Large Residential Property Required for Care Use - What Owners and Care Operators Should Check

Explore large residential property required for care use, including suitable houses, bedrooms, accessibility, planning, CQC requirements, fire safety, refurbishment and lease considerations.

Large residential property required for care use can create opportunities for property owners, landlords and investors with substantial houses that may be suitable for conversion, adaptation or occupation by a care provider.

Care operators can require properties with multiple bedrooms, bathrooms, communal areas, gardens, parking and sufficient space for residents and staff. However, a large house is not automatically suitable for care use.

The property's location, layout, condition, accessibility, planning position, fire safety arrangements and proposed operating model all need to be assessed.

In England, residential care homes for adults are regulated by the Care Quality Commission where regulated activities are provided, and the provider must register before carrying on those activities. CQC also considers factors including the size, layout and design of premises when assessing services.

Fraser Bond can support property owners, investors and care operators with property sourcing, acquisition, lettings, refurbishment, building works, contractor coordination, maintenance and property management.

What Is a Large Residential Property for Care Use?

There is no single legal definition of a "large residential property" for care use.

In the property market, the description may cover:

• Large detached houses

• Substantial semi-detached properties

• Country houses

• Former guest houses

• Former care homes

• Large bungalows

• Residential properties with annexes

• Properties with six or more bedrooms

• Houses with multiple bathrooms

• Buildings with extensive communal areas

The right property depends on the type and scale of care proposed.

A smaller specialist care setting may require a completely different property from a larger residential care operation.

Why Care Operators Look for Larger Houses

Large houses can offer flexibility that smaller residential properties may not provide.

A suitable property may have space for:

• Multiple resident bedrooms

• Accessible bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Staff areas

• Storage

• Office space

• Laundry facilities

• Gardens

• Parking

This can allow an operator to create a residential environment while accommodating the practical requirements of the care service.

However, additional floor area also creates additional heating, maintenance, staffing and refurbishment considerations.

What Makes a Large House Suitable for Care?

The suitability of a property should be assessed against the proposed resident group and care model.

Important considerations can include:

• Number of bedrooms

• Bathroom provision

• Ground-floor accommodation

• Communal space

• Accessibility

• Fire safety

• Kitchen layout

• Staff facilities

• Storage

• Outdoor space

• Parking

• Transport links

• Property condition

• Adaptation potential

A property with ten bedrooms is not necessarily more suitable than one with six if its layout makes safe and comfortable operation difficult.

Bedrooms and Resident Accommodation

Bedrooms are one of the first things a care operator will examine.

The operator may consider:

• Number of bedrooms

• Bedroom sizes

• Ground-floor bedrooms

• En-suite facilities

• Distance from bathrooms

• Natural light

• Privacy

• Storage

• Accessibility

• Potential for specialist equipment

The number of residents should not simply be calculated from the number of advertised bedrooms.

The operator needs to consider the overall floor plan and the requirements of the intended residents.

Bathrooms and Accessible Facilities

A large residential property intended for care use may require more bathroom facilities than a conventional family home.

Potential considerations include:

• Number of bathrooms

• En-suite facilities

• Ground-floor bathrooms

• Wet rooms

• Walk-in showers

• Accessible toilets

• Grab rails

• Space for carers to assist residents

The appropriate provision depends on the residents and care model.

A property with several bedrooms but only one bathroom may require substantial alteration before it becomes commercially practical for a care operator.

Ground-Floor Accommodation

Ground-floor living can be particularly valuable where residents have mobility difficulties.

A suitable property may provide:

• Ground-floor bedrooms

• Ground-floor bathroom

• Kitchen access

• Communal lounge

• Dining area

• Accessible entrance

• Direct garden access

This can reduce reliance on stairs and potentially make the building easier to adapt.

Properties without useful ground-floor accommodation should not automatically be rejected, but the cost and feasibility of adaptations should be investigated.

Communal Areas Matter

A care home needs more than bedrooms.

