How to Find Property for Supported Living - A Practical Guide for Operators

How to find property for supported living - what operators should look for when sourcing a suitable house, including location, layout, planning, accessibility, safety, refurbishment and lease considerations.

Finding the right property is one of the most important stages when setting up or expanding a supported living service. A house may appear suitable because it has several bedrooms and generous living space, but that does not automatically make it appropriate for supported living.

The right property needs to match the needs of the people who will live there, the support model, the intended occupancy, the location requirements and the practical responsibilities of the operator.

Fraser Bond helps property owners and specialist operators assess property opportunities, coordinate refurbishment and building works, and explore appropriate property arrangements for supported living and other specialist housing uses.

Decide What Type of Supported Living You Need

Before starting a property search, establish exactly what type of supported living service you intend to provide.

Supported housing is a broad sector serving people with different needs, so property requirements can vary considerably. Government guidance recognises that supported housing serves a diverse range of client groups and that accommodation should be safe, appropriate and capable of meeting residents' needs.

Consider:

• Who will live in the property

• Number of residents

• Level of support required

• Whether personal care will be provided

• Number of bedrooms required

• Accessibility requirements

• Communal space

• Outdoor space

• Staff requirements

• Location requirements

• Budget

• Refurbishment requirements

• Preferred lease length

Having a clear specification makes it easier to identify properties that have genuine potential.

What Type of Property Can Be Used for Supported Living?

Potential properties can include:

• Large family houses

• Detached and semi-detached houses

• Former residential properties

• Flats

• Blocks of flats

• Former supported housing

• Properties requiring conversion

• Purpose-built specialist accommodation

• Other buildings capable of appropriate residential use

An ordinary house can potentially work well for supported living, depending on the proposed residents and operating model.

However, size alone is not enough.

A six-bedroom house with several bathrooms, good communal areas and accessible transport may be more suitable than a much larger property with poor circulation, limited bathrooms or an unsuitable location.

Look for the Right Bedroom Layout

Bedrooms are an obvious consideration when searching for supported living accommodation, but operators should also assess how the bedrooms relate to the rest of the property.

Consider:

• Bedroom size

• Privacy

• Number of bathrooms

• Distance between bedrooms and bathrooms

• Communal areas

• Storage

• Kitchen facilities

• Staff space

• Circulation areas

• Fire escape routes

• Accessibility

Government supported housing guidance recommends that accommodation provides appropriate bedrooms, living space, privacy, storage and facilities suitable for the number of people living there.

The proposed occupancy should therefore be assessed against the actual layout rather than simply counting bedrooms.

Choose the Location Carefully

Location can be just as important as the building.

Depending on the residents, a supported living operator may need convenient access to:

• Public transport

• Healthcare

• Shops

• Education

• Employment

• Community facilities

• Leisure facilities

• Local authority services

• Family and support networks

The latest National Planning Policy Framework also highlights the importance of specialist community accommodation being located where residents can access frequently used services safely and easily.

For example, an operator searching for supported living property in London may prefer a residential area close to transport, supermarkets, healthcare and community facilities rather than simply choosing the largest property available.

Consider Accessibility

Accessibility requirements depend on the people who will use the accommodation.

Potential features include:

• Step-free access

• Accessible entrances

• Wider doorways

• Accessible bathrooms

• Ramps

• Handrails

• Suitable circulation space

• Adaptable bedrooms

• Accessible outdoor areas

A property does not necessarily need to have every adaptation already installed.

However, operators should establish whether the necessary changes can be made and whether the cost is commercially realistic.

A property that can be adapted relatively easily may offer greater potential than one where structural changes would be extremely expensive.

Check Planning Before Taking the Property

Planning should be investigated before committing to a long-term lease or substantial refurbishment.

The planning position depends on the actual use of the property, the proposed residents, occupancy arrangements and how the supported living service will operate.

Operators should investigate:

• Existing planning use

• Planning history

• Proposed use

• Occupancy levels

• Any planning conditions

• Parking

• Access

• Potential external alterations

• Whether a change of use or other planning approval is required

The terminology used by an operator should not be relied upon by itself. A property described as "supported living" still needs to be assessed according to its actual proposed use.

Understand the Care and Support Arrangements

Supported living can involve accommodation and care being provided under separate arrangements.

The CQC explains that where accommodation and personal care are provided separately and residents can choose a different care provider, the arrangement may fall within supported living or extra care housing rather than the regulated care home activity.

This distinction can affect how the property is structured and who holds the relevant regulatory responsibilities.

An operator should therefore establish:

• Who provides the accommodation

• Who provides support

• Whether personal care is provided

• Who employs support staff

• Whether CQC registration is required

• Whether another organisation will be involved

• How residents' housing and support arrangements interact

The property search should be based on the actual operating model rather than the label attached to the service.

Assess Fire Safety and Building Condition

Before taking a property, operators should understand its condition.

