Find Property for Children's Home: Finding Suitable UK Accommodation

A practical guide for children's home providers, care operators, landlords, investors and developers looking to find suitable property for a children's home across London and the UK

Finding property for a children's home requires a more specialist approach than searching for an ordinary residential property. The building needs to provide a safe and suitable environment for children while supporting the operational requirements of the provider and meeting relevant planning and regulatory requirements.

Potential properties can include large detached houses, former children's homes, former care homes, suitable residential properties, purpose-designed accommodation and buildings that can be converted for children's residential care.

The right property will depend on the children the home intends to accommodate, the number of places required, staffing arrangements, accessibility, location and the type of care being provided.

What property is suitable for a children's home?

There is no single property type that works for every children's home.

Potential options include:

• Large detached houses

• Former children's homes

• Former residential care homes

• Former healthcare properties

• Large family houses

• Purpose-designed children's homes

• Residential properties suitable for conversion

• New-build developments

• Properties with substantial gardens

• Properties with additional staff accommodation

The building needs to be assessed around the proposed service rather than simply its size.

Ofsted requires applicants to demonstrate that the proposed premises are fit for purpose and suitable for the children they intend to care for. Applicants must also assess and manage risks associated with the building through appropriate health and safety and risk management arrangements.

Start with a clear children's home property brief

Before searching for a property, the provider should establish exactly what the home needs.

A property brief can include:

• Number of children

• Age range

• Gender mix where relevant

• Type of care

• Number of bedrooms

• Number of bathrooms

• Staff requirements

• Overnight arrangements

• Communal areas

• Outdoor space

• Accessibility

• Parking

• Location

• Budget

• Purchase or lease requirements

• Refurbishment requirements

A provider looking after children with complex needs, for example, may have very different property requirements from a home supporting teenagers preparing for greater independence.

A detailed brief helps property advisers identify buildings that are potentially suitable rather than simply presenting a list of large houses.

Find property based on the children's needs

The intended resident profile should influence the property search from the beginning.

Children's homes can support young people with a variety of needs, including:

• Children in residential care

• Children with emotional or behavioural needs

• Children with learning disabilities

• Children with autism

• Children with physical disabilities

• Children with complex needs

• Children requiring therapeutic support

• Children with mental health needs

• Young people preparing for independence

The home's Statement of Purpose must be specific to the individual home and reflect the service being provided. Ofsted also expects policies and arrangements to match the needs of the children the provider intends to accommodate.

This makes the property search closely connected to the proposed care model.

Large houses can be suitable for children's homes

Large detached houses are often considered because they can provide a domestic environment with multiple bedrooms and shared living areas.

Potential features include:

• Several bedrooms

• Communal lounge

• Dining room

• Kitchen

• Multiple bathrooms

• Garden

• Parking

• Staff office

• Utility room

• Storage

• Additional reception rooms

A suitable property should feel like an appropriate home rather than simply providing enough floor space.

The layout should allow children to have appropriate privacy while providing communal areas where they can socialise, eat and participate in everyday activities.

Former children's homes can provide a useful starting point

A former children's home may already contain features relevant to residential childcare.

Depending on the property, this could include:

• Multiple bedrooms

• Staff facilities

• Communal rooms

• Secure storage

• Kitchen facilities

• Gardens

• Parking

• Existing fire safety infrastructure

• Appropriate circulation space

However, previous use does not automatically mean that the building will be suitable for a new provider.

The property may have been vacant for a long period or may require substantial refurbishment.

The reason for the previous closure should also be investigated where possible.

Former care homes can be considered

Former care homes can sometimes provide opportunities for children's home operators.

These properties may offer:

• Existing bedrooms

• Bathrooms

• Communal spaces

• Kitchens

• Staff rooms

• Accessible entrances

• Gardens

• Parking

• Existing care-related infrastructure

However, a former adult care home may have an institutional layout that does not suit a children's home.

The provider may need to remodel bedrooms, communal areas, staff spaces and circulation routes to create a more appropriate residential environment.

Planning is an essential part of the property search

Planning should be investigated before committing to a children's home property.

Ofsted states that applicants must secure appropriate planning permission and provide planning evidence as part of the registration process. The regulator recommends waiting until any required planning permission has been granted before applying because planning delays can affect the registration application.

The property assessment should therefore establish:

• Current lawful use

• Previous use

• Planning history

• Existing permissions

• Planning conditions

• Proposed number of residents

• Whether the proposed use requires permission

• Whether extensions are possible

• Whether alterations require consent

• Any restrictions affecting the property

A large residential house is not automatically suitable simply because it looks appropriate for a children's home.

Ofsted registration should be considered before buying

A children's home in England must be registered with Ofsted before it begins operating. Running or managing a children's home without the appropriate registration is an offence.

This makes regulatory planning an important part of property acquisition.

Ofsted's application process requires documents including:

• Statement of Purpose

• Planning evidence

• Insurance information

• Children's guide

• Safeguarding policy

• Missing child policy

• Positive behaviour support policy

• Complaints procedure

• Location assessment

• Financial viability information

• Business plan

• Cashflow forecast

The property therefore needs to be considered alongside the proposed registration application rather than treated as an ordinary residential acquisition.

Location assessment can affect whether a property works

Location is one of the most important considerations when sourcing property for a children's home.

Ofsted requires the location assessment to demonstrate that the home is needed locally, is in an appropriate location, promotes safe and positive opportunities and can meet the needs of the children identified in the Statement of Purpose.