Depending on the service, operators may require:

• Communal lounge

• Dining room

• Activity room

• Quiet room

• Reception area

• Staff office

• Staff room

• Laundry

• Storage

• Kitchen

The layout should support residents' privacy, dignity and day-to-day activities.

A large house divided into too many small rooms may therefore be less useful than a property with fewer but more practical spaces.

Gardens and Outdoor Space

Outdoor space can be valuable for residential care settings.

A suitable garden can provide:

• Recreation

• Social activities

• Gardening

• Quiet areas

• Accessible outdoor seating

• Resident activities

• Safe outdoor access

Where residents have mobility or cognitive support needs, the design and security of the garden should be assessed carefully.

Landscaping, fencing, gates, pathways and accessibility may all form part of the refurbishment requirement.

Parking for Residents, Staff and Visitors

Large residential care properties may require parking for:

• Staff

• Visitors

• Residents' families

• Healthcare professionals

• Delivery vehicles

• Accessible transport

• Emergency access

The amount of parking required will depend on the service and location.

Properties with driveways, garages, forecourts or nearby parking can therefore be worth investigating.

Local planning requirements should also be considered where a change of use or substantial redevelopment is proposed.

Location and Local Amenities

Care operators may consider locations close to:

• GP surgeries

• Hospitals

• Pharmacies

• Shops

• Public transport

• Parks

• Community facilities

• Places of worship

• Family networks

• Local employment and services

The ideal location depends on the resident group.

For specialist care, the local availability of appropriate healthcare, community and support services can be particularly relevant.

Planning Permission and Care Use

Planning needs to be assessed separately from care regulation.

The Planning Portal identifies Class C2 as covering residential institutions, including residential care homes and nursing homes.

However, the actual planning position depends on the proposed use, existing lawful use, property characteristics and local planning circumstances.

Before assuming that a large house can simply become a care home, investigate:

• Existing planning use

• Planning history

• Proposed number of residents

• Staffing arrangements

• Physical alterations

• Parking

• Local planning policy

• Accessibility works

• Fire safety works

• External alterations

Planning permission does not replace CQC registration, and CQC registration does not replace planning permission.

CQC Registration for Residential Care

If a provider intends to operate an adult residential care home in England, it generally needs to register with CQC for the relevant regulated activities.

CQC states that providers must have their locations and staff ready before applying and that premises need to be suitable.

CQC's location guidance identifies places where people live as their main or sole residence and receive care or treatment, including care homes, as locations for registration purposes.

This is different from some supported living arrangements, where individual houses are generally not CQC locations.

A property owner should therefore establish the intended care model before making claims about its regulatory status.

CQC Registration Does Not Automatically Transfer With a Property

A landlord or property agent should be careful when marketing a former care home.

The fact that a property previously operated as a care home does not mean a new operator automatically inherits the previous provider's registration.

The incoming provider needs to establish its own registration requirements and demonstrate that it can meet the applicable regulations.

CQC states that carrying on a regulated activity without registration is an offence.

For property owners, it is therefore more accurate to describe a property by its previous use, planning position and physical characteristics rather than suggesting that CQC approval automatically belongs to the building.

Fire Safety for Large Residential Care Properties

Fire safety is a major consideration when assessing a property for care use.

Government guidance on residential care premises applies to buildings where the main use is residential care and residents may require assistance to evacuate safely.

Areas that may require assessment include:

• Fire detection

• Fire alarms

• Fire doors

• Escape routes

• Emergency lighting

• Compartmentation

• Emergency procedures

• Kitchen safety

• Electrical systems

• Evacuation arrangements

The appropriate fire strategy depends on the building and the residents.

Building Regulations and New Care Homes

Owners considering substantial conversion or development should also consider building regulations.

Current Approved Document B updates include provisions for sprinklers in new care homes.

This is particularly relevant where an existing large house is being substantially converted or redeveloped rather than simply occupied in its existing form.

