Find Property Suitable for an Ofsted Children's Home

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

Finding property suitable for an Ofsted children's home requires more than locating a large house with enough bedrooms. The building, location, planning position, local services and surrounding environment all need to work for the children the provider intends to accommodate.

Ofsted requires applicants to demonstrate that the proposed location is suitable before registration. This includes considering local need, safeguarding, access to services, transport, education, staffing, local hazards and the needs of the children described in the provider's Statement of Purpose. Appropriate planning permission must also be secured.

For operators looking to establish a children's home, the property search should therefore be built around the intended service rather than simply the size or price of the building.

What property is suitable for an Ofsted children's home?

There is no single property type that works for every children's home. Suitable opportunities can include:

• Large detached houses

• Former children's homes

• Former care homes

• Former residential properties

• Large semi-detached properties where appropriate

• Former healthcare or specialist care buildings

• Purpose-designed children's accommodation

• Properties requiring refurbishment or adaptation

The most appropriate option will depend on the age, number and needs of the children the provider intends to accommodate.

A home for children with complex needs may require different facilities from a home providing care for teenagers with lower support requirements.

Start with the children's home model

Before searching for a property, the provider should establish its intended service model.

The property brief may need to specify:

• Age range

• Number of children

• Gender requirements

• Type of care

• Level of support

• Complex or specialist needs

• Bedroom requirements

• Staff requirements

• Overnight staffing arrangements

• Communal space

• Outdoor space

• Parking

• Preferred locations

• Purchase or rental budget

• Refurbishment budget

This is particularly important because Ofsted's location assessment must demonstrate that the proposed building and location will meet the needs of the children identified in the Statement of Purpose.

Large houses can provide useful opportunities

Large residential properties are often considered when looking for children's home property.

Potential advantages can include:

• Multiple bedrooms

• Separate communal areas

• Gardens

• Dining space

• Staff areas

• Parking

• Residential surroundings

• Space for future adaptations

A large house may also provide a more domestic environment than a purpose-built institutional building.

However, the property's existing layout should be assessed carefully. A large floor area does not automatically make a property appropriate for children's residential care.

Bedrooms and personal space

Bedrooms are an important consideration when assessing a potential children's home.

The operator should consider:

• Number of bedrooms

• Bedroom sizes

• Privacy

• Natural light

• Ventilation

• Storage

• Proximity to bathrooms

• Space for personal belongings

• Potential accessibility adaptations

The intended number of children should be considered alongside the overall layout. Simply increasing the number of bedrooms does not necessarily make a property commercially or operationally suitable.

Communal areas should support everyday life

A children's home needs spaces where children can eat, relax, socialise and spend time with staff.

Depending on the service, suitable communal facilities could include:

• Living room

• Dining area

• Kitchen

• Activity room

• Quiet room

• Study area

• Games area

• Staff office

• Secure storage

• Laundry facilities

The property should allow children to have appropriate personal space while also providing practical areas for supervision and support.

Outdoor space can be important

A suitable garden or outdoor area can add considerable practical value to a children's home.

Potential features include:

• Private garden

• Secure outdoor area

• Play space

• Seating

• Recreational areas

• Accessible landscaping

• Space for outdoor activities

The surrounding neighbourhood should also be considered. Ofsted's location assessment requires providers to consider whether children can safely access appropriate education, leisure, health, cultural and community services.

Accessibility and specialist requirements

Where a children's home will support children with disabilities, physical disabilities, learning disabilities or complex needs, accessibility should be considered from the initial property search.

Potential requirements include:

• Step-free access

• Accessible bedrooms

• Adapted bathrooms

• Wider doorways

• Suitable circulation space

• Accessible outdoor areas

• Hoist provision where required

• Mobility equipment storage

• Appropriate parking

The property should be assessed against the specific needs of the children rather than applying a generic accessibility checklist.

Location is a major part of Ofsted's assessment

A property can be physically suitable but still present problems if its location is inappropriate.

Ofsted expects the location assessment to consider issues including:

• Safeguarding concerns

• Local crime and exploitation risks

• Access to GPs and dentists

• Specialist health services such as CAMHS

• Public transport

• Local schools and special schools

• Staff recruitment

• Local amenities

• Leisure facilities

• Community services

• Environmental hazards

• Proximity to other children's homes

• The children's ability to develop independence

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

This makes location analysis an important part of property sourcing rather than something to consider after finding a building.

Planning permission must be checked early

Planning is one of the most important issues when looking for an Ofsted children's home.

Ofsted states that appropriate planning permission must be secured and that registration cannot be granted without it. Applicants must provide evidence such as planning permission, confirmation that permission is not required, confirmation that the existing use is allowed, or relevant planning application evidence.

Before making a commitment, operators should therefore investigate:

• Current lawful use

• Previous use

• Planning history

• Proposed children's home use

• Planning conditions

• Potential change of use

• Extensions

• Internal alterations

• Parking

• Local planning restrictions

Planning advice should be obtained before assuming that an ordinary residential property can be used as a children's home.

