Property Required for Children's Home - What Providers and Property Owners Should Check

Explore what makes a property suitable for a children's home in the UK, including location, planning permission, layout, safety, accessibility, refurbishment requirements and how Fraser Bond can support property owners and children's social care providers.

Finding the right property required for a children's home involves considerably more than finding a large house with enough bedrooms.

Children's home providers need premises that can support the specific needs of the children they intend to accommodate while meeting planning, safety, operational and regulatory requirements.

In England, anyone intending to operate a children's home must register with Ofsted before doing so. Ofsted also requires applicants to demonstrate that the proposed location is suitable and that appropriate planning permission has been secured.

For property owners, this creates a specialist market. A house, former care property or other suitable building may have potential for a children's home, but its suitability depends on the proposed use, location, layout, planning position and the provider's operating model.

What Type of Property Is Required for a Children's Home?

Children's home providers may consider a range of property types depending on the number and needs of the children they intend to accommodate.

Potential properties can include:

• Large family houses

• Detached residential properties

• Former children's homes

• Former care homes

• Former supported accommodation

• Large semi-detached houses

• Former residential properties

• Purpose-built children's accommodation

• Properties requiring refurbishment

• Buildings that can potentially be adapted for residential care use

A conventional residential house can sometimes be suitable, but the provider must assess whether the property can safely and appropriately operate as a children's home.

Ofsted does not simply look at the size of a building. The suitability of the location, the children's needs, safeguarding risks, access to services and the provider's proposed model all matter.

What Children's Home Providers Look for in a Property

A useful children's home property brief should go beyond the number of bedrooms.

Providers may look for:

• Suitable bedrooms

• Appropriate bathrooms

• Communal living areas

• Dining space

• Kitchen facilities

• Staff working areas

• Private spaces for children

• Secure storage

• Outdoor space where appropriate

• Parking

• Good transport connections

• Suitable access to schools

• Access to healthcare

• A suitable neighbourhood

• Space for activities and daily living

The exact requirements depend on the children the home is intended to support.

For example, a home designed for children with complex behavioural or health needs may have very different property requirements from a smaller home designed for children requiring a more conventional residential care environment.

Location Is a Major Consideration

A property can look suitable on paper but still be unsuitable because of its location.

Ofsted's current guidance requires applicants to assess whether the home is needed locally, whether it is in the right place, whether known community risks have been identified and whether the location can meet the needs of the children.

Providers should investigate:

• Local safeguarding concerns

• Crime and exploitation risks

• Nearby schools and special schools

• GP and dental services

• Specialist health services

• CAMHS availability

• Public transport

• Employment opportunities for staff

• Leisure facilities

• Community facilities

• Distance from other children's homes

• Environmental hazards

• Local authority views

The location assessment should be connected to the specific children the provider intends to accommodate rather than treated as a generic property checklist.

Planning Permission for a Children's Home

Planning needs to be established before a provider commits to a property.

Ofsted's registration guidance states that applicants must secure appropriate planning permission and that Ofsted cannot grant registration without it. Applicants may also need to provide evidence that planning permission is not required or confirmation that the existing use class is appropriate.

Planning Portal identifies C2 as the residential institutions use class, covering uses such as residential care homes, hospitals and nursing homes. However, the planning position of an individual children's home should always be confirmed with the relevant local planning authority rather than assumed from the property's existing use.

This is particularly important where a provider is considering converting an ordinary dwelling into a children's home.

Fraser Bond can help property owners and operators assess the wider property and development requirements before substantial money is committed to a project.

Existing Children's Homes and Former Care Properties

Existing or former care-related properties can attract interest because they may already have features that support residential care.

A property previously used as a children's home, care home or other specialist accommodation may have:

• Multiple bedrooms

• Several bathrooms

• Communal rooms

• Staff facilities

• Accessible areas

• Established fire safety systems

• Parking

• Outdoor space

• Existing specialist layouts

However, previous use does not automatically mean that a property can simply reopen as a children's home.

