Property Suitable for Supported Living Provider - What Landlords and Investors Should Check

Explore what makes a property suitable for a supported living provider, including location, layout, accessibility, planning, safety, refurbishment, lease terms and property management.

A property suitable for a supported living provider needs to offer more than enough bedrooms.

Supported living accommodation is designed to help people live as independently as possible while receiving appropriate support, supervision or care. Because providers support different groups of residents, property requirements can vary considerably between schemes.

For landlords and investors, this means a property should be assessed against the intended use before it is marketed to a supported living provider.

Location, layout, accessibility, safety, condition, planning, refurbishment requirements and lease arrangements can all influence whether a building is suitable.

Government guidance recommends that supported housing is safe, accessible, appropriate to residents' needs and properly maintained, while recognising that different schemes and client groups will have different requirements.

Fraser Bond can assist property owners, investors and supported living providers with property sourcing, lettings, refurbishment, building works, property management, repairs and wider property requirements.

What Makes a Property Suitable for Supported Living?

There is no universal property specification for supported living.

Depending on the intended residents and service model, a suitable property may be:

• A terraced house

• A semi-detached house

• A detached house

• A bungalow

• A flat

• A larger residential property

• A former care property

• A purpose-designed supported housing scheme

• A property requiring adaptation or refurbishment

The important question is whether the property can provide safe, appropriate accommodation for the particular people the provider intends to support.

A large property is not automatically suitable simply because it has multiple bedrooms.

Location Is a Major Consideration

The location of a supported living property can affect residents' independence and access to everyday services.

Providers may look for properties close to:

• Public transport

• Shops and supermarkets

• GP surgeries

• Pharmacies

• Hospitals

• Employment opportunities

• Education

• Parks

• Leisure facilities

• Community centres

• Places of worship

• Family networks

The ideal location depends on the resident group.

For residents who can travel independently, proximity to public transport may be particularly important. For residents with significant mobility needs, accessibility to essential services may carry greater importance.

Houses Suitable for Supported Living

Residential houses can sometimes provide a useful combination of private bedrooms and communal living areas.

A provider may consider a house with:

• Three or more bedrooms

• Multiple bathrooms

• Ground-floor accommodation

• Large kitchen

• Communal lounge

• Dining space

• Garden

• Parking

• Flexible internal rooms

• Accessible entrance

The provider should assess the whole layout rather than relying on the advertised bedroom count.

Government guidance recommends adequate bedrooms, appropriate living space and common areas while also emphasising residents' privacy and dignity.

Flats Suitable for Supported Living

Flats can also be suitable for certain supported living models.

They may provide greater individual independence while allowing support to be coordinated around residents.

Potentially suitable properties can include:

• Ground-floor flats

• Accessible apartments

• Self-contained units

• Flats close to public transport

• Properties within purpose-built schemes

• Multiple suitable flats within the same building

The provider should consider access, communal facilities, fire safety, management arrangements and the needs of the intended residents.

Bungalows Can Offer Accessibility Advantages

Bungalows may be particularly relevant where residents benefit from single-level accommodation.

Potential advantages include:

• No internal stairs

• Easier wheelchair access

• Ground-floor bedrooms

• Ground-floor bathrooms

• Easier access to gardens

• Simpler evacuation arrangements

However, a bungalow still needs to be assessed against the specific needs of residents.

Door widths, bathroom arrangements, external access, circulation space and parking may all require consideration.

Bedroom Requirements

The number and arrangement of bedrooms should reflect the proposed service.

Providers may consider:

• Bedroom size

• Number of bedrooms

• Ground-floor bedrooms

• Private accommodation

• En-suite facilities

• Shared bathrooms

• Storage

• Staff facilities

• Distance between bedrooms and communal areas

Government supported housing guidance recommends adequate bedrooms and states that unrelated adults should generally not be expected to share bedrooms except in emergency or short-term accommodation.

A suitable property should therefore provide enough personal space as well as communal accommodation.

