Setting Up Supported Living Property - A Practical Guide for UK Landlords

Learn how to prepare and set up a property for supported living, from sourcing and planning checks to refurbishment, fire safety, accessibility, compliance, property management and working with supported living providers.

Setting up supported living property requires careful planning well before residents move in. A conventional house or flat may have the right number of bedrooms but still require significant changes before it is suitable for a particular supported living arrangement.

Landlords, investors and developers need to consider the intended residents, level of support, planning position, licensing, building condition, fire safety, accessibility and ongoing maintenance responsibilities.

For London property owners, getting these decisions right at the beginning can make a significant difference to the cost and practicality of the project.

What Does Setting Up Supported Living Property Involve?

Setting up a property for supported living generally involves preparing residential accommodation so that it is suitable for people who require support while living as independently as possible.

The exact requirements depend on the intended use. A property for adults with learning disabilities may have different requirements from accommodation for people with mental health support needs or other vulnerable adults.

The process can involve:

• Finding or assessing a suitable property

• Establishing the proposed use

• Checking planning requirements

• Reviewing licensing requirements

• Assessing the building

• Planning refurbishment

• Addressing fire safety

• Making accessibility adaptations

• Preparing communal areas

• Coordinating contractors

• Establishing property management arrangements

The property should be designed around the needs of its intended residents rather than simply the maximum number of occupants.

Start With the Supported Living Model

Before choosing a property, establish how it will operate.

Important questions include:

• Who will live there?

• How many residents are expected?

• What level of support will be provided?

• Will support staff visit or remain on site?

• Will personal care be provided?

• Will residents have individual rooms and facilities?

• What communal areas are required?

• Will staff need dedicated space?

These decisions can affect the property's size, layout, location and refurbishment requirements.

A property that works well for one supported living provider may not meet the requirements of another.

Source the Right Property

Property sourcing should take the intended supported living model into account.

Potential properties can include:

• Large family houses

• Bungalows

• Flats

• Existing supported accommodation

• Residential buildings suitable for adaptation

• Properties requiring refurbishment

Location is also important.

Residents may need convenient access to:

• Public transport

• Shops

• Healthcare

• Community facilities

• Education

• Employment

• Parks and leisure facilities

In London, access to local bus routes and Underground or Overground stations can be particularly useful where residents are encouraged to travel independently.

Fraser Bond can assist landlords and investors looking to source suitable property opportunities across London and the wider UK.

Check Planning Before Setting Up the Property

Planning is one of the first issues that should be investigated.

The appropriate planning position can depend on how the accommodation will operate, including the number of residents, their relationship with one another, the level of support and whether care is provided.

Other factors can include:

• Staffing arrangements

• How residents occupy the property

• Whether facilities are shared

• Whether the use falls within an HMO classification

• Existing planning permissions

• Local planning policies

London boroughs can have different planning policies and local considerations, so property owners should establish the position for the specific address.

Major refurbishment should not begin on the assumption that the proposed supported living use will automatically be permitted.

Check Licensing Requirements

Depending on the property and operating model, licensing may also need to be considered.

Potential requirements can include:

• Mandatory HMO licensing

• Additional HMO licensing

• Selective licensing

• Local housing standards

• Other local authority requirements

The exact requirements should be confirmed with the relevant local authority.

Licensing requirements can affect the property's layout, amenities, fire precautions and management arrangements.

Assess the Building's Condition

Before investing heavily in the property, arrange an appropriate inspection.

Pay particular attention to:

• Damp and mould

• Roof condition

• Structural defects

• Electrical installation

• Plumbing

• Heating

• Ventilation

• Windows and doors

• Flooring

• Kitchen condition

• Bathroom condition

• External areas

Older London properties can require considerable upgrading.

A property may look suitable during a viewing but need substantial electrical, plumbing, heating or fire safety work once properly inspected.

Identifying these issues early makes it easier to prepare a realistic refurbishment budget.

Plan the Internal Layout Around Residents

A supported living property needs to provide appropriate private and communal spaces.

Depending on the resident group, the property may require:

• Suitable bedrooms

• Communal lounge space

• Appropriate kitchen facilities

• Adequate bathrooms

• Storage

• Private areas

• Accessible circulation routes

• Suitable outdoor areas

Simply converting every available room into a bedroom may reduce the property's suitability.

The balance between private accommodation and shared facilities should be considered alongside the provider's requirements.

Accessibility Should Be Considered Early

If the property will accommodate people with mobility requirements, accessibility can have a major influence on the design.

Potential adaptations include:

• Step-free access

• Ramps

• Wider doorways

• Accessible bathrooms

• Ground-floor bedrooms

• Handrails

• Adapted kitchens

• Improved circulation space

• Accessible parking

Some buildings are considerably easier to adapt than others.

For example, a bungalow may be easier to adapt for certain residents than a narrow three-storey Victorian house, even if the Victorian property has more bedrooms.

