Care Provider Looking for Property to Lease - What Operators Should Check

Explore what a care provider looking for property to lease should consider, including location, planning, CQC requirements, accessibility, fire safety, refurbishment, lease terms and property suitability with Fraser Bond support.

A care provider looking for property to lease needs more than a building with enough bedrooms.

The right premises must work for the provider's particular care model, the people it supports, its staffing arrangements and the practical requirements of operating a safe and sustainable service.

For residential care providers, this may mean finding a former care home, nursing home, large detached house or purpose-built facility.

For domiciliary care providers, the requirement may instead be an office or operational base from which care is organised and managed.

CQC's current guidance confirms that a location can be a care home where people live and receive care, while premises from which domiciliary care or supported living services are managed can also constitute CQC locations.

For care operators, understanding the difference is important before signing a lease.

What Property Does a Care Provider Need?

The ideal property depends on the provider's service model.

Potential requirements can include:

• Former care homes

• Nursing homes

• Large detached houses

• Purpose-built care facilities

• Specialist care accommodation

• Supported living properties

• Healthcare premises

• Residential properties requiring adaptation

• Offices for domiciliary care businesses

• Commercial buildings suitable for conversion

A provider should prepare a detailed property brief before approaching landlords and agents.

This can identify:

• Preferred locations

• Number of residents

• Number of bedrooms

• Bathroom requirements

• Accessibility requirements

• Communal space

• Staff facilities

• Parking

• Outdoor space

• Planning requirements

• Refurbishment budget

• Lease length

• Target rent

• Required occupation date

A clear brief makes it easier to reject unsuitable properties before spending money on surveys and professional advice.

Care Home Property to Lease

Residential care providers may require premises where residents live as their main or sole residence while receiving care.

CQC specifically identifies care homes where people are accommodated and receive personal and/or nursing care as locations for registration purposes.

A suitable property may therefore include:

• Former residential care homes

• Former nursing homes

• Large houses

• Purpose-built facilities

• Specialist residential accommodation

• Buildings capable of appropriate conversion

The operator should still establish whether the property's existing use and physical configuration match the proposed service.

Previous care use can be useful, but it does not automatically mean the building can simply reopen under a new operator.

Finding a Former Care Home to Lease

Former care homes can be particularly relevant to providers because they may already have features such as:

• Multiple bedrooms

• Several bathrooms

• Communal lounges

• Dining facilities

• Staff areas

• Commercial kitchens

• Laundry areas

• Accessible entrances

• Fire safety infrastructure

• Parking

• Gardens

• Lifts

However, operators should investigate why the previous care business stopped operating from the property.

Important questions include:

• What was the previous use?

• When did the property stop operating?

• What is the current planning position?

• Is the building vacant?

• What condition is it in?

• Are fire safety systems operational?

• What refurbishment is required?

• Are there outstanding planning conditions?

• Why is the owner offering the property to care operators?

A former care home can provide a useful starting point, but it still needs to be assessed against the new provider's requirements.

Large Houses for Care Operators

A large detached house can sometimes provide an alternative to a former care facility.

Potentially useful characteristics include:

• Several bedrooms

• Multiple bathrooms

• Ground-floor accommodation

• Large reception rooms

• Spacious kitchen

• Garden

• Parking

• Flexible layout

• Good local transport

• Access to nearby amenities

However, the proposed care model matters.

A building suitable for one type of specialist residential service may not be suitable for another.

Operators should therefore assess the property based on their actual resident profile and service specification rather than simply counting bedrooms.

Location Matters When Leasing Care Property

A care provider should assess the surrounding area as carefully as the building.

Factors may include:

• Local demand

• Access to healthcare

• GP and hospital services

• Public transport

• Staff accessibility

• Local amenities

• Parking

• Family access

• Community facilities

• Existing care provision

• Local authority priorities

• Competition from other providers

London operators may consider areas across different boroughs depending on the type of care they provide.

Outside London, cities such as Birmingham, Manchester, Leeds, Bristol and Liverpool can also provide different property and care-sector opportunities.

The appropriate location ultimately depends on the provider's service model and target market.

Planning Use Must Be Checked Before Leasing

Planning permission and CQC registration are separate issues.

For residential care homes and nursing homes in England, Use Class C2 is commonly relevant because it covers residential institutions. However, the precise planning position needs to be established for the proposed use and property.

Before signing a lease, a care provider should investigate:

• Existing lawful use

• Planning history

• Proposed use

• Previous applications

• Planning conditions

• Local planning policies

• Required change of use

• Proposed building alterations

• Building regulations

• Parking requirements

A provider should not assume that a property can be used for its intended care service simply because it was previously a large house or another type of commercial property.

CQC Registration and the New Property

An existing CQC registration does not automatically mean a provider can begin operating from every new property it leases.

CQC states that registered locations form part of the conditions of registration. If a provider wants to carry on regulated activity from a different location, it must apply to vary the relevant registration condition.

This is particularly important for established care operators expanding into new areas.

The provider should determine:

• Whether the new premises constitute a CQC location

• Which regulated activities will be carried on there

• Whether the existing registration needs to be varied

• Whether a registered manager is required

• What information must be provided to CQC

• Whether the premises are ready for assessment

CQC's current registration guidance says providers should only submit an application when locations and staff are ready to provide the service.

CQC Does Not Replace Planning Permission

A care operator may have an established CQC registration but still need to resolve planning matters for a new property.

Likewise, planning permission does not automatically satisfy CQC requirements.

The two processes address different issues.

Planning focuses on matters such as land use and development.

CQC registration concerns regulated health and adult social care activities and the provider's ability to meet applicable requirements.

Care providers should therefore address both sides before committing to a property.

Property Layout and Accessibility

The internal layout should be assessed against the needs of the intended residents.

