Property Required for CQC Registered Care Provider - What Owners and Landlords Should Know

Explore property required for CQC registered care providers, including suitable buildings, planning, accessibility, fire safety, refurbishment, lease requirements and how Fraser Bond can help property owners and care operators.

Care providers with CQC registration may need suitable premises to operate or expand their services. For property owners, this can create opportunities to lease or sell buildings to established care operators seeking suitable accommodation.

However, the phrase "CQC registered care provider" does not mean that any property will automatically be suitable for the operator.

The provider's registration, proposed service, planning position, property layout, fire safety arrangements, accessibility and operational requirements all need to align.

CQC states that providers must identify the locations from which regulated activities are carried on or managed. Its current guidance includes care homes as locations where people live as their main or sole residence and receive care or treatment. It also recognises offices or bases from which domiciliary care and supported living services are managed.

For property owners and landlords, understanding these distinctions can make it easier to market premises accurately to the right care provider.

What Property Does a CQC Registered Care Provider Need?

The answer depends on the type of service the provider operates.

A residential care provider may be looking for a building where residents can live and receive personal or nursing care.

A domiciliary care provider may instead require an office from which care is organised and managed while staff visit people in their own homes.

A supported living provider may require accommodation for residents while the regulated care service is managed from an appropriate location.

Potential property requirements can therefore include:

• Former care homes

• Nursing homes

• Large detached houses

• Purpose-built care facilities

• Healthcare premises

• Specialist accommodation

• Supported living properties

• Residential properties with suitable layouts

• Offices for domiciliary care providers

• Properties requiring refurbishment or adaptation

The first step is to establish exactly what the operator intends to do from the property.

Existing CQC Registration Does Not Automatically Make a New Property Suitable

A care provider may already be registered with CQC, but that does not mean its existing registration automatically covers a new property.

CQC's current guidance states that providers must identify each relevant location and that adding or removing a location requires an application to vary the conditions of registration.

CQC also requires providers to submit information about their locations, including the address, description of the premises, type of service, needs of people using the service and regulated activities being provided there.

This means a property owner should avoid marketing a building as "CQC approved" without qualification.

A more accurate description could be that the property is suitable for consideration by a CQC-registered provider, subject to the operator establishing its own regulatory and planning requirements.

Former Care Homes Can Be Relevant

Former care homes can be attractive to established care providers because they may already contain features associated with residential care.

These can include:

• Multiple bedrooms

• Several bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Staff rooms

• Storage

• Laundry areas

• Accessible entrances

• Fire safety installations

• Parking

• Gardens

• Lifts

However, previous care use does not guarantee that the property can immediately reopen as a care facility.

The landlord and operator should establish the current lawful planning use, condition of the premises and any works or approvals required before occupation.

Large Houses May Also Meet a Provider's Requirements

A care provider does not necessarily need a former care home.

Large houses can sometimes be considered for appropriate care or supported accommodation models where the proposed use, planning position and property configuration are suitable.

Potentially useful characteristics include:

• Several bedrooms

• Multiple bathrooms

• Ground-floor rooms

• Communal living areas

• Large kitchen

• Garden

• Parking

• Flexible internal layout

• Suitable access

• Space for staff facilities

The provider's service model remains important.

A property that works for a small specialist residential service may not be appropriate for a larger care operation.

Location Can Influence Property Requirements

Care providers may consider more than the building itself.

Location can affect:

• Access to healthcare services

• Public transport

• Staff recruitment

• Local amenities

• Parking

• Proximity to family members

• Community integration

• Local demand

• Competition from other providers

• Relationships with commissioners and local services

For landlords, this means a property should be assessed in the context of its local market rather than simply being described by its bedroom count.

A large property in a poorly connected location may be less useful to an operator than a smaller building in an accessible area that better fits the provider's service model.

Planning Use Should Be Checked Before a Lease

Planning is a separate issue from CQC registration.

In England, Use Class C2 covers residential institutions, including residential care homes and nursing homes.

However, owners should not automatically assume that every care-related use falls within C2.

The proposed operation should be considered alongside:

• Existing lawful use

• Planning history

• Proposed use

• Number of residents

• Staffing arrangements

• Level of care

• Nature of occupation

• Physical alterations

• Local planning policies

• Planning conditions

If a change of use or building works are required, these should be investigated before the operator commits to the property.

Fraser Bond can help coordinate the wider property requirements while specialist planning advice can be obtained where necessary.

Accessibility Should Be Assessed Early

Care providers may have residents with different mobility and support needs.

A property being marketed to a care provider should therefore be assessed for:

• Step-free access

• Entrance widths

• Internal door widths

• Corridor arrangements

• Ground-floor accommodation

• Bathroom accessibility

• Handrails

• Ramps

• Lifts

• Accessible parking

• Garden access

• Safe external pathways

The exact requirements will depend on the provider's service and the people it supports.

Property owners should avoid making broad claims about accessibility without having the building properly assessed.

Bedrooms and Bathrooms Matter

For residential care operators, the number and arrangement of bedrooms can be important.

Operators may assess:

• Number of bedrooms

• Bedroom sizes

• Ground-floor bedrooms

• En-suite facilities

• Shared bathrooms

• Accessible bathrooms

• Staff accommodation

• Resident privacy

• Emergency access

• Distance between bedrooms and communal areas

The ideal configuration depends on the intended service and resident group.

A property with ten bedrooms is not automatically suitable for ten residents simply because ten rooms exist.

The operator needs to assess the entire layout against its service model and applicable requirements.

Communal Space Can Be Important

Residential care is not simply about bedrooms.

Providers may also need suitable communal areas for:

• Dining

• Recreation

• Social interaction

• Activities

• Meetings

• Family visits

• Quiet areas

• Staff supervision

Large reception rooms, dining areas and gardens can therefore add practical value to a care property.

