Property Suitable for Supported Accommodation: What Makes a Property Appropriate?

A practical guide to finding, assessing, refurbishing and managing residential property suitable for supported accommodation in England

Finding a property suitable for supported accommodation requires more than choosing a house with enough bedrooms. The location, layout, condition, safety arrangements, communal facilities and suitability for the intended residents all need to be considered.

In England, supported accommodation providers are subject to the Supported Accommodation (England) Regulations 2023. The accommodation standard requires children to experience a comfortable and secure living environment, with premises that are suitable, accessible, safe, secure and well maintained.

For landlords and property investors, understanding these requirements can make it easier to identify properties that are genuinely suitable for specialist accommodation. For providers, it can help prevent costly mistakes when sourcing or refurbishing a property.

What Makes a Property Suitable for Supported Accommodation?

There is no single property type that automatically qualifies as suitable.

Supported accommodation can include self-contained units, shared or group accommodation and accommodation provided within a private residence, depending on the registered service model.

The suitability of a property should therefore be assessed against:

• The accommodation category

• The intended number of residents

• The needs of the young people

• The property's location

• Bedroom arrangements

• Communal facilities

• Safety and security

• Accessibility

• Property condition

• Local services

• Planning considerations

• Ongoing maintenance requirements

A large property is not automatically a better property. The layout and environment need to work for the people who will actually live there.

Location of a Suitable Supported Accommodation Property

Location is one of the first things to assess.

The regulations require providers to assess whether the location of each premises is suitable for the category of supported accommodation being provided. Location assessments must also be reviewed at least annually.

A suitable location should provide practical access to services such as:

• Education and colleges

• Healthcare

• Public transport

• Shops and supermarkets

• Employment and training opportunities

• Community facilities

• Local authority services

• Other relevant support services

The surrounding environment should also be considered. A property may be physically attractive but unsuitable if residents would struggle to access essential services or participate safely in the local community.

Bedrooms and Personal Space

Private bedrooms are an important part of suitable supported accommodation.

The accommodation standard requires each child to have a private bedroom with enough space for a reasonable number of personal possessions and equipment appropriate to their individual needs. Bedrooms should also have sufficient telephone or internet connectivity and be physically secure.

When inspecting a potential property, providers should therefore consider:

• Bedroom size

• Natural light

• Ventilation

• Heating

• Storage

• Furniture

• Privacy

• Door and window security

• Internet connectivity

Where several bedrooms are available, the provider should still consider whether the overall property provides an appropriate environment rather than simply maximising occupancy.

Communal Areas in Shared Accommodation

Shared supported accommodation requires practical communal areas.

The kitchen should be suitable for the number of residents expected to use it. Living and dining areas should provide enough space for everyday activities without making the property feel overcrowded.

Bathrooms are equally important.

A property with numerous bedrooms but insufficient bathroom facilities may create unnecessary operational and maintenance problems.

Where a property requires refurbishment, the layout can sometimes be improved to create a more functional balance between private and shared spaces.

Safety and Security

A property suitable for supported accommodation should be safe and secure without creating an unnecessarily institutional environment.

The accommodation standard requires premises to be maintained so that avoidable health and safety hazards are removed and relevant statutory health and fire safety requirements are met.

Property assessments should therefore consider:

• Fire safety

• Electrical systems

• Gas safety

• Heating

• Smoke and carbon monoxide detection

• Doors and locks

• Windows

• Staircases

• Lighting

• External areas

• Damp and water damage

• Structural condition

• Potential trip hazards

Security should also respect residents' privacy and independence.

Creating a Comfortable and Homely Environment

Supported accommodation should not simply feel like a commercial property converted into bedrooms.

The regulations require accommodation to provide a comfortable, positive and nurturing environment while respecting children's need for privacy. Premises should also provide a welcoming and homely environment in individual and shared living spaces.

This can influence decisions about:

• Furniture

• Decoration

• Lighting

• Flooring

• Kitchen design

• Communal seating

• Bedroom storage

• Garden areas

• General cleanliness

A well-planned refurbishment can make a substantial difference to how a property functions as supported accommodation.

Houses Suitable for Supported Accommodation

Larger residential houses can sometimes be suitable for shared or group accommodation.

Potential property types include:

• Terraced houses

• Semi-detached houses

• Detached houses

• Larger converted residential properties

• Maisonettes

• Flats

• Self-contained apartments

However, the number of bedrooms should not be the only consideration.

For example, a five-bedroom house with one bathroom and a small kitchen may require significant work before it can function effectively as shared accommodation.

The same property could become considerably more practical after appropriate refurbishment, subject to planning and other relevant requirements.

Self-Contained Properties for Supported Accommodation

Self-contained flats and houses can be suitable where the service model is designed around greater individual independence.

Potential advantages of this type of property include:

• Greater privacy

• Individual living space

• Independent kitchen facilities

• Reduced communal conflict

• A more independent living environment

However, the property still needs to meet the relevant accommodation standard and be appropriate for the specific residents it is intended to accommodate.

Refurbishing a Property for Supported Accommodation

A property does not necessarily need to be perfect when first identified.

