Residential Children’s Home - Finding Suitable Property for Children’s Residential Care

A residential children’s home provides accommodation and care for children who cannot live with their families. In England, residential children’s homes are regulated by Ofsted and must meet specific requirements covering the provider, manager, premises, care arrangements and ongoing operation.

For care providers, landlords and property investors, finding the right residential children’s home property requires more than identifying a large house. The building needs to support a safe residential environment, accommodate the proposed number of children and work with planning and regulatory requirements.

What Is a Residential Children’s Home?

A residential children’s home is a setting where children live or stay without their families and receive care and accommodation from professional staff.

Ofsted's current registration policy describes residential children's homes as homes for children who are usually cared for by a local authority, either on a short-term or long-term basis. This includes homes that accommodate disabled children.

Residential children's homes can therefore serve different groups and care needs. The property's suitability will depend on the provider's proposed service, the children it intends to accommodate and the type of support being delivered.

Finding Property for a Residential Children’s Home

The property itself is a major consideration when establishing a residential children's home.

Potential properties can include:

• Detached family houses

• Large semi-detached houses

• Substantial terraced properties

• Existing care properties

• Multi-bedroom residential buildings

• Properties with gardens

• Homes with generous communal areas

• Buildings requiring suitable refurbishment

The number of bedrooms is important, but it should not be the only consideration. A property needs to provide a practical balance between private bedrooms, communal spaces, staff facilities, bathrooms, storage and outdoor areas.

The property's surroundings also need to be considered because location can affect access to education, healthcare, transport, family contact and community services.

Property Requirements for a Residential Children’s Home

A suitable residential children's home should provide a safe, comfortable and functional environment.

Depending on the proposed service, useful property features can include:

• Individual bedrooms

• Communal living rooms

• Kitchen and dining areas

• Adequate bathrooms

• Staff office or working areas

• Storage facilities

• Secure entrances

• Suitable heating and hot water

• Good lighting and ventilation

• Safe electrical installations

• Appropriate fire safety measures

• Outdoor space

• Suitable security arrangements

The property's layout should allow children to have appropriate privacy while also providing suitable communal areas and space for staff to operate the service effectively.

Planning a Residential Children’s Home

Planning should be investigated before purchasing or leasing a property.

Ofsted's application guidance requires applicants to provide appropriate evidence concerning the planning position of the proposed premises. This can include planning permission, confirmation that planning permission is not required, confirmation that the existing use is permitted or evidence of a planning application.

This makes planning an important part of the property search.

A provider should establish whether the proposed use is acceptable before committing substantial funds to acquisition, refurbishment or a long-term lease.

Ofsted Registration for a Residential Children’s Home

Anyone intending to start a residential children's home in England must register with Ofsted before operating.

The registration process is not simply a property approval. Ofsted assesses the suitability of the provider and people associated with the service, as well as information about the proposed children's home. Applicants use the SC1 registration process and must provide the required supporting information.

Operating a children's home without the appropriate registration is an offence. A provider must not begin operating while waiting for a registration decision.

Choosing the Right Location

Location can have a significant effect on the suitability of a residential children's home.

Providers may assess proximity to:

• Schools and colleges

• Healthcare services

• Public transport

• Shops and local amenities

• Parks and recreational facilities

• Community services

• Family contact arrangements

• Local authority services

• Staff commuting routes

Ofsted's registration policy expects providers to consider the suitability of the proposed location and engage with relevant local services as part of the registration process.

A property that looks suitable from a purely residential perspective may therefore not be appropriate for the intended children's home service.

Refurbishing a Residential Children’s Home Property

Some residential properties will need refurbishment before they can operate as a children's home.

Potential works may include:

• Bedroom upgrades

• Bathroom refurbishment

• Kitchen improvements

• Heating repairs or replacement

• Electrical upgrades

• Fire safety improvements

• Flooring replacement

• Redecoration

• Security improvements

• Garden improvements

• Repairs to roofs, windows or external areas

• Creation of suitable staff facilities

Before agreeing to purchase or lease a property, providers should establish the likely refurbishment budget and timescale.

Where a tenant is funding major improvements to a leased property, the lease should clearly establish which alterations are permitted and who will be responsible for them.

Leasing a Residential Children’s Home

A landlord with a suitable residential property may consider leasing it to a children's care provider.

A specialist lease can address:

• Permitted use

• Lease duration

• Rent and rent reviews

• Repairs and maintenance

• Insurance

• Utilities

• Refurbishment

• Alterations

• Compliance responsibilities

• Property inspections

• Garden maintenance

• Assignment or subletting

• Reinstatement requirements

Both the landlord and operator should understand their respective responsibilities before the lease is completed.

The provider's Ofsted registration is also separate from the landlord's ownership or leasehold interest in the property. Leasing a building to a care provider does not itself make the landlord an Ofsted-registered children's home provider.

Residential Children’s Home Investment Property

Investors considering residential children's home property should assess the opportunity from both a property and operational perspective.

Important considerations can include:

• Property location

• Building size and layout

• Number of bedrooms

• Planning position

• Refurbishment requirements

• Potential tenant profile

• Lease structure

• Local demand

• Ongoing maintenance obligations

A large family house may appear suitable at first inspection but still require substantial work before a care provider can use it.

A proper property assessment can help investors understand the building's potential and the costs associated with preparing it for specialist residential use.

Residential Children’s Homes in London

London contains a wide range of residential properties that may be considered for children's care provision.

Areas such as Croydon, Bromley, Enfield, Barnet, Ealing and Hounslow offer different property types and access to transport, education, healthcare and community facilities.

However, location should be assessed against the specific needs of the proposed children's home. Ofsted's requirements mean that providers need to consider the suitability of the proposed location rather than selecting an area solely because suitable houses are available.

Residential Children’s Home Property for Sale or Lease

Providers can consider both purchasing and leasing when looking for a residential children's home.

Purchasing can provide greater control over the property and future alterations, while leasing can reduce the initial capital required to secure a building.

For leased properties, the operator should ensure that the lease permits the intended use and provides sufficient flexibility for necessary refurbishment and operational requirements.

For properties being purchased, planning, condition, location and potential refurbishment costs should be assessed before completion.

How Fraser Bond Can Help

Fraser Bond works with landlords, investors and care providers seeking specialist residential property across London and the wider UK.

Our property services can support the search for suitable residential children's home buildings, property assessment, refurbishment planning, lease discussions and wider property management requirements.

For care providers, the objective is to find a property that can support the proposed service while fitting the planning and regulatory framework.

For landlords and investors, understanding the requirements of children's residential care can help identify properties that may be suitable for specialist use.

If you are looking for a residential children's home to buy, lease or develop, Fraser Bond can help assess suitable property opportunities and support the process from initial search through to property preparation.