Address Fire Safety Before Occupation

Fire safety should be considered as part of the property setup rather than left until the end of the project.

Depending on the property, relevant considerations may include:

• Fire detection and alarm systems

• Fire doors

• Escape routes

• Emergency lighting

• Fire compartmentation

• Protected stairways

• Bedroom arrangements

• Communal areas

Internal alterations can change escape routes and compartmentation, so fire safety should be considered before walls are removed or new rooms are created.

The government's supported housing guidance states that supported housing should provide safe accommodation and appropriate fire safety arrangements.

Budget for Refurbishment and Property Upgrades

The cost of setting up supported living property can vary significantly depending on its existing condition.

A refurbishment budget may need to cover:

• Surveys

• Professional advice

• Planning-related costs

• Building works

• Electrical upgrades

• Plumbing

• Heating

• Fire safety improvements

• Accessibility adaptations

• Kitchen refurbishment

• Bathroom refurbishment

• Flooring

• Decoration

• Furniture

• Certification

• Contingency

For investors, these costs should be assessed before agreeing the acquisition price where possible.

A property with a low purchase price can become expensive if extensive compliance and refurbishment works are required.

Coordinate Contractors Carefully

Supported living refurbishment can involve several trades working on the same property.

For example, a project may require:

1. Initial building repairs

2. Electrical and plumbing works

3. Fire safety upgrades

4. Bathroom and kitchen installation

5. Accessibility adaptations

6. Flooring and decoration

7. Final repairs and inspections

Poor coordination can cause delays and increase costs.

Fraser Bond can assist property owners with building works, refurbishment coordination, repairs and contractor management as part of a wider property support service.

Work With the Supported Living Provider

If the property is being prepared for a specific supported living operator, involve the provider before finalising the refurbishment specification.

The provider may have requirements concerning:

• Bedroom configuration

• Communal areas

• Staff facilities

• Accessibility

• Security

• Storage

• Location

• Kitchen and bathroom facilities

• Resident suitability

Understanding these requirements early reduces the risk of spending money on improvements that do not meet the operator's needs.

Establish Property Management Responsibilities

Once the property is occupied, the physical building will continue to require management.

Responsibilities may include:

• General repairs

• Emergency repairs

• Plumbing

• Heating

• Electrical maintenance

• Pest control

• Damp and mould management

• External maintenance

• Contractor access

• Compliance checks

• Common-area maintenance

The organisation providing resident support may not be responsible for every property-related issue.

Landlords should establish clearly who is responsible for each aspect of the building before the arrangement begins.

Consider Energy Efficiency

Energy performance can affect the property's running costs and resident comfort.

Before occupation, review:

• EPC rating

• Heating system

• Insulation

• Windows

• Ventilation

• Hot water

• Heating controls

Where major refurbishment is already planned, energy efficiency improvements may be incorporated into the wider project.

Setting Up Supported Living Property in London

London offers a wide range of residential property that could potentially be considered for supported living, but local conditions need to be assessed carefully.

A property in Hackney, for example, may benefit from excellent transport connections but still require careful consideration of planning, licensing, building condition and refurbishment requirements.

Similarly, a large property in Croydon, Haringey, Enfield or Southwark may have different practical and local authority considerations.

The key is to assess the actual property and proposed supported living model rather than relying on a generic formula.

Fraser Bond Can Help Prepare Supported Living Property

Fraser Bond works with landlords, investors, developers and property owners across London and the wider UK on both property transactions and ongoing property requirements.

For clients setting up supported living property, Fraser Bond can assist with:

• Property sourcing

• Property sales and acquisitions

• Lettings

• Property management

• Compliance support

• Refurbishment

• Building works

• Repairs and maintenance

• Contractor coordination

• Property upgrades

• Development consultancy

• Landlord support

This allows property owners to coordinate the practical side of preparing and maintaining a property while addressing the wider commercial requirements of the project.

Where specialist planning, fire safety or regulated professional advice is required, the appropriate qualified professionals should be engaged.

Supported Living Property Setup Checklist

Before residents move into the property, review:

• Intended resident group

• Support model

• Number of residents

• Property layout

• Bedroom and bathroom provision

• Communal space

• Planning position

• Licensing

• Fire safety

• Accessibility

• Building condition

• Security

• Heating and ventilation

• Energy efficiency

• Refurbishment works

• Insurance

• Maintenance arrangements

• Operator requirements

• Emergency repair procedures

Addressing these areas early can reduce the likelihood of expensive changes after the property has been prepared.

Get Help Setting Up Supported Living Property

Setting up supported living property requires coordination between the property owner, supported living provider, contractors and relevant professional advisers.

Whether you already own a property or are looking for a suitable investment, Fraser Bond can help with property sourcing, refurbishment, building works, repairs, compliance coordination, lettings and property management across London and the wider UK.

Speak with Fraser Bond about your supported living property requirements before purchasing or beginning major works, so the property's suitability and practical requirements can be assessed at an early stage.