Care Provider Property Requirements - What Landlords Need to Know About Specialist Care Accommodation

Care provider property requirements can vary significantly depending on the type of care service being delivered, the people being supported and the operator's staffing and accommodation model.

For landlords, understanding these requirements can help determine whether a house, flat, former care property or other building could be suitable for a care provider. A property does not necessarily need to be purpose-built to attract specialist operators, but its layout, condition, location and potential for adaptation all need to be considered.

Fraser Bond works with property owners and investors across London and the UK, helping assess specialist property opportunities, identify potential operators and coordinate refurbishment, building works and property management where appropriate.

What Property Requirements Do Care Providers Have?

There is no universal specification for every care provider.

A residential care operator may require a very different property from a supported living provider, nursing operator, domiciliary care business or specialist healthcare organisation.

Depending on the service, operators may look for:

• Houses with multiple bedrooms

• Large detached or semi-detached properties

• Bungalows

• Former care homes

• Former nursing homes

• Supported living properties

• Flats and apartment schemes

• Accessible accommodation

• Properties with communal areas

• Properties with staff facilities

• Buildings suitable for refurbishment

• Purpose-built specialist accommodation

The intended service should therefore be established before a landlord assumes that a property is suitable.

Bedrooms and Private Accommodation

Bedrooms are one of the first features an operator is likely to assess.

For residential care, individual bedrooms can provide residents with privacy and personal space. Depending on the service, operators may also look for en-suite facilities.

A larger property with several bedrooms can potentially be suitable for certain specialist services, but the number of bedrooms alone does not determine whether a property is appropriate.

Operators may also assess:

• Bedroom sizes

• Natural light

• Accessibility

• Privacy

• Storage

• Distance from bathrooms

• Potential for adaptation

• Fire safety arrangements

The needs of the intended residents should guide the assessment.

Bathrooms and Accessibility

Adequate bathroom facilities can be particularly important for care properties.

Depending on the service, operators may look for:

• Multiple bathrooms

• En-suite bedrooms

• Accessible toilets

• Level-access showers

• Wet rooms

• Space for mobility equipment

• Handrails

• Appropriate circulation space

CQC guidance states that premises must be suitable for their intended purpose and should provide adequate facilities and amenities, including sufficient toilets and bathrooms for the people using the service.

Accessibility requirements can vary considerably. A property intended for people with significant mobility needs may require substantially more adaptation than a property used for a service supporting people who are largely independent.

Communal Areas

Communal space can be an important part of specialist care accommodation.

Potentially useful areas include:

• Living rooms

• Dining rooms

• Shared kitchens

• Activity rooms

• Quiet rooms

• Garden areas

• Social spaces

The layout should allow residents to use communal areas comfortably while maintaining appropriate privacy.

For some services, multiple reception rooms can provide flexibility by allowing one area to be used for social activities while another provides a quieter environment.

Staff Facilities

Care providers may also need dedicated space for staff.

Depending on the service model, this could include:

• Staff office

• Staff room

• Secure storage

• Staff bathroom

• Sleep-in room

• Medication storage

• Records storage

Not every care property requires all of these facilities.

The requirement depends on the operator's staffing model and the level of care being delivered.

Location Requirements for Care Providers

The location of a care property can be just as important as the building.

Care providers may look for properties with convenient access to:

• Public transport

• GP surgeries

• Hospitals

• Pharmacies

• Shops

• Community facilities

• Parks

• Employment

• Schools or colleges

• Specialist healthcare services

CQC guidance states that providers should consider the anticipated needs of people using their services and ensure appropriate access to relevant facilities, the local community and public transport.

For example, a large detached house in North London with good transport links, local shops and healthcare facilities could be attractive to a specialist operator even if it was originally built as a conventional family home.

Former Care Homes Can Be Attractive

Former care homes and nursing homes can sometimes provide useful starting points for operators because they may already contain specialist features.

These could include:

• Multiple bedrooms

• En-suite facilities

• Communal rooms

• Staff areas

• Accessible bathrooms

• Fire safety installations

• Parking

• Commercial kitchen facilities

• Lifts

• Existing adaptations

However, a former care home should not automatically be assumed to meet the requirements of a new operator.

The proposed service may have different requirements, and planning, building regulations and regulatory matters should be reviewed before a new use is established.

Supported Living Property Requirements

Care providers do not always require traditional care homes.

Supported living operators may look for ordinary residential properties that can provide a suitable home environment for people receiving care or support.

This can include:

• Family houses

• Flats

• Bungalows

• Shared houses

• Individual apartments

• Small residential schemes

The accommodation and care arrangements can be structured separately in supported living. The regulatory position therefore differs from a traditional care home where accommodation and personal care may be provided together.

Property owners should establish exactly what the proposed operator intends to provide before agreeing the use.

Planning Requirements

Planning requirements depend on the actual use proposed.

A landlord should not assume that a property can automatically be converted into a care home simply because it has enough bedrooms.

The operator may need to establish:

• The property's existing planning use

• The proposed use

• Whether a change of use is required

• Whether planning permission is needed

• Whether building regulations approval is required

• Whether any existing planning conditions restrict the use

CQC guidance for new providers states that planning consent and building regulations can be relevant to premises used for regulated services. It also notes that building regulations approval is separate from planning permission.