The assessment can include:

• Safeguarding concerns

• Local crime and exploitation risks

• Access to healthcare

• GP and dental services

• CAMHS and specialist health services

• Schools and special schools

• Public transport

• Local amenities

• Leisure facilities

• Community services

• Staff recruitment

• Environmental hazards

• Proximity to other children's homes

Providers are also expected to consult relevant local bodies and services, including the police and local authority children's services, and ask the local authority for its views on whether a new children's home is needed in the area.

Check the neighbourhood carefully

A property can look excellent internally but still be unsuitable because of its surrounding environment.

The search should consider:

• Busy roads

• Railway lines

• Industrial areas

• Local crime

• Known safeguarding risks

• Environmental hazards

• Distance from schools

• Public transport

• Local amenities

• Access to healthcare

• Distance from other children's homes

The objective is not simply to find an attractive house. The surrounding area needs to support the children's safety, wellbeing and independence.

Bedrooms and bathrooms need careful assessment

Bedrooms should be assessed according to the needs of the children who will live there.

Important considerations include:

• Bedroom size

• Privacy

• Natural light

• Storage

• Bathroom access

• En-suite facilities

• Accessibility

• Distance from communal areas

• Staff visibility

• Space for personal belongings

The number of bedrooms should also correspond with the proposed number of registered places and the home's operational model.

A property with many bedrooms is not necessarily more suitable if the rooms are poorly configured or cannot provide an appropriate residential environment.

Communal areas should feel residential

Children's homes should provide spaces where young people can live ordinary day-to-day lives.

Depending on the service, useful areas can include:

• Lounge

• Dining room

• Kitchen

• Activity room

• Quiet room

• Study area

• Family visiting space

• Garden

• Outdoor recreation area

The property should provide a balance between communal interaction and personal privacy.

A building that feels excessively institutional may require significant refurbishment to create a more appropriate home environment.

Outdoor space can add value

A garden or other private outdoor space can be an important consideration when finding property for a children's home.

Potential features include:

• Secure garden

• Patio

• Outdoor seating

• Recreation space

• Private areas

• Suitable fencing

• Accessible landscaping

Outdoor space can support everyday activities and provide children with opportunities to spend time outside without relying entirely on public facilities.

The suitability of the outdoor area should nevertheless be assessed against the children's needs and any safeguarding considerations.

Accessibility and specialist requirements

Some children's homes require properties that can accommodate physical disabilities, mobility limitations or complex needs.

Potential requirements include:

• Step-free access

• Accessible bedrooms

• Accessible bathrooms

• Wide doorways

• Appropriate circulation space

• Lifts where necessary

• Accessible parking

• Specialist equipment storage

• Adapted kitchens

• Suitable outdoor access

Ofsted expects premises to comply with relevant planning, building, environmental and accessibility requirements, where applicable.

If substantial adaptations are required, the operator should obtain professional advice and refurbishment costs before proceeding.

Fire safety and building condition

Building safety should form part of the initial property assessment.

A professional inspection should consider:

• Fire alarm systems

• Fire doors

• Escape routes

• Emergency lighting

• Fire compartmentation

• Electrical installations

• Heating

• Plumbing

• Roofing

• Damp

• Drainage

• Asbestos where applicable

• Security arrangements

Ofsted requires applicants to demonstrate appropriate health and safety arrangements and fire safety procedures as part of the premises assessment and registration process.

Older residential properties may therefore require significant investment before they can operate as children's homes.

Staff facilities should be considered

The property needs to work for the staff as well as the children.

Depending on the service model, the building may require:

• Staff office

• Staff toilet

• Secure records storage

• Staff sleep-in room

• Kitchen facilities

• Staff break area

• Secure medication storage

• Equipment storage

The provider should consider how staff will supervise the home while maintaining appropriate privacy for the children.

Find children's home property to buy or lease

Operators can consider several acquisition strategies.

These include:

• Buying an existing children's home property

• Buying a former children's home

• Buying a large residential property

• Leasing a suitable house

• Leasing a former care property

• Acquiring a development opportunity

• Converting an existing building

• Developing a purpose-designed home

Buying can provide greater long-term control over the property, while leasing can reduce the initial capital required.

The lease must clearly address matters such as repairs, alterations, insurance, maintenance and the permitted use.

Find children's home property off-market

Not every suitable property is publicly advertised as a children's home opportunity.

Specialist sourcing can identify potential properties through:

• Private landlords

• Property investors

• Developers

• Former children's home owners

• Care property owners

• Specialist agents

• Institutional property owners

• Private property networks

Off-market sourcing can be particularly useful when a provider has specific requirements around location, bedrooms, accessibility, garden space or property size.

Find property for specialist children's homes

Some operators require highly specific accommodation.

For example, a specialist children's home may need:

• Accessible accommodation

• Sensory areas

• Therapy space

• Larger bedrooms

• Specialist bathrooms

• Secure storage

• Staff facilities

• Outdoor space

• Additional safeguarding measures

The property search should therefore be based on the actual Statement of Purpose and needs of the intended residents.

A standard large house may not be appropriate for a specialist service without substantial adaptation.

Buying a children's home property as an investment

Investors may consider children's home property as part of a specialist residential property strategy.

Potential approaches include:

• Purchasing an existing property

• Acquiring a former children's home

• Converting a residential property

• Developing a new children's home

• Leasing the property to an established operator

• Refurbishing and repositioning a former care property

The investment assessment should consider:

• Purchase price

• Refurbishment

• Planning

• Professional fees

• Financing

• Insurance

• Maintenance

• Lease structure

• Operator strength

• Local demand

• Potential void periods

• Exit strategy

The property should be assessed alongside the proposed operating model rather than on property value alone.

Due diligence before securing a children's home property

Before purchasing or leasing, operators should consider obtaining: