Find Supported Living Provider: How to Find the Right UK Supported Living Operator

A practical guide for landlords, investors and property owners looking to find a supported living provider for suitable property across London and the UK

Finding a supported living provider can help landlords and investors turn suitable residential or specialist property into a long-term supported living opportunity. However, finding a provider is not simply about locating an organisation that wants more accommodation.

The provider needs to match the property's location, size, layout, planning position, condition and intended resident group. Its operating model, regulatory position, financial capacity and proposed lease arrangements should also be considered before agreeing a tenancy.

For landlords with vacant property, former care buildings, specialist accommodation or larger residential assets, targeted supported living provider sourcing can help identify organisations whose requirements fit the property.

What is a supported living provider?

A supported living provider is an organisation that delivers support or regulated care to people living in accommodation designed around their individual needs.

Supported living can serve different groups, including:

• Adults with learning disabilities

• People with mental health needs

• Adults with physical disabilities

• Older people requiring support

• People with autism

• People transitioning from residential care

• People requiring specialist supported accommodation

The accommodation and care arrangements can vary significantly between providers.

CQC's current guidance explains that, for supported living services, the individual properties where people live are not usually CQC locations. Instead, the location is generally the premises from which the provider coordinates the regulated care across the places where people live.

Why find a supported living provider for your property?

A landlord may already own a property that could potentially work for supported living but lack the operational expertise to run the service.

Finding an experienced provider can allow the landlord to explore opportunities involving:

• Long-term leasing

• Specialist residential accommodation

• Supported living schemes

• Disability accommodation

• Mental health accommodation

• Learning disability services

• Former care properties

• Newly refurbished residential property

• Specialist housing developments

The landlord retains the property while the provider operates the support or care service under the agreed structure.

Start by assessing the property

Before searching for a supported living provider, establish what the property can realistically offer.

Consider:

• Number of bedrooms

• Bedroom sizes

• Bathrooms

• En-suite facilities

• Communal areas

• Kitchen facilities

• Accessibility

• Garden or outdoor space

• Parking

• Location

• Transport links

• Building condition

• Fire safety

• Existing planning use

• Potential refurbishment requirements

The property brief should explain both its existing condition and what could potentially be achieved through refurbishment.

Match the provider to the resident group

Different supported living providers specialise in different client groups.

A provider working with adults with learning disabilities may require a different property configuration from an organisation supporting people with mental health needs.

Similarly, accommodation for people with physical disabilities may require more extensive accessibility measures.

A landlord should therefore identify the likely resident profile before approaching providers.

This can help prevent unsuitable enquiries and make discussions with potential operators more productive.

Find a provider with relevant experience

Experience is an important part of assessing a prospective supported living provider.

Landlords may want to understand:

• How long the provider has operated

• What type of supported living it delivers

• Which client groups it supports

• How many services it currently operates

• Whether it operates similar properties

• Where its existing services are located

• Who manages the organisation

• Whether it has experience taking on leased properties

• Whether it can manage the proposed property successfully

CQC's public data includes information about registered providers, locations, service types and specialisms, which can help with initial research into potential providers.

Check the provider's CQC position

Where a supported living provider is carrying on a regulated activity, its registration position should be checked.

CQC states that providers must register if they plan to provide a regulated activity in England, and carrying on a regulated activity without registration is an offence.

CQC also provides specific application requirements for supported living services where personal care is being provided.

A landlord should therefore establish:

• Whether the provider is already registered

• Which regulated activities it provides

• Its registered locations

• Relevant service specialisms

• Whether the proposed service requires additional registration arrangements

• Whether the provider has experience with the intended resident group

Registration should be treated as part of wider due diligence rather than the only measure of suitability.

Check the planning position

Planning can be one of the most important property issues when finding a supported living provider.

The landlord should establish:

• Current lawful use

• Previous use

• Existing planning permissions

• Planning conditions

• Whether the proposed use is compatible with the current use

• Whether alterations require planning permission

• Whether additional bedrooms require consent

• Whether external changes require approval

The fact that a property has previously been used for care or supported accommodation does not automatically mean every future use will be permitted.

Planning advice should be obtained where the proposed operation involves a material change of use or substantial building works.

