Properties Required for Care Operators - Find Suitable UK Property

Properties Required for Care Operators in the UK - A Practical Guide for Landlords, Property Owners and Investors

When properties are required for care operators, the right building can make a significant difference to the viability of a proposed care service. Operators may be searching for existing care homes, former care facilities, large residential properties, specialist accommodation or buildings that can be adapted to meet their operational requirements.

For landlords and property owners, this can provide an opportunity to lease or sell suitable property to an established care operator. However, the property needs to be assessed carefully before it is presented to the market.

Fraser Bond can help owners identify the potential of their property, coordinate appropriate property works and connect suitable buildings with care operators seeking new premises.

What Properties Do Care Operators Require?

Care operators can have very different property requirements depending on the service they provide and the people they support.

Properties required for care operators may include:

• Existing care homes

• Nursing home properties

• Former care homes

• Large residential houses

• Specialist care facilities

• Vacant healthcare properties

• Purpose-built care accommodation

• Properties requiring refurbishment

• Buildings suitable for conversion

• Development opportunities

• Properties available for long-term lease

• Properties available for purchase

The operator's specification may cover both the physical building and its location.

A provider looking for a residential care home may require several bedrooms and communal areas, while another operator may need a property capable of being adapted for a specialist service.

What Do Care Operators Look For in a Property?

The number of bedrooms is only one consideration.

A care operator may assess:

• Bedroom size and configuration

• Number of bathrooms

• Communal areas

• Dining facilities

• Kitchen

• Outdoor space

• Accessibility

• Parking

• Fire safety

• Heating and ventilation

• Electrical systems

• Security

• Storage

• Location

• Public transport

• Nearby amenities

The importance of each feature depends on the intended service.

CQC guidance states that premises used by registered providers must be suitable for their intended purpose, properly maintained, secure and appropriately located. It also identifies considerations such as accessibility, sufficient facilities, parking and access to public transport.

This means that a property should be assessed against the proposed care use rather than simply described as a large residential building.

Existing Care Homes for Operators

An existing care home can be an attractive option for an operator looking to expand.

The property may already contain features such as:

• Multiple bedrooms

• Communal lounges

• Dining areas

• Specialist bathrooms

• Kitchen facilities

• Staff areas

• Outdoor space

• Accessibility features

However, existing care use does not eliminate the need for due diligence.

An operator and its advisers should still review the planning position, building condition, fire safety arrangements, relevant certificates and any restrictions affecting the property.

Former Care Homes and Vacant Properties

Former care homes can also be suitable for operators seeking premises.

A vacant facility may provide a starting point for refurbishment, particularly where the existing layout is compatible with the proposed service.

Before presenting a former care home to operators, owners should establish:

• Previous use

• Current lawful use

• Planning position

• Building condition

• Fire safety position

• Accessibility

• Heating and electrical systems

• Outstanding repairs

• Required refurbishment

• Any restrictions affecting the property

The fact that a property was previously used as a care home should not be treated as automatic confirmation that a new operator can use it in exactly the same way.

Large Houses Required by Care Operators

Care operators may also consider large residential properties.

For example, a substantial house in North London with several bedrooms, bathrooms, communal rooms, parking and outdoor space could potentially interest a care provider.

The suitability of the building would depend on the proposed service and the necessary planning, building and regulatory considerations.

For owners of large houses, speaking to specialist operators before undertaking major conversion works can help establish whether the building genuinely fits the market.

Planning for Care Operator Properties

Planning should be investigated at an early stage.

The existing lawful use and proposed care service can determine whether planning permission or another form of consent is required.

Residential care homes are commonly associated with Use Class C2, but planning treatment depends on the specific proposed use and property circumstances.

A property owner should therefore avoid assuming that every large house or former care facility can automatically be used by a care operator.

The relevant local planning authority can help establish the planning position, while specialist planning advice may be appropriate for more complex proposals.

Building regulations should also be considered separately from planning.

CQC Requirements

The property owner and care operator have different responsibilities.