The property must be fit for purpose

Ofsted requires applicants to demonstrate that the proposed premises are fit for purpose and suitable for the children they intend to accommodate.

Applicants must assess and manage risks associated with the building through health and safety assessments and a risk management plan. Ofsted also expects evidence that premises comply with relevant planning, building, environmental, disability and fire safety requirements.

A property survey should therefore examine:

• Structural condition

• Roof

• Damp

• Heating

• Electrical systems

• Plumbing

• Drainage

• Windows and doors

• Fire safety

• Emergency lighting

• Security

• Accessibility

• Garden and external areas

Fire safety and emergency arrangements

Fire safety should be considered before acquiring or leasing a property.

The operator should investigate:

• Fire alarm systems

• Fire doors

• Escape routes

• Emergency lighting

• Fire risk assessment

• Compartmentation

• Emergency procedures

• External access

• Evacuation arrangements

Ofsted requires providers to demonstrate arrangements for protection from fire and other emergencies, with an appropriate fire risk assessment and suitable fire safety arrangements.

Where substantial refurbishment is required, fire safety should be considered as part of the design rather than added at the end of the project.

Consider former children's homes and care properties

Former children's homes and care properties can be useful targets for a specialist property search because they may already contain features suitable for residential care.

These could include:

• Multiple bedrooms

• Communal areas

• Staff facilities

• Gardens

• Accessible facilities

• Existing safety infrastructure

• Established residential layouts

However, previous registration does not guarantee that the property will be suitable for a new children's home.

Ofsted registration applies to the specific premises and provider. If a registered provider moves to a different address, it must make a new application and cannot simply transfer its registration to the new property.

Consider refurbishment before rejecting a property

Some properties may become suitable after targeted refurbishment.

Potential works could include:

• Bathroom upgrades

• Bedroom alterations

• Fire safety improvements

• Accessibility works

• Kitchen refurbishment

• Heating replacement

• Electrical upgrades

• Internal reconfiguration

• Security improvements

• Garden improvements

A property requiring work should be assessed on its total project cost rather than its purchase or rental price alone.

The operator should obtain professional estimates before deciding whether refurbishment is commercially viable.

Buying versus leasing children's home property

Operators can consider either purchasing a property or leasing suitable premises.

Buying may provide greater control over:

• Alterations

• Refurbishment

• Long-term occupation

• Future development

• Property value

Leasing can reduce the initial capital requirement and allow the operator to allocate more resources towards staffing and service development.

A lease should clearly address:

• Permitted use

• Planning responsibilities

• Alterations

• Repairs

• Maintenance

• Insurance

• Compliance

• Assignment

• Lease term

• Rent reviews

• Renewal options

Landlords should also understand the proposed children's home use before granting a lease.

Finding property off-market

Some operators have very specific requirements that can make ordinary property searches inefficient.

An off-market search may identify:

• Private landlords

• Former children's homes

• Vacant care homes

• Former nursing homes

• Large residential properties

• Investor-owned properties

• Development opportunities

• Properties approaching a change of use

A detailed property brief allows potential opportunities to be screened before the operator spends time on viewings and professional due diligence.

Ofsted registration should influence the property search

Property sourcing and Ofsted registration should be considered together.

Ofsted's current application requirements include a Statement of Purpose, evidence of planning permission, insurance, location assessment, financial viability information and various safeguarding and operational policies.

This means the operator should avoid treating the property as a standalone purchase.

The building, location, proposed service and registration strategy should all support one another.

Working with Fraser Bond

Fraser Bond can support children's home operators, care providers, investors, landlords and developers looking for suitable property across London and the UK.

Property sourcing support can include:

• Children's home property searches

• Off-market sourcing

• Acquisition advice

• Lease negotiations

• Planning coordination

• Property assessment

• Refurbishment planning

• Building works

• Contractor coordination

• Property management

• Development consultancy

The search can be built around the intended children's home model, location requirements, number of children, accessibility needs and available budget.

Due diligence before committing to a property

Before exchanging contracts or signing a long-term lease, consider obtaining:

• Title information

• Planning history

• Planning advice

• Building survey

• Location assessment

• Fire risk assessment

• Floor plans

• Building regulations information

• Electrical and gas certificates

• Accessibility assessment

• Asbestos information where applicable

• EPC

• Refurbishment quotations

• Insurance information

• Local authority feedback where available

The operator should also assess whether the property can realistically support the proposed Statement of Purpose.

Find property suitable for an Ofsted children's home

Finding property suitable for an Ofsted children's home requires a more detailed approach than searching for a large residential building.

The property needs to work for the children, the care team and the proposed service model while also satisfying planning, safety and Ofsted requirements.

Fraser Bond can help children's home operators and care providers source and assess suitable properties across London and the wider UK, including existing care properties, former children's homes, large residential buildings and conversion opportunities.

Whether you are looking to buy, rent, lease or refurbish a property for an Ofsted children's home, a structured property search can help identify opportunities that are aligned with your operational requirements from the beginning.