Help Finding a Property for a 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 a property for a children's home requires more than finding a large residential house with enough bedrooms. The building needs to provide a suitable home environment for children while also meeting the operator's care model, location requirements, planning position and regulatory obligations.

A specialist property consultant can help children's home operators identify suitable properties, assess potential opportunities and coordinate the property side of acquisition, leasing, refurbishment and development.

In England, children's home providers must register with Ofsted before operating. Ofsted's current guidance also requires applicants to provide evidence concerning planning, the suitability of the premises and a location assessment showing that the proposed home is appropriate for the children who will live there.

What type of property can be used for a children's home?

There is no single property type that works for every children's home. The right building depends on the children to be accommodated and the service described in the provider's Statement of Purpose.

Potential property types include:

• Large detached houses

• Former children's homes

• Former care homes

• Former residential care properties

• Large bungalows

• Former healthcare properties

• Purpose-designed children's accommodation

• Residential properties requiring adaptation

• Development opportunities

• Off-market properties

A conventional family home can sometimes be adapted, while a former care property may already have bedrooms, communal areas and other useful infrastructure.

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

Start with the children's home model

Before searching for property, the operator should establish exactly what type of children's home is being planned.

The property requirements can vary according to:

• Age range

• Number of children

• Type of care

• Level of support

• Physical disabilities

• Learning disabilities

• Autism

• Complex needs

• Therapeutic requirements

• Behavioural support needs

• Accessibility requirements

For example, a home for children with significant physical disabilities may require accessible bedrooms, adapted bathrooms and additional storage for equipment. A therapeutic children's home may instead require quiet rooms, private meeting areas and carefully considered communal space.

The property should therefore be selected around the service model rather than simply the number of bedrooms.

Create a detailed property brief

A clear property brief makes it easier to identify suitable buildings.

The brief can include:

• Preferred locations

• Maximum number of children

• Bedroom requirements

• Bathroom requirements

• Ground-floor requirements

• Accessibility

• Communal space

• Staff facilities

• Outdoor space

• Parking

• Storage

• Property condition

• Purchase budget

• Rental budget

• Refurbishment budget

• Planning requirements

• Target opening date

The more specific the brief, the easier it is to distinguish properties worth viewing from those that are unlikely to work.

Location is one of the most important considerations

A children's home needs to be located in an environment that supports the welfare and development of the children who will live there.

Ofsted's current location assessment guidance requires providers to consider whether the home is needed locally, whether it is in the right place, local safeguarding risks, access to services, transport, education, staffing and the needs of the children.

Location research can therefore include:

• Local safeguarding concerns

• Crime and exploitation risks

• Schools

• Special schools

• GP surgeries

• Dentists

• CAMHS and other specialist health services

• Public transport

• Shops

• Leisure facilities

• Community services

• Faith and cultural facilities

• Staff recruitment

• Environmental hazards

• Other children's homes nearby

The surrounding neighbourhood should be assessed as carefully as the property itself.

Planning permission for a children's home

Planning should be checked before committing to a property.

Ofsted requires applicants to provide evidence of planning permission, confirmation that planning permission is not required, confirmation that the proposed use is allowed, or relevant planning application evidence. Ofsted strongly recommends resolving required planning permission before applying for registration.

Planning due diligence should consider:

• Existing lawful use

• Planning history

• Previous children's home use

• Current use

• Proposed use

• Planning conditions

• Change of use requirements

• Extensions

• Additional bedrooms

• Parking

• External alterations

A property that appears suitable from a residential perspective may therefore require additional planning investigation before it can be used as intended.

What makes a property suitable for a children's home?

The physical layout needs to provide a practical home environment.

Important features can include:

• Individual bedrooms

• Adequate bathrooms

• Communal living space

• Dining area

• Kitchen

• Quiet areas

• Study space

• Staff workspace

• Laundry facilities

• Storage

• Outdoor space

• Appropriate security

• Good natural light

• Suitable ventilation

Ofsted requires providers to demonstrate that proposed premises are fit for purpose and suitable for the children they intend to care for. Providers must also assess and manage risks associated with the building.

Bedrooms and private space

Bedrooms should be considered in relation to the needs and age of the children.

Potential considerations include:

• Bedroom size

• Privacy

• Natural light

• Ventilation

• Storage

• Accessible bedrooms

• Ground-floor rooms

• Distance from bathrooms

• Noise

• Staff visibility where appropriate

A property with numerous small bedrooms may be less suitable than a smaller property with a more practical layout and better communal space.

Communal areas should feel like a home

A children's home should provide more than accommodation.

Useful communal areas can include:

• Living rooms

• Dining rooms

• Family-style kitchens

• Study areas

• Activity rooms

• Quiet rooms

• Therapy or meeting rooms

• Recreation areas

The design should support ordinary daily life while allowing staff to provide appropriate supervision and support.

Where several children will live together, the layout should also provide opportunities for privacy and quiet time.

Outdoor space can be valuable

A suitable garden can provide additional space for recreation, relaxation and everyday activities.

Potential features include:

• Private gardens

• Lawns

• Patios

• Secure outdoor areas

• Play areas

• Activity spaces

• Accessible landscaping

The external environment should also be checked for risks such as busy roads, railway lines, water features and other hazards.

Ofsted's location assessment guidance specifically asks providers to consider environmental hazards and whether the location allows children to flourish in a safe and appropriate environment.

Accessibility for specialist children's homes

Some children's homes provide accommodation for disabled children or children with complex physical needs.