Communal Space Should Be Considered

Supported living is intended to provide people with a home, not simply sleeping accommodation.

Depending on the service, a property may benefit from:

• Communal lounge

• Shared kitchen

• Dining area

• Activity room

• Quiet room

• Meeting space

• Garden

• Staff workspace

Government guidance recommends appropriate living space and common areas while encouraging accommodation that feels like a home rather than an institution.

The right balance between private and shared areas depends on the residents.

Accessibility and Adaptation Potential

A property suitable for one supported living group may not work for another.

Some residents may require:

• Step-free access

• Ramps

• Wider doors

• Accessible bathrooms

• Walk-in showers

• Grab rails

• Ground-floor bedrooms

• Accessible kitchens

• Accessible parking

• Improved external paths

• Space for mobility equipment

Government guidance recommends that supported housing is accessible and appropriate to residents' health, care and support needs, with reasonable adjustments made where necessary.

For landlords, adaptation potential can therefore be an important part of assessing a property.

Ground-Floor Accommodation

A property with a ground-floor bedroom and bathroom may offer greater flexibility.

This can be particularly relevant where residents have mobility difficulties.

A useful ground-floor arrangement might include:

• Bedroom

• Bathroom or wet room

• Kitchen

• Living area

• Accessible external entrance

Not every supported living scheme requires this arrangement, but it can make a property adaptable to a wider range of residents.

Garden and Outdoor Space

Outdoor space may be valuable depending on the service.

A suitable garden can provide:

• Recreation

• Gardening

• Social activities

• Quiet space

• Outdoor exercise

• Accessible outdoor living

The garden should also be practical to maintain and safe for the intended residents.

The lease should establish whether the landlord or provider is responsible for ongoing garden maintenance.

Parking Requirements

Parking requirements can vary considerably.

A provider may need space for:

• Staff

• Residents

• Visitors

• Accessible vehicles

• Transport providers

A property with a driveway or allocated parking can therefore be useful.

However, parking should be considered alongside public transport and the actual needs of the service rather than treated as an automatic requirement.

Planning Use Must Be Investigated

A property should not be described as suitable for supported living solely because it is a large residential house.

The planning position depends on the actual proposed use and circumstances.

Factors can include:

• Number of residents

• How residents occupy the property

• Level of support

• Staffing arrangements

• Individual tenancy arrangements

• Physical alterations

• Existing lawful use

• Local planning policy

Where the proposed use is unclear, the landlord or provider should obtain appropriate planning advice.

Planning requirements and care regulation are separate matters.

Supported Living and CQC Requirements

CQC registration should also be considered separately from the property's planning status.

CQC's current guidance states that individual homes where people live under a supported living scheme are generally not CQC locations. Instead, the relevant CQC location is normally the premises from which the provider coordinates and manages regulated care delivered to people in their homes.

There can be exceptions where a substantial office within a supported living property is separate from residents' personal living space and is the only office from which the provider manages care in the relevant area.

Landlords should therefore avoid assuming that a property itself is "CQC registered".

The provider should establish the registration requirements applicable to its particular service.

Fire Safety and Building Safety

A supported living property must be assessed for appropriate safety arrangements.

Areas to consider include:

• Fire detection

• Escape routes

• Fire doors

• Emergency lighting

• Electrical systems

• Heating

• Gas safety

• Carbon monoxide alarms

• Kitchen safety

• External access

• Emergency procedures

Government guidance recommends that supported housing complies with relevant building and fire safety requirements and is free from serious hazards.

Where residents may need assistance to evacuate, the property's fire strategy should reflect their specific needs.

Property Condition Matters

A property can have the right location and layout but still require significant work before occupation.

Landlords should assess:

• Roof

• Damp

• Windows

• Doors

• Locks

• Heating

• Plumbing

• Hot water

• Electrical systems

• Flooring

• Kitchens

• Bathrooms

• External areas

Government guidance states that supported housing should be safe and well maintained, with amenities kept in working order and effective procedures for routine and emergency repairs.

