Property Sourcing for Care Operators: Finding Suitable UK Care Premises

A practical guide for care operators, healthcare providers, landlords, investors and developers sourcing suitable property across London and the UK

Property sourcing for care operators requires a more specialised approach than a conventional commercial property search. A building may have enough bedrooms or floor space but still be unsuitable because of its layout, location, planning position, accessibility, condition or the requirements of the intended care service.

Care operators may be looking for an existing care home, former nursing home, large residential property, supported living accommodation, specialist healthcare building or a property with potential for conversion.

The objective is to identify premises that work for the people receiving care, staff, the operator's service model and the long-term commercial requirements of the business.

What is property sourcing for care operators?

Property sourcing for care operators involves identifying, assessing and progressing properties that could accommodate a particular care service.

The search can include:

• Existing care homes

• Former care homes

• Nursing homes

• Former nursing homes

• Large detached houses

• Supported living properties

• Specialist care accommodation

• Former healthcare buildings

• Residential properties suitable for conversion

• Purpose-built care facilities

• Development opportunities

• Vacant or underused properties

The appropriate property depends on the operator's intended service.

A residential care provider may need multiple bedrooms and communal facilities, while a supported living operator may require self-contained units. A specialist provider supporting people with complex needs may require accessible accommodation, therapy space or additional staff facilities.

Start with a detailed property brief

A clear property specification is one of the most important parts of the sourcing process.

Before searching, the operator should establish:

• Intended care service

• Resident profile

• Number of residents

• Number of bedrooms

• Bathroom requirements

• Accessibility requirements

• Communal space

• Staff facilities

• Overnight arrangements

• Kitchen requirements

• Outdoor space

• Parking

• Preferred locations

• Purchase or lease preference

• Budget

• Refurbishment requirements

• Planning requirements

Fraser Bond's current care property guidance similarly highlights the importance of matching property searches to the operator's bedrooms, communal areas, accessibility, location, parking and refurbishment requirements.

A detailed brief allows unsuitable properties to be rejected early rather than after significant time has been spent on viewings and negotiations.

What types of property can care operators source?

Care operators do not necessarily need to restrict their search to buildings already operating as care homes.

Potential opportunities include:

Existing care homes

An operational or vacant care home can provide established accommodation and facilities.

Potential features include:

• Resident bedrooms

• En-suite bathrooms

• Communal lounges

• Dining areas

• Kitchens

• Staff offices

• Laundry facilities

• Gardens

• Parking

• Lifts

• Existing accessibility features

However, the property's current condition and regulatory history still need to be investigated.

Former care homes

Former care homes can provide a useful starting point where the existing layout is compatible with the proposed service.

The operator should establish why the property became vacant and whether substantial refurbishment is required.

Large residential properties

Large houses can sometimes provide a more domestic environment for smaller residential care services or specialist accommodation.

The suitability of a large house will depend on its bedroom configuration, bathrooms, accessibility, planning position, fire safety and ability to accommodate the intended service.

Nursing homes

Nursing homes can be relevant for operators providing services to residents with higher healthcare or nursing requirements.

The property should be assessed alongside the proposed regulated activities and clinical requirements.

Supported living properties

Supported living can require different accommodation arrangements from traditional residential care. Properties may include houses, bungalows, flats or self-contained units depending on the resident group and support model.

Specialist care properties

Operators supporting people with complex needs, disabilities, autism, acquired brain injuries or other specialist requirements may need properties with specific accessibility and operational features.

Property sourcing should match the care model

There is no universal care property specification.

For example, an elderly residential care home may prioritise:

• Accessible bedrooms

• En-suite bathrooms

• Communal lounges

• Dining facilities

• Lifts

• Gardens

• Visiting areas

A supported living provider may instead prioritise:

• Self-contained accommodation

• Individual kitchens

• Private bathrooms

• Shared communal areas

• Staff office space

• Independent access

A rehabilitation operator may require:

• Therapy rooms

• Treatment areas

• Counselling rooms

• Communal spaces

• Accessible accommodation

• Outdoor areas

Fraser Bond's specialist property guidance similarly emphasises that the property search should begin with the operator's service model rather than simply the size of the building.

Location is a major part of property sourcing

The location needs to work for residents, staff and the care operation.

Operators should consider:

• Local demand

• Public transport

• Healthcare services

• GP access

• Hospitals

• Pharmacies

• Local amenities

• Staff recruitment

• Parking

• Road access

• Neighbouring properties

• Community facilities

• Local planning policy

A property may appear attractive because of its size and price but become impractical if it is difficult for staff to reach or unsuitable for the people receiving care.

For London operators, the search may need to consider individual boroughs and neighbourhoods because property values, planning considerations and local demand can vary significantly.

Planning should be checked before committing

Planning is an important part of care property sourcing.

The operator should establish:

• Current lawful use

• Previous use

• Planning history

• Existing planning permissions

• Planning conditions

• Proposed use

• Whether a change of use may be required

• Whether extensions are possible

• Whether accessibility alterations require consent

• Whether additional bedrooms can be created

Existing care use can be useful, but it should not be treated as a guarantee that a new operator can use the building in exactly the same way.

The proposed service, resident numbers and physical changes should all be considered.

CQC requirements should be considered alongside the property

For regulated adult health and social care services in England, CQC registration may be required depending on the activities being provided.

CQC considers the suitability of premises as part of the registration process, including factors such as the premises' size, layout and design. Providers should therefore understand the premises requirements associated with their intended regulated activities before committing to a property.

A property should not be described simply as "CQC approved" because registration relates to the provider and regulated activities rather than providing a blanket approval that automatically transfers with a building.

Operators should establish the regulatory requirements relevant to their particular service before completing an acquisition or signing a long-term lease.