This is particularly important when a conventional residential property is being considered for a more intensive institutional or specialist use.

Building Regulations and Property Condition

Care providers need premises that are safe and suitable for the service they intend to deliver.

CQC Regulation 15 requires premises used by providers to be clean, secure, suitable for their purpose, properly maintained and appropriately located.

Landlords should therefore consider the condition of:

• Roof

• Windows

• Doors

• Electrical systems

• Heating

• Plumbing

• Bathrooms

• Kitchen

• Fire safety systems

• Emergency lighting where required

• Accessibility features

• External areas

Where substantial building work is required, the operator and landlord should establish who will fund and manage the work before the lease is finalised.

Should a Landlord Refurbish Before Finding a Care Provider?

Not necessarily.

This is an important consideration for owners marketing a property to care providers.

Different operators can have very different requirements. Spending heavily on a generic refurbishment before identifying the intended use could result in unnecessary expenditure.

For example, one operator may need accessible bathrooms and wider doors, while another may require additional staff facilities or communal areas.

A better approach can be to identify the type of operator and intended service first, then determine which improvements are commercially justified.

Fraser Bond can help property owners assess refurbishment requirements and coordinate renovations, construction, maintenance and contractor works where appropriate.

CQC and Care Provider Requirements

Where a provider carries out a regulated activity in England, it generally needs to register with CQC. CQC states that carrying on a regulated activity without registration is an offence.

The property forms part of the provider's operational arrangements, but owning or leasing a property does not by itself make the landlord the regulated care provider.

The exact regulatory requirements depend on the service being delivered.

A prospective operator may therefore need to demonstrate that its proposed premises are ready and suitable before registration. CQC states that premises should be ready for use and that applications can be refused where substantial building works or essential resources remain outstanding.

What Care Providers Look for in a Landlord

A suitable property is only one part of the equation.

Care operators may also want a landlord who understands specialist property requirements.

Important considerations can include:

• Willingness to permit appropriate adaptations

• Clear repair responsibilities

• Reasonable lease terms

• Cooperation with planning matters

• Agreement over refurbishment

• Clear insurance arrangements

• Reliable property management

• Understanding of regulatory requirements

• Flexibility around specialist use

A landlord who understands the operational requirements of care providers can potentially make the property easier to place with the right operator.

Due Diligence on the Care Provider

Landlords should also assess the organisation taking the property.

Before agreeing a lease, consider reviewing:

• Company history

• Financial position

• Existing care services

• CQC registration where applicable

• Regulatory history

• Management experience

• Landlord references

• Insurance

• Business plan

• Proposed service

• Staffing model

• Maintenance arrangements

• Refurbishment plans

CQC also requires providers to demonstrate that their services are properly organised and that their premises and resources are suitable for the regulated activities they intend to deliver.

Leasing a Property to a Care Provider

A landlord may decide to lease the property rather than sell it.

Depending on the circumstances, the lease could cover a longer specialist occupation period and establish responsibilities for rent, repairs, maintenance and alterations.

Key terms to review include:

• Lease length

• Rent

• Rent reviews

• Repairs

• Maintenance

• Buildings insurance

• Adaptations

• Alterations

• Assignment

• Subletting or occupation arrangements

• Break clauses

• Reinstatement obligations

• Compliance responsibilities

The proposed lease should be reviewed carefully because specialist property arrangements can create obligations that continue even if the operator's circumstances change.

A Practical London Example

Imagine a landlord owns a six-bedroom house in South London.

The property has:

• Six bedrooms

• Three bathrooms

• Two reception rooms

• A large kitchen

• Rear garden

• Off-street parking

• Good public transport connections

The landlord believes it could be suitable for a care provider.

Rather than immediately converting the property, the landlord first assesses what type of service could realistically operate from the building.

A specialist property adviser could help identify potential operators, assess the property's layout and condition, establish whether refurbishment is required and help structure discussions around a possible lease.

This allows the landlord to understand the property's specialist potential before committing to substantial expenditure.

Care Provider Property Requirements for Different Services

Different providers can have different priorities.

A traditional residential care operator may prioritise bedrooms, bathrooms, communal areas, accessibility and staff facilities.

A supported living provider may prefer ordinary houses or flats that offer residents greater independence.

A specialist provider supporting people with physical disabilities may require extensive accessibility adaptations.

An operator working with people with complex needs may prioritise secure layouts, appropriate staff facilities and carefully considered communal and private spaces.

This is why there is no single checklist that makes a property suitable for every care provider.

How Fraser Bond Can Help

Fraser Bond works with property owners and investors who are considering specialist care and healthcare property opportunities across London and the wider UK.

If you own a property that may meet care provider property requirements, Fraser Bond can help assess its suitability, identify potential operators, advise on the commercial route and coordinate refurbishment or building works where necessary.

Whether you own a large family house, former care home, supported living property, nursing property or another building with specialist potential, the first step is understanding what the property can realistically support.

Care provider property requirements should be considered alongside planning, building regulations, operational needs, regulatory requirements and the financial strength of the proposed operator.

If you have a property that could be suitable for a care provider, Fraser Bond can help you assess the opportunity and explore potential leasing or sales routes.