Property Required for Residential Care - Finding Suitable Premises for Care Operators

Explore property required for residential care, including the buildings care operators may consider, location, planning, CQC requirements, accessibility, refurbishment, leasing and how Fraser Bond can support specialist care property projects.

When a care operator is looking for property required for residential care, the search involves much more than finding a building with enough bedrooms.

The property needs to support the proposed care model, provide a safe and appropriate environment for residents, and meet the relevant planning, building and regulatory requirements.

In England, providers running residential care homes for adults must register with the Care Quality Commission. The registration process requires providers to identify the locations where care will be delivered and demonstrate that they can meet the relevant quality and safety requirements.

For landlords, investors and property owners, this creates a specialist market for suitable care homes, former care properties, large residential buildings and properties with potential for conversion or refurbishment.

What Property Is Required for Residential Care?

There is no single property type that works for every residential care operator.

Depending on the residents and proposed service, operators may consider:

• Existing residential care homes

• Former care homes

• Former nursing homes

• Large detached houses

• Substantial residential properties

• Specialist care accommodation

• Purpose-built care facilities

• Former healthcare buildings

• Properties requiring refurbishment

• Buildings with multiple bedrooms and communal areas

The property's suitability depends on the proposed resident group, capacity, staffing model, care requirements and location.

A property intended for older people's residential care may have different requirements from accommodation for adults with learning disabilities, physical disabilities or other specialist care needs.

What Residential Care Operators Look for in a Property

A residential care property brief may include:

• Multiple bedrooms

• Suitable bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Staff areas

• Office space

• Storage

• Laundry facilities

• Suitable outdoor space

• Parking

• Accessible entrances

• Safe circulation routes

• Appropriate heating and ventilation

The layout should allow residents to receive appropriate care while maintaining privacy, dignity and a comfortable residential environment.

CQC's fundamental standards state that premises and equipment used for care must be clean, suitable and properly maintained.

Location Is Important When Property Is Required for Residential Care

The location of a care property can affect both resident experience and the viability of the operation.

Operators should investigate:

• Local demand for care

• Access to healthcare

• GP services

• Pharmacies

• Hospitals

• Public transport

• Local shops and amenities

• Family access

• Staff recruitment

• Parking

• Local competition

• Neighbourhood character

• Environmental risks

A large property may not be suitable if residents have poor access to important services or the operator cannot recruit staff locally.

The location should therefore be assessed against the needs of the intended residents rather than simply the property's size or purchase price.

Existing Care Homes Can Be Suitable Opportunities

Operators actively looking for residential care property may consider existing or former care homes.

These buildings can already have features such as:

• Multiple bedrooms

• Communal lounges

• Dining facilities

• Accessible bathrooms

• Staff facilities

• Commercial kitchens

• Laundry areas

• Fire safety infrastructure

• Lifts

• Parking

• Gardens

However, previous care use does not automatically mean that a property is ready for a new operator.

The building's current condition, planning position, regulatory requirements and suitability for the proposed service should all be reassessed.

CQC treats a care home where people live as their main or sole residence and receive care or treatment as a regulated location.

Large Houses Can Offer Residential Care Potential

Some operators may look for large residential houses that can be adapted for care use.

Potential advantages can include:

• Residential character

• Multiple bedrooms

• Several reception rooms

• Existing bathrooms

• Gardens

• Parking

• Established residential locations

• Potential for internal reconfiguration

However, a large house is not automatically suitable for residential care.

Planning requirements need to be checked, and the proposed use may require a different planning position from ordinary dwellinghouse use.

Planning Portal identifies residential care homes and nursing homes within Use Class C2, although the precise planning position must be assessed for the individual property and proposed use.

Former Healthcare and Specialist Properties

Former healthcare or specialist-use buildings can also be considered by care operators.

Potential examples include:

• Former nursing homes

• Former residential care facilities

• Former rehabilitation facilities

• Specialist accommodation

• Former residential healthcare properties

Such buildings may already contain features that would otherwise require substantial investment.

However, operators should not assume that the previous use makes the building suitable for a new care service.

A detailed property, planning and regulatory assessment is still required.

Bedrooms and Resident Accommodation

The number and configuration of bedrooms should be considered alongside the needs of residents.

Operators should assess:

• Bedroom sizes

• Natural light

• Storage

• Privacy

• Ensuite facilities

• Accessibility

• Distance to bathrooms

• Proximity to communal areas

• Mobility requirements

The objective should be to create appropriate accommodation rather than simply maximise the number of residents.

A property with fewer but better-designed bedrooms may provide a more practical operating environment than a larger building with poor circulation or inadequate communal space.

Communal Areas Matter

Residential care is about more than private bedrooms.

Residents may require appropriate spaces for:

• Meals

• Socialising

• Relaxation

• Activities

• Family visits

• Entertainment

• Group events

• Private conversations

• Therapy or support activities where appropriate

Operators should consider whether the property provides enough communal space for its intended capacity.

The relationship between bedrooms, lounges, dining rooms, bathrooms and outdoor areas can significantly affect how effectively the building operates.

Accessibility Should Be Assessed Early

A residential care property may require adaptations depending on the needs of its residents.

Potential works could include:

• Accessible entrances

• Ramps

• Lifts

• Accessible bathrooms

• Grab rails

• Wider doorways

• Adapted bedrooms

• Handrails

• Improved lighting

• Suitable flooring

• Mobility equipment storage

The extent of adaptations will depend on the intended resident group.

For properties requiring substantial refurbishment, accessibility should be incorporated into the project from the beginning rather than added as an afterthought.