Accessibility can determine whether a property works

Accessibility requirements should be considered at the earliest stage of the search.

Potential requirements include:

• Step-free entrances

• Accessible bedrooms

• Adapted bathrooms

• Wide doorways

• Suitable corridors

• Passenger lifts

• Accessible kitchens

• Handrails

• Wheelchair circulation

• Accessible parking

• Level garden access

A property that requires extensive structural adaptation may still be viable, but the cost needs to be understood before negotiations progress too far.

For specialist care providers, the property may also need space for hoists, mobility equipment, specialist furniture or other care equipment.

Bedrooms and bathrooms need careful assessment

The number of bedrooms is only one part of the property assessment.

Operators should consider:

• Bedroom dimensions

• Single or shared accommodation

• En-suite provision

• Bathroom capacity

• Accessibility

• Privacy

• Storage

• Natural light

• Ventilation

• Resident circulation

• Staff access

A property with fewer bedrooms can sometimes be more suitable than a larger building if its layout better matches the operator's care model.

Communal and staff areas

A care property needs to work for both residents and employees.

Depending on the service, useful facilities may include:

• Lounges

• Dining rooms

• Activity rooms

• Therapy rooms

• Quiet rooms

• Family visiting areas

• Staff offices

• Staff rooms

• Secure storage

• Laundry facilities

• Commercial or large domestic kitchens

The operator should assess whether the existing layout provides these spaces or whether they can realistically be created during refurbishment.

Fire safety and building condition

Property sourcing should include an early assessment of the building's physical condition.

Areas to investigate include:

• Fire alarm systems

• Fire doors

• Emergency lighting

• Escape routes

• Fire compartmentation

• Electrical installations

• Heating

• Plumbing

• Drainage

• Roofing

• Damp

• Ventilation

• Asbestos where applicable

• Security systems

A property that appears inexpensive may require substantial capital expenditure before it can support a care service.

This is particularly relevant for older former care homes and converted residential properties.

Find care property off-market

Not every suitable care property reaches the mainstream property portals.

Specialist sourcing can involve identifying opportunities through:

• Private landlords

• Property investors

• Care home owners

• Former operators

• Developers

• Specialist property agents

• Institutional owners

• Private property networks

Fraser Bond currently states that its care property team has access to off-market opportunities that do not reach standard property portals.

Off-market sourcing can be useful where an operator has a highly specific requirement, such as a particular London borough, minimum bedroom count, accessible accommodation or long-term lease.

Property sourcing for care operators looking to lease

Care operators do not necessarily need to purchase their premises.

A long-term lease may be appropriate where the operator wants to preserve capital for staffing, equipment and business operations.

Potential lease opportunities include:

• Existing care homes

• Former care homes

• Nursing homes

• Large houses

• Specialist accommodation

• Purpose-built care facilities

The lease should clearly establish responsibility for:

• Repairs

• Maintenance

• Insurance

• Alterations

• Compliance

• Utilities

• Specialist equipment

• Garden maintenance

• Reinstatement

The proposed care use should also be clearly reflected in the lease documentation.

Property acquisition for care operators

Operators with sufficient capital may prefer to purchase their premises.

Buying can provide:

• Greater control over the building

• Long-term ownership

• Flexibility to refurbish

• Potential capital appreciation

• Greater control over future use

• Reduced exposure to lease expiry

The acquisition should be assessed as both a property transaction and an operational project.

Costs can include:

• Purchase price

• Stamp Duty Land Tax

• Professional fees

• Building surveys

• Planning

• Refurbishment

• Financing

• Insurance

• Maintenance

• Compliance works

Refurbishment can unlock unsuitable-looking properties

Some properties may not initially appear ready for care use but could become viable following refurbishment.

Potential works include:

• Bedroom alterations

• Bathroom adaptations

• Accessibility improvements

• Fire safety upgrades

• Kitchen refurbishment

• New heating systems

• Electrical upgrades

• Internal reconfiguration

• Flooring

• Decoration

• External works

• Garden improvements

The total project cost should be estimated before the operator agrees to acquire or lease the property.

Fraser Bond provides property services including refurbishment planning, building works and contractor coordination for specialist care property projects.

Property sourcing for specialist care operators

Specialist operators may need more detailed property specifications.

These can include providers supporting:

• Older people

• People with dementia

• People with physical disabilities

• People with learning disabilities

• People with autism

• People with complex needs

• People with acquired brain injuries

• People requiring mental health support

• People requiring rehabilitation

Each resident group can create different requirements for the property.

For example, a dementia care environment may need appropriate wayfinding, accessible gardens and suitable communal areas, while a physical disability service may place greater emphasis on wheelchair circulation and adapted bathrooms.

Due diligence before securing a property

Before exchanging contracts or signing a long-term lease, operators should consider obtaining:

• Title information

• Planning history

• Building survey

• Fire safety information

• EPC

• Asbestos information where applicable

• Electrical records

• Gas and heating records

• Accessibility assessment

• Previous use information

• Refurbishment records

• Existing warranties

• Lease documentation

• Insurance requirements

• Professional valuation

• Development cost estimates

The operator should also establish whether the transaction concerns the property alone or includes an existing care business.

These structures can have very different financial, regulatory and operational implications.

Find care operator property across London and the UK

Care operators can search for premises across London and regional UK markets.

Potential locations include:

• London

• Greater London

• Birmingham

• Manchester

• Leeds

• Liverpool

• Bristol

• Nottingham

• Leicester

• Sheffield

• Newcastle

• Southampton

• Regional towns

• Suburban locations

The right location depends on local demand, staffing, property values, transport, resident needs and the operator's business plan.

Current Fraser Bond care property listings