Important areas can include:

• Fire safety

• Electrical installations

• Gas and heating

• Plumbing

• Roof

• Damp

• Windows

• Security

• Emergency lighting

• Escape routes

• General hazards

Government supported housing guidance states that accommodation should be safe, well maintained and free from serious hazards, with relevant fire, access, health and safety requirements addressed.

A professional property inspection can help identify problems before the operator commits to a lease.

Calculate the Refurbishment Cost

The rent or purchase price is only one part of the property cost.

Depending on the property, an operator may need to budget for:

• Additional bathrooms

• Kitchen improvements

• Fire safety works

• Electrical upgrades

• Heating improvements

• Accessibility adaptations

• Security

• Internal reconfiguration

• Flooring

• Decoration

• External works

• Communal area improvements

For example, a five-bedroom house in West London may appear suitable for supported living but require an additional bathroom and accessibility improvements.

The operator should understand these costs before agreeing the commercial terms.

Where Can You Find Supported Living Properties?

Operators can search for suitable properties through several channels.

These can include:

• Specialist property consultants

• Commercial property agents

• Healthcare property advisers

• Direct approaches to landlords

• Property developers

• Existing supported housing providers

• Property management companies

• Former care and supported housing properties

• Specialist property networks

• Off-market property opportunities

A specialist property adviser can also help operators explain their requirements to landlords who may not normally market their properties specifically for supported living.

Rather than searching only for properties advertised as "supported living", operators can look for buildings with the physical characteristics required for their service.

Give the Property Agent a Clear Brief

A detailed property brief can make the search much more efficient.

Include:

• Preferred areas

• Maximum distance from target locations

• Minimum bedrooms

• Minimum bathrooms

• Required floor area

• Accessibility requirements

• Parking

• Garden or outdoor space

• Maximum rent

• Purchase budget

• Refurbishment budget

• Preferred lease length

• Intended resident group

• Planning requirements

• Target opening date

For example, an operator could request a five-to-seven-bedroom house in North London with two or more bathrooms, communal space, outdoor space, good transport connections and potential for accessibility adaptations.

This is much more useful than simply asking an agent for "a large house for supported living".

Should You Rent or Buy?

Supported living operators can consider either purchasing or leasing a property.

Buying

Purchasing gives the operator greater control over the building and may suit organisations with sufficient capital and a long-term strategy.

However, the operator also takes on greater responsibility for the property, including capital expenditure and maintenance.

Leasing

Leasing can reduce the amount of capital required to secure a property.

However, the lease needs careful review.

Important terms include:

• Rent

• Lease length

• Rent reviews

• Repairs

• Maintenance

• Insurance

• Alterations

• Permitted use

• Assignment

• Subletting

• Break clauses

• Reinstatement

If substantial adaptations are required, the operator should establish exactly what the landlord will permit before signing.

Carry Out Due Diligence on the Landlord and Property

Once a property has been identified, do not rush straight into the lease.

Check:

1. Planning position

2. Property condition

3. Fire safety

4. Accessibility

5. Existing permissions

6. Lease terms

7. Landlord's ownership

8. Mortgage or superior lease restrictions where relevant

9. Insurance requirements

10. Refurbishment requirements

11. Local services

12. Total project cost

CQC guidance for supported living providers also identifies legal occupancy and other operational documentation as part of the registration process where CQC registration applies.

Understanding the property's legal and operational position early can prevent problems later.

A Practical London Example

Suppose a supported living operator is looking for a property for six residents in North London.

The operator needs:

• Six bedrooms

• Two or three bathrooms

• A communal lounge

• A suitable kitchen

• Outdoor space

• Good public transport

• Nearby healthcare and shops

• Potential for accessibility improvements

A six-bedroom house becomes available.

The property appears promising, but the operator discovers that the upper floor has poor accessibility and the existing fire safety arrangements require upgrading.

Instead of immediately rejecting the property, the operator obtains professional advice on whether the necessary works are feasible and affordable.

If the building can be adapted and the planning and operational requirements can be satisfied, the property may still represent a viable supported living opportunity.

What If You Are Looking for a Property for Children's Supported Accommodation?

Children's supported accommodation is subject to a separate regulatory framework in England.

Ofsted's current registration guidance requires providers to provide information about their premises, accommodation categories and readiness to operate, among other registration information.

Therefore, operators searching for property for children should make this clear at the beginning of the property search.

A property suitable for adult supported living should not automatically be assumed to be suitable for children's supported accommodation.

The intended residents and regulatory framework need to be established before the property is selected.

How Fraser Bond Can Help Find Supported Living Property

Fraser Bond works with property owners and specialist operators looking at supported living and other specialist property opportunities.

Depending on the project, Fraser Bond can help operators define property requirements, identify potentially suitable properties, assess buildings, negotiate property arrangements, coordinate refurbishment and building works, manage contractors and provide ongoing property support.

Finding property for supported living is not simply about finding a house with enough bedrooms.

The right property needs to work for the residents, support model, location, planning position, safety requirements and long-term commercial arrangement.

If you are looking for property for supported living, Fraser Bond can help define the requirements and explore suitable property opportunities across London and the wider UK.