Some providers and landlords deliberately purchase or lease properties that require refurbishment and then bring them up to the required standard.

Potential works include:

• Kitchen refurbishment

• Bathroom upgrades

• Electrical works

• Plumbing repairs

• Heating improvements

• New flooring

• Painting and decorating

• Door and lock upgrades

• Fire safety improvements

• Furniture installation

• Garden improvements

• General building repairs

The refurbishment should be based on the intended accommodation model rather than simply making the property look attractive.

A property assessment before work begins can help establish which improvements are essential, which are desirable and what the project is likely to cost.

Planning Considerations

Planning should be investigated before major alterations or changes in use are undertaken.

The intended use of the property, the accommodation model and the proposed number of residents can all be relevant to planning considerations.

Providers and landlords should establish whether planning permission or other local authority requirements apply before committing significant funds to conversion or refurbishment.

Professional planning advice can be particularly useful where an existing residential property is being adapted for a specialist accommodation model.

Property Maintenance

Finding a suitable property is only the beginning.

Supported accommodation premises must continue to be safe, secure and well maintained during operation.

A property maintenance programme can cover:

• Routine inspections

• Emergency repairs

• Plumbing

• Heating

• Electrical maintenance

• Roof repairs

• Damp prevention

• Fire safety systems

• Door and window repairs

• Communal areas

• Garden maintenance

• Cleaning

• Pest control

Clear responsibility between the property owner and supported accommodation provider is essential.

Pest Control in Supported Accommodation

Pest control can become an important part of property management, particularly in shared accommodation.

Potential problems include:

• Mice

• Rats

• Cockroaches

• Bed bugs

• Ants

• Wasps

Shared kitchens, food storage and communal waste areas should be kept clean and monitored.

Landlords and operators should have a clear process for reporting and treating infestations so that minor problems do not become major property issues.

Property Suitable for Supported Accommodation in London

London has a wide range of properties that may potentially be considered for supported accommodation.

Depending on the service model, providers may look at properties in areas such as:

• Croydon

• Lewisham

• Enfield

• Haringey

• Ealing

• Newham

• Waltham Forest

• Brent

• Southwark

Each property should still be assessed individually.

Transport links, access to education and healthcare, neighbourhood characteristics, building condition, planning considerations and local services can vary considerably between properties, even within the same borough.

What Landlords Should Check

Landlords with a property that may be suitable for supported accommodation should establish how the property will be used before agreeing to a lease.

Important questions include:

• Who will operate the service?

• What accommodation category will be provided?

• How many residents are proposed?

• What refurbishment is required?

• Who pays for the refurbishment?

• Who handles repairs?

• Who arranges compliance inspections?

• Who is responsible for pest control?

• What insurance is required?

• How long will the lease run?

• What alterations will be made to the property?

A properly drafted agreement can establish responsibilities from the beginning.

What Providers Should Check Before Taking a Property

Providers searching for a property suitable for supported accommodation should create a detailed property brief.

The brief can include:

Location: Preferred areas and maximum travel requirements

Property type: House, flat, maisonette or self-contained unit

Occupancy: Number of residents

Bedrooms: Number and configuration

Bathrooms: Minimum requirements

Communal areas: Kitchen, lounge and dining space

Outdoor space: Garden or suitable external area where relevant

Condition: Ready to use or requiring refurbishment

Budget: Purchase or rental budget

Lease: Desired term and commercial requirements

Timescale: Required occupation date

This makes it easier to identify suitable properties and avoid spending time on buildings that cannot meet the provider's requirements.

Does Ofsted Approve the Property?

It is important to use the terminology correctly.

Ofsted registration applies to the supported accommodation service and provider. The premises form part of the provider's registration and regulatory responsibilities, but this does not mean that individual properties simply receive a general "Ofsted approved" status.

Providers must give information about each premises, including its address, the intended characteristics of the children to be accommodated and the category or categories of supported accommodation to be provided.

Landlords should therefore be cautious when marketing properties as "Ofsted approved" and should accurately describe the relationship between the property and the registered service.

How Fraser Bond Can Help

Fraser Bond supports landlords, investors, property owners and accommodation operators with practical property requirements across London and the UK.

For a property suitable for supported accommodation, relevant services can include:

• Property sourcing

• Property acquisition support

• Property assessment

• Rental property searches

• Refurbishment planning

• Building works

• Contractor coordination

• Repairs

• Property maintenance

• Pest control

• Landlord support

• Property management

• Development and investment advice

Whether you already own a property or are searching for one, assessing the building before committing to a lease or purchase can help identify potential planning, refurbishment, maintenance and operational issues.

Find a Property Suitable for Supported Accommodation

The right supported accommodation property should provide more than enough bedrooms.

It should have an appropriate location, suitable private and communal spaces, adequate safety and security, good access to local services and a practical maintenance strategy.

For landlords, preparing a property properly can make it more attractive to specialist operators. For providers, carrying out detailed property due diligence can reduce the risk of investing in a building that is unsuitable for the intended service.

Speak to Fraser Bond about sourcing, assessing, refurbishing or managing a property suitable for supported accommodation in London and across the UK.