The new operator must establish its own planning and Ofsted requirements.

The property's previous registration, previous operator or previous use should therefore be treated as useful background information rather than a guarantee of future approval.

Property Size and Bedroom Requirements

There is no single property size that works for every children's home.

The right size depends on:

• Number of children

• Age range

• Needs of the children

• Staffing arrangements

• Statement of purpose

• Communal space

• Bedroom configuration

• Local planning requirements

• Fire safety arrangements

• Operational model

A smaller home with a carefully designed layout may be more suitable for one provider than a much larger property.

The objective should be to create a safe, homely environment rather than simply maximise the number of rooms.

Ofsted has previously emphasised that children's homes should provide a homely and welcoming environment and that properties should be furnished appropriately for the children who will initially live there.

Communal Areas Matter

Children living in a residential home need more than bedrooms.

A suitable property may need enough space for:

• Shared meals

• Relaxation

• Social activities

• Homework

• Meetings

• Family visits

• Staff discussions

• One-to-one support

• Private conversations

The layout should allow children to have appropriate privacy while still allowing staff to provide effective care and supervision.

The Children's Homes Regulations also require children's privacy to be appropriately protected and provide for suitable facilities where children can meet privately with parents, friends, relatives and relevant professionals.

Outdoor Space Can Add Value

A garden is not an absolute requirement for every children's home.

Ofsted's guidance makes clear that a home will not automatically be refused registration simply because it does not have a garden, provided the relevant legal requirements are met. However, access to suitable outdoor space can be beneficial for children.

Where available, gardens and outdoor areas can provide space for:

• Recreation

• Outdoor activities

• Relaxation

• Gardening

• Social activities

• Physical exercise

Property owners should therefore highlight usable outdoor space when marketing a suitable property to children's home providers.

Safety and Building Condition

The condition of the building needs careful consideration.

Ofsted expects applicants to demonstrate compliance with relevant planning, building, environmental and fire requirements. Applicants must also have appropriate health and safety risk assessments and emergency arrangements.

Before taking on a property, providers should inspect:

• Electrical systems

• Gas installations

• Heating

• Plumbing

• Roof

• Windows

• Doors

• Fire protection

• Emergency lighting where applicable

• Alarm systems

• Stairs and access

• Bathrooms

• Kitchen facilities

• Damp and mould

• Structural condition

• General security

Older properties may require substantial refurbishment before they are suitable for the intended operation.

Accessibility and Adaptation

Some children's homes require additional adaptations depending on the needs of the children.

Potential works could include:

• Improved bathroom access

• Wider doors

• Accessible entrances

• Handrails

• Safer flooring

• Adapted bedrooms

• Improved lighting

• Additional security measures

• Specialist equipment

• Improved fire safety systems

The exact works should be based on the needs of the children and the provider's operating model.

Fraser Bond can assist with refurbishment planning, building works, contractor coordination, property repairs and maintenance where a suitable property requires improvement.

Fire Safety and Emergency Planning

Fire safety should be assessed before a provider commits to a property.

The proposed home needs appropriate arrangements for protecting children and staff in the event of fire or another emergency.

Property assessments should consider:

• Escape routes

• Fire doors

• Alarm systems

• Emergency lighting

• Fire-resistant construction

• Staff response procedures

• Evacuation arrangements

• Building layout

• Individual children's needs

Ofsted's application guidance requires evidence relating to fire safety and other emergency arrangements, including an appropriate fire risk assessment.

Refurbishment Opportunities for Children's Homes

Some providers may specifically look for properties requiring refurbishment because the building can be adapted to their intended service model.

Potential refurbishment work can include:

• Bedroom upgrades

• Bathroom renovation

• Kitchen refurbishment

• Flooring

• Decoration

• Heating improvements

• Electrical upgrades

• Fire safety works

• Accessibility improvements

• Garden improvements

• Security upgrades

• Communal-area improvements

For property owners, this can create an opportunity to market a building based on its potential rather than its current presentation.

