Care Providers Looking for Landlords - How Property Owners Can Attract Care Operators

Find out how landlords can connect with care providers looking for suitable properties, including property requirements, lease terms, planning, due diligence, compliance and Fraser Bond support.

Care providers looking for landlords can create valuable opportunities for property owners with houses, former care facilities, development properties and other buildings that may be suitable for supported living or care-related use.

A care provider may be looking for a property because it needs to expand its services, establish a new location or secure accommodation suitable for the people it supports.

For landlords, this can provide an alternative route to letting a property. However, care providers do not simply look at whether a building is available. They may have specific requirements relating to location, layout, accessibility, planning, regulation, refurbishment and lease terms.

Understanding what care operators are looking for can make it easier to position a property appropriately.

Why Are Care Providers Looking for Landlords?

Care operators may need additional properties as their services expand or as new care and supported living opportunities become available.

Depending on the type of service, an operator could be looking for:

• Residential houses

• Bungalows

• Former care homes

• Supported living properties

• Larger detached properties

• Accessible accommodation

• Properties requiring refurbishment

• Commercial buildings suitable for conversion

• Development opportunities

• Properties close to transport and local amenities

The requirements can vary significantly between a residential care provider, supported living operator, specialist care provider and domiciliary care business.

A landlord therefore needs to understand the operator's intended use before assuming a property will be suitable.

What Properties Are Care Providers Looking For?

There is no single property specification that applies to every care provider.

An operator may consider:

Location

Location can be particularly important.

A provider may want a property close to:

• GP surgeries

• Hospitals

• Pharmacies

• Shops

• Public transport

• Schools or colleges where relevant

• Community facilities

• Parks and open spaces

• Employment areas

The ideal location depends on the people the provider supports and the type of service being delivered.

Number of Bedrooms

The required number of bedrooms will depend on the service model.

A provider may be looking for a smaller three- or four-bedroom house for supported living, while another operator may require a substantially larger property.

Bedroom dimensions, communal areas and bathroom arrangements can be just as important as the number of rooms.

Accessibility

Accessibility can be a major consideration for specialist care.

Operators may look for:

• Ground-floor bedrooms

• Accessible bathrooms

• Level access

• Wide doorways

• Space for mobility equipment

• Accessible parking

• Suitable circulation areas

• Potential for adaptations

A property that can be adapted may still be considered even if it is not currently fully accessible.

Former Care Homes Can Attract Operators

Former care homes can sometimes be of interest to care providers because the building may already have features associated with care use.

However, landlords should not assume that previous care use automatically means a property can continue to be used for the same purpose.

The proposed operator should assess the property's current planning position, physical condition and regulatory requirements.

CQC registration relates to the provider and its regulated activities rather than simply transferring with the building. Residential care homes in England require CQC registration where regulated residential care is being provided.

This means a landlord should establish the operator's requirements rather than marketing a property simply as "CQC approved".

Supported Living Providers Also Need Suitable Properties

Some care providers are specifically looking for properties for supported living.

Supported living differs from a traditional care home model because residents can have their own housing arrangements while receiving care or support.

CQC's current guidance identifies individual houses where people live under a supported living scheme as examples of places that are generally not CQC locations where the accommodation itself is treated as the regulated location.

The exact model still matters.

A landlord should ask the provider how accommodation and care will be structured, who will occupy the property and which organisation will be responsible for the relevant services.

What Care Providers May Look for in a Lease

When care providers are looking for landlords, the lease can be just as important as the property.

An operator may want a longer-term arrangement because establishing a service can involve significant expenditure on staffing, adaptations, equipment and compliance.

Lease negotiations may cover:

• Lease length

• Rent

• Rent reviews

• Deposit

• Break clauses

• Repair responsibilities

• Maintenance

• Insurance

• Service charges

• Utilities

• Alterations

• Adaptations

• Assignment

• Subletting

• Permitted use

• Reinstatement

• Renewal options

A landlord should obtain professional legal advice before entering into a lease, particularly where the property will be used for specialist care or supported living.

Understand the Operator Before Signing

Finding a care provider willing to lease your property is only the beginning.

Landlords should carry out appropriate due diligence.

Check:

• Company registration

• Trading history

• Financial position

• Existing properties

• Landlord references

• Insurance

• Management structure

• Relevant regulatory registration

• Proposed service

• Funding arrangements

Where CQC registration applies, the provider should be able to demonstrate that it has the appropriate registration and arrangements for the regulated activities it intends to deliver. CQC states that providers must be registered before carrying on regulated activities in England.

For specialist services involving autistic people or people with learning disabilities, CQC also requires relevant providers to demonstrate how their proposed service meets its applicable standards.

Planning Must Be Considered

A property being marketed as a care property does not automatically establish the planning position for a new operator.

The proposed use should be assessed against the property's existing lawful use and the operator's intended service.