When assessing a potential property, operators should consider how residents will actually use the building throughout the day.

Fire Safety Needs Serious Attention

Fire safety is particularly important where residents may require assistance to evacuate.

Government guidance on fire safety risk assessments for residential care premises applies to residential and nursing homes where residents may require assistance to reach safety during a fire.

Depending on the building and proposed use, considerations can include:

• Fire detection and alarm systems

• Fire doors

• Compartmentation

• Emergency lighting

• Escape routes

• Fire extinguishers

• Signage

• Emergency procedures

• Electrical safety

• Kitchen fire precautions

• Evacuation arrangements

The Regulatory Reform (Fire Safety) Order 2005 remains the main fire safety legislation governing buildings in England and Wales, with duties applying to the relevant responsible person.

Landlords and operators should establish their respective responsibilities rather than assuming that one party automatically carries every obligation.

Building Condition Can Affect the Deal

A property may look suitable from the outside but require significant investment before occupation.

A professional inspection can identify issues involving:

• Roofs

• Damp

• Plumbing

• Heating

• Electrical systems

• Windows

• Flooring

• Bathrooms

• Kitchens

• Drainage

• Fire safety

• Accessibility

• Insulation

• External areas

This is particularly important for former care properties that may have been vacant for a considerable period.

The operator should understand the likely capital expenditure before agreeing the lease.

Who Pays for Refurbishment?

There is no universal answer.

Depending on the transaction, refurbishment could be funded by:

• The landlord

• The care provider

• Both parties

• A specialist investor

• A development partner

Possible commercial structures could include a higher rent after landlord-funded works, an agreed rent-free period, a tenant-funded fit-out or another negotiated arrangement.

The appropriate structure should be documented clearly in the lease and related agreements.

Fraser Bond can assist with refurbishment planning, building works, contractor coordination, repairs and maintenance where property upgrades are required.

Property Owners Should Understand the Operator's Service

Before agreeing to lease a property to a care provider, the owner should establish what service will actually operate there.

Questions could include:

• What type of care is being provided?

• How many people will use the property?

• Will residents live there permanently?

• What regulated activities are involved?

• Is the provider already registered with CQC?

• Does the proposed service require a new CQC location?

• What planning use is required?

• What adaptations are needed?

• How many staff will work at the property?

• Will staff be present overnight?

• What specialist equipment is required?

These answers can materially change the property's requirements.

Domiciliary Care Providers Need a Different Type of Property

Not every CQC-registered provider requires a residential care home.

CQC's location guidance states that a premises from which a provider organises or manages regulated activity delivered in people's own homes can be a CQC location. This includes domiciliary care and some supported living services.

In this situation, a provider may be looking for:

• Office accommodation

• Staff meeting space

• Secure records storage

• Training facilities

• Management offices

• Interview rooms

• Parking

• Suitable IT and communications infrastructure

CQC's guidance also states that premises need to be suitable and that virtual offices are not treated as physical locations.

This creates a different property requirement from a residential care home.

Supported Living Requires Careful Classification

Supported living should not automatically be treated as the same thing as a residential care home.

CQC's current location guidance specifically includes supported living among services that may be managed from a premises such as an office.

For a property owner, the important question is how the provider's proposed service is structured.

The owner should establish:

• Who occupies the property

• Who provides accommodation

• Who provides care

• Where the care service is managed

• What planning use applies

• Whether any licensing requirements apply

• What physical adaptations are needed

This can prevent an owner from marketing a property under the wrong regulatory or planning description.

What CQC Registered Providers Should Check Before Taking a Property

A care provider considering a new property should establish:

• Whether the building meets its service requirements

• Whether planning permits the intended use

• Whether building works need approval

• Whether the property can meet accessibility needs

• Whether fire safety arrangements are appropriate

• Whether there is enough communal space

• Whether parking is adequate

• Whether the property can accommodate staff requirements

• Whether refurbishment costs are realistic

• Whether the lease permits the intended use

• Whether the property can be used for the period required

CQC states that applications should only be submitted when the locations and staff are ready to provide services.

That makes property readiness particularly important for providers preparing to open or expand a service.

What Property Owners Should Prepare

Owners marketing premises to CQC-registered providers can make the process easier by preparing a property information pack.

This could include:

• Property address

• Floor plans

• Site plan

• Photographs

• Number of bedrooms

• Number of bathrooms

• Floor areas

• Parking information

• Garden details

• Existing planning use

• Planning history

• EPC

• Building information

• Previous care use

• Fire safety records

• Maintenance records

• Refurbishment history

• Proposed rent

• Lease terms

• Available completion date

The more accurate the information, the easier it is for a care operator to determine whether the property should be investigated further.

Lease Terms Need Specialist Attention

Care providers may require longer-term occupation because establishing a service can involve substantial expenditure.

Landlords and operators should discuss:

• Lease length

• Rent

• Rent reviews

• Deposit

• Rent-free periods

• Repairs

• Insurance

• Service charges

• Alterations

• Assignment

• Subletting

• Compliance responsibilities

• Planning responsibilities

• Maintenance

• Dilapidations

• Break clauses

• Renewal rights

The lease should also clearly define responsibility for capital works and specialist installations.

Specialist legal advice should be obtained before the final agreement is signed.

A Practical Property Example

Consider a care provider already operating several residential services that wants to expand into a new eight-bedroom property.

The provider identifies a large detached house with:

• Eight bedrooms

• Five bathrooms

• Two reception rooms

• Large kitchen

• Rear garden

• Six parking spaces

• Some ground-floor accommodation

The property appears promising, but the provider still needs to investigate planning, accessibility, fire safety, refurbishment and CQC location requirements.

Suppose the initial refurbishment assessment identifies £60,000 o