In England, care operators may need to register with the Care Quality Commission where they carry out regulated activities. CQC states that carrying on a regulated activity without the required registration is an offence.

CQC also makes clear that registration applies to the legal entity carrying out the regulated activity, rather than the property itself.

Therefore, leasing a property to a care operator does not automatically make the landlord responsible for providing regulated care.

The operator's proposed service should be understood before determining the applicable regulatory requirements.

Leasing Property to a Care Operator

For landlords, leasing can provide an alternative to selling a suitable care property.

A specialist lease may need to address:

• Lease length

• Rent

• Rent reviews

• Repairs

• Maintenance

• Insurance

• Refurbishment

• Alterations

• Compliance responsibilities

• Assignment

• Subletting

• Break clauses

• Reinstatement

The operator may also require permission to make alterations needed for its service.

These arrangements should be negotiated carefully because a care property can have very different operational requirements from an ordinary residential or commercial property.

Selling Property to a Care Operator

Some owners may prefer to sell rather than become a long-term landlord.

Potential buyers can include:

• Care home operators

• Healthcare businesses

• Specialist investors

• Existing care groups

• Property developers

• Healthcare property investors

The property's existing use, planning position, condition, location and development potential can influence which buyers are interested.

A specialist marketing strategy can help ensure the property reaches buyers who understand care and healthcare real estate.

Should You Refurbish Before Finding an Operator?

Not always.

Different care operators can have completely different requirements.

One provider may want additional en-suite bedrooms. Another may require more communal space, improved accessibility or a particular room configuration.

For this reason, property owners can benefit from understanding the target operator's specification before committing significant capital to refurbishment.

Potential works may include:

• Bathroom upgrades

• Accessibility improvements

• Fire safety works

• Electrical upgrades

• Heating improvements

• Kitchen refurbishment

• Internal reconfiguration

• Communal area improvements

• Security upgrades

• External works

The objective should be to spend money on improvements that support the property's realistic intended use.

Due Diligence on Care Operators

Property owners should assess a prospective care operator just as carefully as the operator assesses the building.

Relevant checks can include:

• Company history

• Financial position

• Existing care operations

• Management experience

• CQC registration where applicable

• Registered manager arrangements

• Business plan

• References

• Insurance

• Proposed service

• Refurbishment plans

• Lease requirements

For regulated care services, the operator should understand its registration obligations before commencing operations.

CQC's current new-provider guidance also identifies planning, building regulations and landlord or mortgage lender permissions among matters that may need to be addressed during registration and premises preparation.

Care Operators Looking for Property in London

Care operators searching for property in London may have highly specific location requirements.

A provider could be looking for premises in North London, South London, West London or another part of the UK based on its existing operations and target residents.

Location can influence:

• Transport access

• Parking

• Local amenities

• Access to healthcare services

• Recruitment

• Proximity to existing facilities

• Suitability for the intended residents

A property should therefore be marketed with its location and surrounding facilities clearly explained.

How to Market Property to Care Operators

A care property listing should give operators enough information to establish whether the building is worth investigating.

Useful information includes:

• Location

• Floor area

• Number of bedrooms

• Number of bathrooms

• Existing use

• Planning position

• Parking

• Outdoor space

• Accessibility

• Building condition

• Previous care use

• Availability

• Lease or sale preference

• Refurbishment potential

Clear information can help attract operators whose requirements genuinely match the property.

How Fraser Bond Can Help

Fraser Bond can assist landlords, property owners and investors with properties required by care operators across the UK.

Depending on the opportunity, this can include assessing property suitability, identifying potential care uses, coordinating refurbishment and building works, preparing the property for specialist marketing, identifying suitable operators and supporting lease or sale negotiations.

If you own an existing care home, former care facility, large residential property or another building with potential for specialist care use, Fraser Bond can help you understand how the property could be positioned for the market.

The goal is to create a practical match between the building and an operator whose requirements and proposed service are compatible with it.