Children’s Care Home Property - Finding Suitable Property for Children’s Residential Care

Finding suitable children’s care home property requires careful consideration of the building, location, planning position and intended care service. A property may have enough bedrooms and still be unsuitable if its layout, surroundings or planning position do not support the proposed use.

For children’s care providers, landlords and property investors, the right property needs to provide a safe and practical residential environment while also supporting the operational requirements of the care service. In England, a children’s home must also be registered with Ofsted before it can operate.

What Is Children’s Care Home Property?

Children’s care home property is residential accommodation used by a children’s home provider to provide care and accommodation for children who cannot live with their families.

Ofsted defines a children’s home as a place where children live or stay without their families and receive care and accommodation. Residential children’s homes can provide short-term or long-term placements, including homes accommodating disabled children.

The property requirements will depend on the provider’s proposed service, the number of children to be accommodated and the needs of those children.

What Type of Property Can Be Used?

A variety of residential properties can potentially be considered for a children’s care home.

These may include:

• Detached family houses

• Large semi-detached properties

• Substantial terraced houses

• Existing care properties

• Multi-bedroom residential buildings

• Houses with gardens

• Properties with generous communal areas

• Residential buildings requiring refurbishment

The building should be assessed as a complete property rather than simply by bedroom count.

Bedrooms, communal areas, bathrooms, kitchen facilities, staff space, storage and outdoor areas all need to work together to support the proposed care model.

Property Requirements for a Children’s Care Home

A suitable children’s care home property should provide a comfortable and functional residential environment.

Potential requirements include:

• Individual bedrooms

• Communal living areas

• Kitchen and dining facilities

• Adequate bathrooms

• Staff office or working areas

• Storage

• Suitable heating and hot water

• Good lighting and ventilation

• Safe electrical installations

• Appropriate fire safety measures

• Secure entrances

• Suitable outdoor space

• Appropriate security arrangements

The layout should also allow children to have privacy while providing suitable shared areas for everyday activities.

The precise requirements will depend on the service the provider intends to operate and the needs identified in its statement of purpose.

Location for Children’s Care Home Property

Location is an important part of assessing a children's care home property.

Providers may consider access to:

• Schools and colleges

• Healthcare services

• Public transport

• Shops and local amenities

• Parks and recreational facilities

• Community services

• Family contact arrangements

• Local authority services

Ofsted requires applicants to demonstrate that they have considered the suitability of the proposed location. Providers must consult relevant local bodies and services, including the police and local authority children’s services, and ask the local authority whether a new children’s home is needed in the area.

This means a property should not be selected solely because it is large or available at an attractive price.

Planning Permission for Children’s Care Home Property

Planning should be investigated before purchasing or leasing a property.

Ofsted's current registration guidance requires applicants to provide evidence about the planning position of the proposed premises. Depending on the circumstances, this can include planning permission, confirmation that no permission is required, confirmation that the property's current use is allowed or a copy of a planning application.

Ofsted strongly recommends resolving required planning permission before applying because delays can affect the registration process.

For a landlord or care provider, establishing the planning position early can reduce the risk of investing in a property that cannot be used as intended.

Ofsted Registration for Children’s Care Property

In England, individuals, partnerships and organisations intending to start a children’s home must register with Ofsted before operating.

Registration is a legal requirement, and operating or managing a children's home without appropriate registration is an offence. Having a registration application in progress does not allow the provider to begin operating.

The application process considers the provider, proposed service, management arrangements and location. Each home also has conditions of registration, which can include the maximum number of children the home may accommodate.

Property acquisition and regulatory planning should therefore be considered together.

Refurbishing Children’s Care Home Property

Some properties will need refurbishment before they can be used for children's residential care.

Potential works may include:

• Bedroom refurbishment

• Bathroom upgrades

• Kitchen improvements

• Heating upgrades

• Electrical works

• Fire safety improvements

• Flooring replacement

• Redecoration

• Security improvements

• Garden works

• External repairs

• Creation of suitable staff facilities

A property inspection and refurbishment assessment can help the provider understand the likely costs before committing to a purchase or lease.

Where substantial improvements are required on a leased property, the lease should clearly establish who is responsible for the work and what permissions are required.

Leasing Children’s Care Home Property

Landlords with suitable residential buildings may consider leasing them to children's care providers.

A specialist lease can address:

• Permitted use

• Lease duration

• Rent

• Rent review arrangements

• Repairs

• Maintenance

• Insurance

• Utilities

• Refurbishment

• Alterations

• Compliance responsibilities

• Property inspections

• Garden maintenance

• Reinstatement obligations

The provider should ensure that the lease permits the intended use and provides sufficient flexibility for approved alterations.

The landlord should also carry out appropriate due diligence on the proposed operator, particularly where the property will be used for specialist children's residential care.

Children’s Care Home Property for Sale

Buying a children's care home property can give an operator greater control over the building and future refurbishment.

However, buyers should assess more than the purchase price.

Important considerations include:

• Planning position

• Property condition

• Number and size of bedrooms

• Communal space

• Location

• Transport links

• Local amenities

• Refurbishment costs

• Potential operating requirements

• Long-term maintenance

A conventional family house may have potential for children's residential care but still require substantial work before it can support the intended service.

Children’s Care Home Property Investment

Investors considering children's care home property should assess both the property and the requirements of potential operators.

Factors can include:

• Location

• Property size

• Internal layout

• Planning position

• Refurbishment requirements

• Potential lease structure

• Tenant profile

• Local demand

• Ongoing maintenance obligations

A specialist property investment can require more detailed due diligence than a conventional residential investment because the building needs to support a particular care use.

The potential operator's business model and regulatory position should therefore be considered alongside the physical property.

Children’s Care Home Property in London

London has a substantial supply of residential properties that may be considered for specialist children's care.

Areas such as Croydon, Bromley, Enfield, Barnet, Ealing and Hounslow offer different types of housing and access to transport, education, healthcare and community facilities.

However, the suitability of a particular area depends on the proposed children's home and the needs of the children it intends to accommodate. Ofsted expects providers to assess the proposed location and consult relevant local services as part of the registration process.

Working With a Children’s Care Provider

Landlords considering leasing or selling a property to a children's care provider should establish the intended use before agreeing the transaction.

Key points to clarify include:

• Proposed number of children

• Intended care model

• Planning position

• Refurbishment requirements

• Lease or purchase structure

• Repairs and maintenance

• Insurance

• Alteration requirements

• Compliance responsibilities

• Expected length of occupation

Clear responsibilities can make the property arrangement easier to manage and reduce the risk of disagreements between the landlord and operator.

How Fraser Bond Can Help

Fraser Bond supports landlords, investors and care providers looking for specialist residential property across London and the wider UK.

Our property services can assist with identifying children's care home property, assessing buildings, considering refurbishment requirements and supporting lease and property management arrangements.

For care providers, the objective is to find a property that works for the proposed service while fitting the relevant planning and regulatory requirements.

For landlords and investors, understanding the requirements of children's residential care can help identify properties with potential for specialist use.

If you are looking for children's care home property to buy, lease or develop, Fraser Bond can help assess suitable opportunities and support the property process from initial search through to preparation.