

• Existing planning restrictions

• Local authority requirements

Planning and CQC registration are separate processes.

A property that appears suitable for care may still require planning permission for its proposed use or for alterations to the building.

Operators should obtain appropriate planning advice before committing to a purchase or lease.

CQC Registration and Premises

For regulated adult care services in England, the property search should be considered alongside the CQC registration process.

CQC states that providers should only submit applications when everything is in place to start providing services, including having suitable locations and staff ready. CQC may refuse an application if the premises are not suitable.

A provider's statement of purpose must also identify its locations, describe the service provided there and explain the needs of the people using the service.

This means the premises should fit the proposed service rather than being selected independently of the operator's care model.

Supported Living and Care Home Premises Are Different

A care operator seeking premises should establish whether it requires a care home, supported living base or another type of service.

CQC's location rules distinguish between these models.

For a care home, the place where people live and receive care can constitute the CQC location. For supported living, the CQC location is generally the premises from which the provider organises or manages care delivered in people's own homes.

This distinction can significantly change the type of property an operator needs.

Fire Safety and Building Condition

Before taking premises, operators should investigate the condition and safety of the building.

Areas to assess include:

• Fire doors

• Alarm systems

• Escape routes

• Emergency lighting

• Electrical systems

• Gas installations

• Heating

• Plumbing

• Roof

• Windows

• Bathrooms

• Kitchen

• Damp and mould

• Structural condition

• Security

For care-home applications, CQC's current supporting-document requirements include additional evidence such as a fire risk assessment, floor plan and relevant safety certificates.

Refurbishment Opportunities for Care Operators

Some operators may actively seek premises that require refurbishment.

Potential works can include:

• Bedroom upgrades

• Bathroom adaptations

• Kitchen refurbishment

• Electrical works

• Heating improvements

• Fire safety upgrades

• Accessibility works

• Internal reconfiguration

• Flooring

• Decoration

• Security improvements

• Garden improvements

A refurbishment project can allow an operator to adapt a property around its intended service model.

However, the total project cost should be established before the operator agrees to the property's purchase price or lease terms.

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

Building Regulations and Major Works

Where a care operator intends to undertake substantial building work, building regulations should be considered alongside planning and regulatory requirements.

CQC states that from 5 May 2026, a building control final certificate is required with relevant new provider applications where the proposed location requires building regulations approval. CQC also makes clear that building regulations approval is separate from planning permission.

This makes early coordination between the operator, property owner, contractors and relevant professionals important.

Buying Premises for a Care Operation

Some operators may prefer to purchase premises rather than lease them.

Before purchasing, due diligence should cover:

• Planning

• Property title

• Building condition

• Previous care use

• CQC history where relevant

• Fire safety

• Accessibility

• Refurbishment costs

• Local demand

• Operating costs

• Maintenance requirements

• Insurance

• Future development potential

The purchase price should be considered alongside the cost of bringing the property into operation.

Leasing Premises to a Care Operator

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

A specialist lease should clearly establish responsibility for:

• Permitted use

• Planning

• Alterations

• Refurbishment

• Repairs

• Maintenance

• Insurance

• Compliance works

• Assignment

• Subletting

• Reinstatement

• Lease term

• Break clauses

Property owners should obtain appropriate legal advice before agreeing to specialist care use.

What Property Owners Should Prepare

A landlord or owner with premises that may suit a care operator should prepare a clear property information pack.

Useful information can include:

• Property address

• Floor area

• Floor plans

• Bedroom count

• Bathroom count

• Communal 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 can help operators quickly establish whether the premises match their requirements.

A Practical Property Brief for a Care Operator

An operator seeking premises could prepare a brief such as:

Property required: Care premises

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

Bedrooms: Multiple suitable bedrooms with appropriate private accommodation

Communal areas: Lounges, dining areas and activity space

Facilities: Suitable bathrooms, kitchen, storage and staff areas

Accessibility: Appropriate for the intended residents

Location: Established 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 appropriate

Parking: Required or desirable depending on the service

Tenure: Purchase or long-term lease

Additional requirements: Property must support the operator's specific care model and the needs of the people receiving care

A detailed brief makes it easier for agents, landlords and property owners to identify genuinely relevant premises.

What Operators Should Ask Before Committing

A care operator should investigate the entire property opportunity rather than focusing on the headline rent or purchase price.

Questions can include:

• Is the location appropriate?

• Can the property accommodate the intended residents?

• Is the layout practical?

• Is there sufficient communal space?

• Are the bedrooms suitable?

• Can accessibility requirements be met?

• Is the planning position workable?

• What refurbishment is required?

• What will the total project cost be?

• Are fire safety arrangements adequate?

• Can staff and visitors access the premises?

• Is the lease or purchase structure commercially viable?

• Can the premises support the proposed regulatory requirements?

This due diligence can help operators avoid committing to buildings that are difficult or expensive to adapt.

Care Premises Opportunities for Landlords and Investors

For property owners and investors, care operators seeking premises can provide a potential market for specialist buildings.

Potential opportunities include:

• Former care homes

• Existing care facilities

• Large houses

• Former nursing homes

• Specialist accommodation

• Underused buildings

• Properties requiring refurbishment

• Purpose-built care premises

However, owners should avoid describing a property as automatically "CQC approved" or guaranteed to be suitable for a care provider.

Suitability depends on the proposed service, property, planning position and applicable regulatory requirements.

Finding Care Premises Across the UK

Care operators may search for suitable premises across a range of locations depending on local demand and their service model.

Potential markets include:

• London