Refurbishment Can Make a Property More Suitable

Some landlords may have properties that are close to meeting a provider's requirements but need refurbishment.

Potential works include:

• Bathroom upgrades

• Kitchen refurbishment

• Accessibility adaptations

• Electrical upgrades

• Heating improvements

• Fire safety works

• Flooring

• Internal reconfiguration

• Door improvements

• Security upgrades

• Garden works

Fraser Bond can assist with refurbishment planning, building works, contractor coordination, repairs and ongoing maintenance.

Who Should Pay for Adaptations?

This should be agreed before a lease is completed.

Possible arrangements include:

Landlord-funded refurbishment

The landlord completes the required works before the provider takes occupation.

Provider-funded adaptations

The provider pays for agreed works that are specific to its operating model.

Shared investment

The landlord funds general property improvements while the provider contributes towards specialist adaptations.

The lease should establish responsibility for the work, ownership of improvements and reinstatement obligations.

Long-Term Lease Requirements

A supported living provider may seek a longer lease where it is investing in a property or establishing a long-term service.

Important terms can include:

• Lease length

• Rent

• Rent reviews

• Deposit

• Repairs

• Insurance

• Service charges

• Alteration rights

• Assignment

• Subletting

• Planning responsibilities

• Compliance responsibilities

• Break clauses

• Reinstatement

Both parties should obtain appropriate legal advice before signing.

What Landlords Should Check Before Offering a Property

A landlord considering a supported living use can prepare the following information:

• Property address

• Floor plans

• Floor area

• Bedroom count

• Bathroom count

• Parking

• Garden

• Accessibility features

• EPC

• Gas safety information

• Electrical inspection information

• Planning history

• Previous use

• Building work history

• Refurbishment requirements

• Photographs

• Proposed rent

• Lease expectations

This allows a provider to assess the property more efficiently.

What Supported Living Providers Should Check

Providers should assess:

• Location

• Property layout

• Resident suitability

• Accessibility

• Bedrooms

• Bathrooms

• Communal space

• Parking

• Garden

• Fire safety

• Property condition

• Planning position

• Adaptation requirements

• Refurbishment costs

• Lease terms

• Landlord responsibilities

The provider should also establish whether the property can support its intended service model before committing to the lease.

Former Care Homes as Supported Living Properties

Former care homes can sometimes be considered by supported living providers.

They may already offer:

• Multiple bedrooms

• Several bathrooms

• Communal rooms

• Gardens

• Parking

• Accessibility features

• Existing specialist infrastructure

However, a former care home does not automatically make a good supported living property.

The building may have an institutional layout that needs to be changed to provide greater independence and privacy.

The previous use, current lawful use, proposed use and required alterations should all be investigated.

Large Residential Properties

Large houses can create opportunities where they have a practical layout.

A provider may consider:

• Five-bedroom houses

• Six-bedroom houses

• Large detached properties

• Former family homes

• Properties with annexes

• Properties with several bathrooms

However, larger is not necessarily better.

A property with too much unused space can create additional heating, maintenance and operational costs.

The ideal size depends on the residents and service.

Property Investors and Supported Living

Investors may identify supported living as one potential use for residential property.

Potential strategies include:

• Buying a suitable existing property

• Acquiring a property requiring refurbishment

• Leasing to an established provider

• Converting an appropriate building

• Developing specialist accommodation

• Building a portfolio of suitable properties

Investors should carry out independent due diligence on the provider, proposed use, lease, planning position, refurbishment requirements and local demand.

Supported living should not be treated as a guaranteed high-yield strategy.

Assess Local Demand Before Investing

The existence of a supported living provider does not automatically mean that any property will be suitable.

Demand should be considered alongside:

• Local housing needs

• Adult social care priorities

• Existing supported accommodation

• Demographic trends

• Transport

• Local services

• Commissioning arrangements