Building control, fire safety and planning advice should be obtained at the appropriate stage of the project.

Refurbishment Can Create Care Property Opportunities

Some large residential properties may be suitable for care use but require substantial refurbishment.

Potential works include:

• Bathroom conversion

• Wet-room installation

• Kitchen refurbishment

• Accessibility improvements

• Fire safety upgrades

• Electrical upgrades

• Heating improvements

• Flooring

• Door widening

• Internal reconfiguration

• Staff office creation

• Laundry facilities

• Security improvements

• Garden adaptations

Fraser Bond can assist with refurbishment planning, building works, contractor coordination and property maintenance.

Former Care Homes Can Offer a Starting Point

Former care homes are naturally worth investigating because they may already have features associated with residential care.

They can potentially offer:

• Multiple bedrooms

• Several bathrooms

• Communal areas

• Kitchen facilities

• Gardens

• Parking

• Existing accessibility features

• Previous care-related infrastructure

However, previous care use does not guarantee suitability for a new operator.

The building may require modernisation, reconfiguration or upgrades to meet the new operator's requirements.

The current planning position and regulatory requirements should also be checked.

Large Family Homes Can Also Be Considered

A care operator does not necessarily need to acquire a former care home.

A large family property may provide:

• Domestic environment

• Multiple bedrooms

• Large kitchen

• Communal living space

• Garden

• Parking

• Flexible rooms

This can be particularly relevant to smaller residential care or specialist care models.

The property's existing residential character may also be useful where the proposed service is intended to provide a more domestic environment.

Properties With Annexes

Large houses with annexes can offer additional flexibility.

An annex may potentially provide space for:

• Staff

• Office use

• Overnight accommodation

• Additional resident space

• Storage

• Specialist facilities

However, the lawful use and physical relationship between the main house and annex should be checked.

An annex should not automatically be treated as additional care accommodation without assessing the planning and regulatory implications.

Accessibility and Resident Needs

The intended residents should influence the property search from the beginning.

Depending on the service, residents may have:

• Mobility difficulties

• Learning disabilities

• Physical disabilities

• Dementia

• Autism

• Mental health support needs

• Complex care needs

• Age-related support requirements

A property should therefore be assessed against the specific needs of the people who will use it.

CQC says that its registration assessment considers whether the size, layout and design of places where care is provided are appropriate.

Property Condition and Maintenance

A large building can become expensive to operate if major defects are overlooked before acquisition or leasing.

A property survey should consider:

• Roof

• Damp

• Windows

• External walls

• Plumbing

• Electrical systems

• Heating

• Drainage

• Insulation

• Flooring

• Bathrooms

• Kitchen

• Fire safety systems

• External areas

Landlords and operators should establish which works are required immediately and which can be addressed through planned maintenance.

Lease or Purchase?

A care operator may consider either purchasing or leasing a large residential property.

Leasing

A lease can allow the operator to occupy the property without purchasing the freehold.

Important considerations include:

• Lease length

• Rent

• Rent reviews

• Repair obligations

• Alteration rights

• Insurance

• Assignment

• Break clauses

• Reinstatement

• Refurbishment responsibilities

Purchase

Buying may provide greater control over the building and future development.

However, the operator or investor also takes on:

• Acquisition costs

• Financing

• Property maintenance

• Capital expenditure

• Development risk

• Future resale considerations

The appropriate structure depends on the operator's financial position and business model.

Long-Term Leases and Care Property

Some operators may seek longer-term leases because they are investing substantial capital in adapting the building.

For example, an operator spending money on:

• Accessible bathrooms

• Fire safety

• Internal reconfiguration

• Kitchens

• Flooring

• Specialist equipment

may need sufficient lease term to justify that investment.

Landlords should therefore understand why the operator wants a particular lease length and what improvements are proposed.

Who Pays for Refurbishment?

This should be negotiated before the agreement is completed.

Possible structures include:

Landlord-funded works

The landlord completes the refurbishment before occupation.

Operator-funde