Consider:

• Bedroom sizes

• Ground-floor rooms

• Bathroom locations

• Accessible bathrooms

• Door widths

• Corridor widths

• Staircases

• Lifts

• Communal areas

• Dining space

• Kitchen facilities

• Staff areas

• Storage

• Outdoor access

Accessibility requirements can vary depending on the people being supported.

A property that looks suitable during an initial viewing may require substantial adaptation once an occupational or building assessment has been completed.

Bedrooms Are Only Part of the Requirement

Care providers should avoid focusing exclusively on bedroom numbers.

For example, an apparently attractive ten-bedroom property may have insufficient bathrooms, poor circulation space, limited communal areas or inadequate accessibility.

Operators should consider how residents will use the property throughout the day.

This includes:

• Sleeping

• Eating

• Socialising

• Receiving visitors

• Participating in activities

• Accessing outdoor areas

• Receiving care

• Moving around safely

The property's overall layout can therefore be more important than the headline number of bedrooms.

Communal Areas for Residents

Communal space can be particularly important in residential care.

Depending on the service, operators may require:

• Lounges

• Dining rooms

• Activity rooms

• Quiet areas

• Visitor spaces

• Shared kitchens

• Garden areas

• Staff-supervised spaces

A property should provide a practical balance between private accommodation and appropriate shared areas.

Fire Safety Should Be Investigated Before Signing

Fire safety is a major consideration when leasing premises for residential care.

Government guidance specifically addresses fire safety risk assessment for residential care premises where residents may require assistance to evacuate.

Operators should investigate:

• Fire alarm systems

• Emergency lighting

• Fire doors

• Escape routes

• Fire compartmentation

• Signage

• Fire extinguishers

• Evacuation arrangements

• Electrical safety

• Kitchen fire precautions

If substantial alterations are required, these should be factored into the property's budget and programme before the lease begins.

Building Regulations and Refurbishment

Care providers frequently need to adapt leased premises.

Potential works may include:

• Bathroom adaptations

• Fire safety upgrades

• Electrical work

• Heating improvements

• Plumbing

• Accessibility works

• Door alterations

• Kitchen upgrades

• Flooring

• Internal reconfiguration

• Security improvements

• External access works

Where building regulations approval is required, the operator should not assume that work is complete simply because contractors have finished.

CQC currently states that, from 5 May 2026, certain new provider applications involving locations requiring building regulations approval must include the building control final certificate. CQC explains that building regulations approval is separate from planning permission.

This makes proper documentation particularly important when adapting leased premises.

Who Pays for the Refurbishment?

This should be negotiated before the lease is completed.

Possible arrangements include:

• Landlord-funded refurbishment

• Tenant-funded works

• Shared refurbishment costs

• Landlord contribution to a tenant fit-out

• Rent-free period in return for tenant works

• Phased refurbishment

The best structure depends on the property, length of lease, investment required and relationship between the parties.

A care provider should calculate the total cost of occupying the building rather than looking only at the headline rent.

Lease Terms for Care Providers

A care provider may need a longer lease because significant investment can be required to establish a service.

Important points to negotiate include:

• Lease length

• Rent

• Rent reviews

• Deposit

• Rent-free period

• Repair obligations

• Insurance

• Service charges

• Alterations

• Assignment

• Subletting

• Planning responsibility

• Compliance responsibility

• Maintenance

• Dilapidations

• Break clauses

• Renewal options

The lease should also permit the intended use.

A care provider should not assume that a standard residential or commercial lease automatically allows the proposed operation.

Specialist legal advice should be obtained before signing.

What Should a Care Provider Ask the Landlord?

Before committing to a property, the provider can ask:

• What is the property's current lawful use?

• Has it previously been used for care?

• Are there planning restrictions?

• Are there outstanding planning conditions?

• What works can the tenant carry out?

• Who pays for structural repairs?

• Who maintains specialist installations?

• Is the landlord willing to approve adaptations?

• What is the proposed lease term?

• Is a rent-free period available?

• What documentation is available?

• Are there existing fire safety records?

• Are building control certificates available for previous works?

• Why did the previous occupier leave?

These questions can identify potential problems early.

What Should Operators Check During a Viewing?

A care provider should inspect more than the main living areas.

Check:

• Roof condition

• Damp

• Windows

• Heating

• Hot water

• Electrical systems

• Plumbing

• Drainage

• Bathrooms

• Kitchen

• Flooring

• External paths

• Garden

• Parking

• Fire doors

• Alarm systems

• Accessibility

• Storage

• Staff areas

A building survey can help identify major defects before the operator commits to significant expenditure.

Property for Domiciliary Care Providers

A care provider looking for property to lease may not need residential accommodation at all.

Domiciliary care providers generally deliver care in people's own homes and may require an office from which the service is managed.

CQC identifies premises from which a provider organises or manages care delivered in people's homes as locations. This can include domiciliary care and supported living services.

An office requirement might include:

• Management offices

• Staff meeting rooms

• Training space

• Secure records storage

• Interview rooms

• Reception

• Parking

• IT infrastructure

• Staff welfare facilities

CQC's guidance for homecare agencies states that the provider must provide information about its office or base and that the premises must be suitable for managing the service and keeping records secure.

Supported Living Property Requirements

Supported living can have a different property structure from a traditional care home.

The individual homes where people live are not usually CQC locations under CQC's current guidance. The relevant CQC location is generally the premises from which the provider coordinates the care.

For a care provider, this means the property search should establish:

• Who owns the accommodation

• Who leases the accommodation

• Who provides the care

• Whether accommodation and care contracts are separate

• Where the regulated activity is managed

• What planning use applies

• Whether any local licensing requirements apply

This distinction can prevent an operator from pursuing the wrong type of premises.