Depending on the circumstances, issues may include:

• Change of use

• Planning permission

• Planning conditions

• Article 4 directions

• Building regulations

• Accessibility requirements

• Fire safety

• Local authority requirements

• Proposed occupancy

• Number of residents

The landlord and operator should establish the planning position before substantial investment is made.

Who Pays for Refurbishment?

Many care providers looking for landlords will consider properties that need some work, but the commercial terms need to reflect the condition of the building.

Potential works could include:

• Bathroom upgrades

• Kitchen refurbishment

• Accessibility improvements

• Fire safety works

• Electrical upgrades

• Heating improvements

• Flooring

• Decoration

• Door alterations

• External works

• Security improvements

There are several possible arrangements.

The landlord might fund the works, the operator might contribute, or the parties could agree a rent-free period or other commercial structure.

Everything should be documented clearly in the lease.

What Makes a Property Attractive to Care Providers?

Landlords can improve the appeal of their property by providing detailed information from the beginning.

A property information pack could include:

• Full address

• Number of bedrooms

• Floor plan

• Room dimensions

• Property photographs

• Garden information

• Parking arrangements

• Accessibility details

• EPC

• Planning history

• Property condition

• Recent refurbishment

• Availability date

• Proposed rent

• Lease expectations

• Any existing certificates

This gives care providers enough information to decide whether the property deserves further consideration.

Care Providers May Want Long-Term Property Arrangements

Some operators may prefer longer leases because establishing a care service from a property can require significant investment.

A longer lease can provide the operator with greater certainty while giving the landlord a longer contractual income arrangement.

However, landlords should consider the full lease terms rather than focusing solely on lease length.

Important points include:

• Rent review mechanism

• Tenant covenant strength

• Repair obligations

• Assignment rights

• Break clauses

• Guarantees

• Deposit

• Insurance

• Reinstatement

• Exit arrangements

A long lease with unclear responsibilities can create problems for either party.

What Landlords Should Ask Care Providers

Before progressing with a proposed lease, ask the operator:

1. What type of care or support service will operate from the property?

2. Who will live in the property?

3. How many residents are expected?

4. Will staff be present?

5. Is the service CQC regulated?

6. Does the operator already have relevant registration?

7. What planning position does the operator require?

8. What adaptations are needed?

9. Who will pay for the adaptations?

10. How long is the proposed lease?

11. What rent can the provider offer?

12. Who will handle repairs?

13. Will the operator require subletting or resident occupation agreements?

14. What happens if the service closes?

15. Can the lease be assigned?

The answers can help a landlord determine whether the proposed arrangement is commercially and operationally suitable.

How Fraser Bond Can Help Landlords

If you have a property and are searching for care providers looking for landlords, Fraser Bond can support the wider property process.

Depending on the property and project, Fraser Bond can assist with:

• Property sourcing

• Landlord advisory

• Property acquisition

• Lettings

• Property management

• Investment advisory

• Development consultancy

• Refurbishment planning

• Building works

• Contractor coordination

• Property repairs

• Maintenance

• Compliance support

Fraser Bond can also help property owners assess whether refurbishment, adaptation or other improvements could make a property more suitable for a professional operator.

Specialist legal, planning, tax and regulatory advice should still be obtained where required.

How to Prepare Your Property for Care Providers

If you are actively looking for a care provider to lease your property, start by preparing the property properly.

Step 1 - Assess the Property

Review the building's size, condition, layout, location and accessibility.

Step 2 - Establish the Existing Use

Check the planning history and understand the property's current lawful use.

Step 3 - Identify Potential Operators

Target care providers whose service requirements match the property rather than approaching operators without understanding their needs.

Step 4 - Prepare Property Information

Create a detailed property pack containing photographs, floor plans, measurements and relevant documentation.

Step 5 - Discuss the Intended Service

Find out exactly how the provider plans to use the property and who will occupy it.

Step 6 - Agree Commercial Terms

Discuss rent, lease length, repairs, adaptations, insurance and other responsibilities.

Step 7 - Complete Due Diligence

Assess the operator's financial position, experience and relevant regulatory status.

Step 8 - Take Professional Advice

Have the proposed lease and planning position reviewed before committing to the arrangement.

Care Providers Looking for Landlords - What Property Owners Should Remember

A care provider looking for a landlord is not simply looking for the cheapest available house.

The operator may need a property that fits its service model, location requirements, resident needs, planning position and operational structure.

For landlords, the opportunity should therefore be assessed from both sides.

The right property and operator combination can create a structured long-term letting arrangement, but the lease, permitted use, repairs, adaptations, regulatory responsibilities and exit arrangements should all be clearly documented.

Find Care Providers Looking for Landlords With Fraser Bond

If you own a house, former care property or development opportunity and want to connect with potential care operators, Fraser Bond can help with the wider property requirements.

From property sourcing and lettings to refurbishment, building works, property management, maintenance and development consultancy, Fraser Bond can support landlords preparing properties for professional operators.

If you are looking for care providers looking for landlords, speak with Fraser Bond about your property, its current condition and the type of operator you want to attract.