However, refurbishment should be planned around the intended children's home model and regulatory requirements rather than simply improving the property's appearance.

Buying or Leasing Property for a Children's Home

Providers may consider either purchasing or leasing a suitable property.

A lease can allow an operator to establish a home without purchasing the underlying property, while a purchase can give the operator greater long-term control.

For landlords considering leasing to a children's home provider, important questions include:

• What will the property be used for?

• Who will be the operator?

• What planning permissions are required?

• Who will pay for adaptations?

• Who will maintain the building?

• Who is responsible for compliance works?

• What happens when the lease ends?

• Are alterations permitted?

• What insurance is required?

• Who handles repairs and maintenance?

These issues should be addressed clearly in the lease and supported by appropriate professional advice.

What Property Owners Should Prepare Before Marketing

Owners who believe their property could suit a children's home should prepare a clear property information pack.

Useful information can include:

• Full property address

• Floor plans

• Number of bedrooms

• Number of bathrooms

• Floor area

• Parking arrangements

• Garden or outdoor space

• Current planning use

• Planning history

• Previous care-related use

• Building condition

• EPC

• Fire safety information where available

• Accessibility features

• Recent refurbishment

• Availability date

• Sale or lease terms

Providing accurate information can make it easier for specialist operators to assess the opportunity.

Ofsted Registration Is the Operator's Responsibility

Property owners should understand the distinction between the property and the care operation.

Ofsted registration applies to the provider and children's home service. A property being previously used as a children's home does not mean a new operator automatically inherits the previous registration.

Current Ofsted guidance states that anyone wanting to start a children's home must register before operating, and operating without the appropriate registration is an offence.

This means a property owner should not market a building as automatically "Ofsted approved" unless the description is accurate and properly qualified.

Children's Homes and Supported Accommodation Are Not the Same

Property owners should also distinguish between a children's home and supported accommodation.

Ofsted regulates children's homes as well as supported accommodation, but they are different types of provision.

Children's homes provide care and accommodation for children, while supported accommodation is intended for young people aged 16 or 17 to help them develop independence and prepare for adult life.

The property requirements, regulatory framework and operating model can therefore differ.

An owner should establish what type of provider is interested in the property before assuming that it will meet the relevant requirements.

Why Demand for Suitable Children's Homes Matters

The availability and location of suitable children's accommodation is an important issue for local authorities and providers.

In July 2026, Ofsted highlighted concerns that although there are more children's homes than previously, some homes are too small, are located in unsuitable areas or cannot meet the needs of children requiring residential care.

For property owners, this reinforces the importance of location and suitability rather than simply offering the largest possible building.

A property in an appropriate location with the right layout and potential for adaptation may be more relevant to an operator than a larger building in an unsuitable area.

A Practical Children's Home Property Brief

A provider searching for property could create a brief such as:

Property required: Children's home

Preferred property: Detached or substantial residential property

Bedrooms: Multiple bedrooms with suitable private accommodation

Required space: Communal living, dining, kitchen and staff areas

Location: Safe residential area with access to schools, healthcare and transport

Planning: Existing suitable use or realistic planning route

Condition: Ready-to-use or suitable for refurbishment

Outdoor space: Preferred where available

Parking: Required or desirable depending on the location and operating model

Tenure: Purchase or long-term lease

Additional requirements: Suitable for the specific children identified in the provider's statement of purpose

This type of brief gives property agents, landlords and owners a much clearer understanding of what the operator is actually looking for.

Children's Home Property Opportunities Across the UK

Demand can arise in different parts of the UK, although the exact requirement is determined by local authority needs, provider demand and the needs of children requiring accommodation.

Fraser Bond can help property owners and investors assess opportunities in locations including:

• London

• Birmingham

• Manchester

• Liverpool

• Leeds

• Bristol

• Nottingham

• Sheffield

• Leicester

• Newcastle

• Southampton

• Other locations across England and the wider UK

Location should always be assessed