A suitable property may need:

• Step-free access

• Accessible entrances

• Ground-floor bedrooms

• Accessible bathrooms

• Wide doorways

• Suitable circulation space

• Passenger lifts

• Accessible parking

• Specialist equipment storage

• Adapted outdoor areas

Accessibility should be considered before acquisition because major adaptations can significantly increase the overall project cost.

Staff facilities and operational space

The property also needs to work for the staff responsible for running the home.

Depending on the service model, this could include:

• Staff office

• Staff toilet

• Meeting space

• Secure records storage

• Overnight staff accommodation

• Equipment storage

• Laundry

• Medication storage

The amount of staff space required should reflect the staffing structure and operating model rather than being added as an afterthought.

Fire safety and building condition

A property should undergo appropriate technical and safety checks before it is acquired or leased.

Areas to investigate can include:

• Fire alarm systems

• Emergency lighting

• Fire doors

• Escape routes

• Electrical installations

• Gas systems

• Heating

• Plumbing

• Roof

• Damp

• Structural condition

• Windows and doors

• Accessibility installations

Ofsted's registration guidance requires providers to demonstrate compliance with relevant planning, building, environmental and fire safety requirements and to have appropriate health and safety risk assessments and management arrangements.

Finding a former children's home or care property

Former children's homes and care homes can sometimes provide a useful starting point because they may already contain:

• Multiple bedrooms

• Communal lounges

• Kitchens

• Staff areas

• Bathrooms

• Gardens

• Parking

• Accessibility features

However, the operator should establish why the property ceased operating, how long it has been vacant and whether its existing layout and planning position remain appropriate.

A previous Ofsted registration also does not mean a new operator can simply begin operating from the property. Registration is required for the new provider before operating a children's home.

Buying a property for a children's home

Purchasing can provide operators with greater control over the property and long-term asset.

Potential acquisition opportunities include:

• Existing children's homes

• Vacant children's homes

• Former care homes

• Large residential properties

• Specialist care properties

• Former healthcare buildings

• Development sites

The acquisition budget should include more than the asking price.

Potential additional costs include:

• Stamp Duty Land Tax

• Legal fees

• Surveys

• Planning advice

• Refurbishment

• Fire safety works

• Accessibility adaptations

• Professional fees

• Furniture

• Specialist equipment

• Financing

• Ongoing maintenance

Renting or leasing a property for a children's home

Leasing can allow an operator to secure premises without purchasing the freehold.

Before signing a lease, operators should consider:

• Lease length

• Rent

• Rent reviews

• Break clauses

• Repair obligations

• Insurance

• Permitted use

• Alteration rights

• Landlord consent

• Refurbishment responsibilities

• Reinstatement obligations

If significant refurbishment is required, the operator should make sure the lease provides sufficient security to justify the investment.

Landlords should also understand the proposed children's home use and the planning implications before agreeing to a lease.

Off-market property sourcing

Some children's home operators have very specific property requirements that make standard property searches inefficient.

Off-market sourcing can be useful when looking for:

• A particular number of bedrooms

• Large detached houses

• Specialist accessibility

• Extensive gardens

• Former care properties

• Former children's homes

• Properties requiring conversion

• Specific London boroughs

• Properties within a defined budget

A targeted property search can identify owners who may be willing to discuss a sale or lease even when the property is not publicly advertised.

Buying an existing children's home business

Some operators may consider acquiring an existing children's home business together with its property.

This requires separate due diligence on the property and the operating business.

Consider:

• Freehold or leasehold ownership

• Ofsted registration

• Regulatory history

• Management arrangements

• Staffing

• Occupancy

• Contracts

• Financial performance

• Planning

• Property condition

• Outstanding works

• Lease obligations

The regulatory position should be checked carefully because acquiring a business does not remove the need to comply with Ofsted requirements relating to the provider, manager and service.

CQC considerations

Most children's homes are regulated by Ofsted, but some arrangements can also involve healthcare activities that fall within CQC's regulatory framework.

Joint Ofsted and CQC guidance explains how registration responsibilities depend on the nature of the setting and whether CQC-regulated healthcare activities are being provided.

This makes it important to define the proposed service before finalising the property requirements.

Financially assessing a children's home property

A property may appear attractive because of its purchase price, but the overall project cost needs to be assessed.

A financial appraisal can include:

• Purchase price or rent

• Stamp Duty Land Tax

• Legal costs

• Survey costs

• Planning costs

• Refurbishment

• Accessibility works

• Fire safety upgrades

• Furniture

• Specialist equipment

• Professional fees

• Financing

• Maintenance

• Insurance

• Potential void periods

For investors, the analysis should also consider the proposed lease structure, operator strength and long-term property requirements.

Finding property for a children's home in London

London provides a broad range of residential and specialist care property, but suitable buildings can be difficult to identify at the right price.

Operators may consider areas based on:

• Local authority demand

• Transport links

• Healthcare access

• Schools

• Property values

• Staff recruitment

• Planning considerations

• Outdoor space

• Neighbourhood suitability

A property that looks suitable on a property portal may not work once planning, location assessment and refurbishment requirements are considered.

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.

Support can include:

• Children's home property sourcing

• Property acquisition

• Lease negotiations

• Planning coordination

• Investment assessment

• Refurbishment planning

• Building works

• Contractor coordination

• Property management

• Specialist care property sourcing

• Development consultancy

The focus is on matching the property to the intended children's home model while considering location, planning, building condition, accessibility and commercial requirements.

How to get help finding a property for a children's home

Before beginning a property search, prepare a clear brief covering:

• Type of children's home