Fire Safety and Emergency Arrangements

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

Operators should investigate:

• Fire escape routes

• Fire doors

• Alarm systems

• Emergency lighting

• Fire-resistant construction

• Evacuation arrangements

• Resident mobility

• Staff response procedures

• Building layout

• Existing fire risk assessments

The evacuation strategy should reflect the needs of residents who may require assistance during an emergency.

CQC's registration process can require supporting evidence about the premises, and current care-home application requirements include a fire risk assessment and relevant property safety documentation.

Planning Requirements for Residential Care Property

Planning should be investigated before an operator commits to buying or leasing a property.

The existing use, previous use and intended care service all need to be considered.

Property owners should provide available information about:

• Current planning use

• Planning history

• Existing permissions

• Previous care-related use

• Previous applications

• Proposed alterations

• Any planning restrictions

Planning Portal identifies residential care homes and nursing homes as C2 residential institutions. However, this does not mean every residential property can automatically be used as a care home. The planning position should be confirmed for the specific proposal.

Planning permission and CQC registration are separate requirements.

CQC Requirements Should Be Considered Before Taking a Property

Operators should consider CQC requirements while assessing potential premises rather than waiting until after signing a purchase or lease.

CQC states that providers should only submit registration applications when everything is in place to start providing services, including suitable locations and staff. CQC can refuse an application where premises are not suitable.

CQC also considers the size, layout and design of premises when assessing providers.

This makes property due diligence an important part of preparing a residential care operation.

Building Regulations and Refurbishment

Where a property needs significant building work, operators should consider building regulations alongside planning and CQC requirements.

From 5 May 2026, CQC requires a building control final certificate with provider applications where the proposed location requires building regulations approval. CQC states that building regulations approval is separate from planning permission.

This can be particularly relevant where an operator is converting or substantially refurbishing a property.

Potential refurbishment works may include:

• Bedroom upgrades

• Bathroom adaptations

• Kitchen refurbishment

• Electrical upgrades

• Heating improvements

• Fire safety works

• Flooring

• Internal reconfiguration

• Accessibility works

• Security improvements

• Garden improvements

Fraser Bond can support property owners and operators with refurbishment planning, building works and contractor coordination.

Property Condition Should Be Investigated

Before purchasing or leasing a property, operators should arrange appropriate inspections.

Areas to assess include:

• Roof

• Windows

• Doors

• Electrical systems

• Gas systems

• Plumbing

• Heating

• Ventilation

• Bathrooms

• Kitchen

• Damp and mould

• Structural condition

• Fire safety

• Accessibility

• Security

A former care home that has been vacant for several years may require significant investment before it can reopen.

The cost of refurbishment should therefore form part of the property's overall financial assessment.

Gardens and Outdoor Space

Outdoor space can be an attractive feature for residential care operators.

Depending on the resident group, a suitable garden can provide space for:

• Walking

• Relaxation

• Gardening

• Outdoor activities

• Socialising

• Family visits

• Outdoor dining

Operators should assess whether the garden is accessible, secure, easy to maintain and appropriate for the intended residents.

A property with usable outdoor space should highlight this when being presented to potential care providers.

Parking and Transport

Parking can be important for both residents and the operation.

Depending on the service, space may be needed for:

• Staff

• Visitors

• Deliveries

• Healthcare professionals

• Maintenance contractors

• Accessible vehicles

• Emergency access

A property without extensive parking is not necessarily unsuitable, particularly where public transport is strong, but the issue should be considered as part of the overall location assessment.

Buying Property for Residential Care

Some operators and specialist investors may prefer to purchase a property rather than lease it.

Before purchasing, due diligence should cover:

• Planning

• Property title

• Building condition

• CQC history where relevant

• Fire safety

• Accessibility

• Refurbishment costs

• Existing occupiers

• Local demand

• Operating costs

• Maintenance requirements

• Future development potential

A property's previous care use should be independently verified.

CQC's public information about providers and locations can also be useful when researching the history of a care-related property.

Leasing Property for Residential Care

Long-term leasing can provide an alternative for operators that do not want to purchase the property.

A specialist lease should clearly establish responsibilities for:

• Permitted use

• Planning

• Alterations

• Refurbishment

• Repairs

• Maintenance

• Insurance

• Compliance works

• Assignment

• Subletting

• Reinstatement

• Lease term

• Break clauses

Landlords should obtain appropriate legal advice before agreeing to specialist residential care use.

What Property Owners Should Prepare

Owners who have a property that may suit residential care should prepare a detailed property information pack.

This could include:

• Property address

• Floor area

• Floor plans

• Bedroom count

• Bathroom count

• Communal areas

• Parking

• Garden

• Current planning use

• Planning history

• Previous care use

• EPC

• Building condition

• Fire safety information

• Accessibility features

• Recent refurbishment

• Availability

• Sale or lease terms

Accurate information allows care operators to quickly determine whether a property is worth further investigation.

A Practical Property Brief for Residential Care

An operator searching for property could prepare a brief such as:

Property required: Residential care property

Preferred property: Existing care home, former care home, nursing home or substantial residential property

Bedrooms: Multiple suitable bedrooms with appropriate private accommodation

Communal areas: Lounges, dining rooms and activity spaces

Facilities: Suitable bathrooms, kitchen, storage and staff areas

Location: Established area with access to healthcare, transport and local amenities

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 operation

Tenure: Purchase or long-term lease

Additional requirements: Property must be suitable for the intended residents and proposed care model

This gives agents, landlords and property owners a clear understanding of what the operator is actually looking for.

Residential Care Property for Different Resident Groups

Property requirements can vary considerably depending on the intended residents.

Operators may require premises for:

• Older people's residential care

• Nursing care

• Dementia care

• Learning disability services<