Consider the property's accessibility

Supported living properties may need to accommodate residents with different physical and mobility requirements.

Potential considerations include:

• Step-free access

• Wider doorways

• Accessible bathrooms

• Ground-floor bedrooms

• Suitable circulation space

• Handrails

• Accessible kitchens

• Lift access

• Accessible outdoor areas

• Parking arrangements

The exact requirements depend on the residents and support model.

A property with good accessibility can therefore be more suitable for certain providers, while another provider may prefer a conventional residential layout.

Find out what refurbishment the provider needs

A property may be structurally suitable but require refurbishment before occupation.

Potential works could include:

• Bathroom upgrades

• Kitchen refurbishment

• Bedroom improvements

• Fire safety works

• Accessibility improvements

• Flooring

• Decoration

• Heating upgrades

• Electrical works

• Door and access improvements

• Garden works

• Communal area upgrades

The landlord and provider should establish who is responsible for funding and managing the works before agreeing the final commercial structure.

Fraser Bond can assist with refurbishment planning, contractor coordination and building works where appropriate.

Agree the right lease structure

Once a suitable supported living provider has been identified, the landlord needs to consider how the occupation will be structured.

Points can include:

• Lease length

• Rent

• Rent reviews

• Repair obligations

• Insurance

• Service charges

• Alteration rights

• Assignment

• Subletting

• Planning responsibilities

• Compliance obligations

• Reinstatement

• Break clauses

A long-term lease may appeal to landlords seeking predictable occupation, while providers may require sufficient flexibility to develop and operate the service.

The appropriate arrangement depends on the property and the parties involved, so professional legal advice should be obtained before completion.

Assess the provider's financial position

The proposed rent should not be the only consideration.

A landlord should also consider whether the provider has the financial resources to operate the service and meet its property obligations.

Useful information may include:

• Company accounts

• Trading history

• Funding arrangements

• Business plan

• Existing property commitments

• Proposed staffing model

• Occupancy assumptions

• Refurbishment budget

• Rent affordability

• Management structure

This can provide a more complete picture of the proposed tenancy.

Find supported living providers for vacant property

A vacant property can sometimes be repositioned for supported living, subject to planning, property suitability and the proposed service model.

Potential properties include:

• Former care homes

• Large residential houses

• Former healthcare buildings

• Converted houses

• Purpose-built supported accommodation

• New residential developments

• Properties requiring refurbishment

The property's previous use can be useful information, but providers should assess the building based on its current condition and their own operational requirements.

Find supported living providers off-market

Some landlords prefer a confidential, targeted approach rather than advertising a property widely.

Off-market provider sourcing can be useful where:

• The property is vacant

• The landlord wants confidentiality

• The property requires specialist refurbishment

• A long-term tenant is preferred

• The property is unusual

• The landlord wants to test operator demand

• The property is suitable for a specific resident group

A targeted search can focus on providers already operating in the relevant geographical area and care sector.

Prepare an information pack

Before approaching supported living providers, landlords should prepare useful property information.

This may include:

• Property particulars

• Floor plans

• Photographs

• Property size

• Bedroom and bathroom schedule

• Planning information

• EPC

• Previous use

• Building surveys

• Fire safety information

• Accessibility details

• Parking information

• Outdoor space

• Refurbishment requirements

• Proposed rent

• Proposed lease terms

Providing this information early can help providers determine whether the property fits their operating model.

Supported living providers in London

London has a broad range of supported living requirements, but property sourcing can be challenging because of property prices, planning constraints and limited availability.

Landlords should consider:

• Borough planning policies

• Transport links

• Local amenities

• Accessibility

• Property size

• Parking

• Residential surroundings

• Local demand

• Staff access

• Potential refurbishment costs

A supported living provider may be interested in a property because of its proximity to an existing service, local authority area or established staffing base.

Examples of supported living provider models

CQC's current directory illustrates the range of supported living organisations operating in England. For example, registered services can specialise in areas such as learning disabilities, mental health conditions, physical disabilities and care for adults under or over 65.

Some providers operate supported living alongside home care services, while others operate more specialised services.

This demonstrates why landlords should search for providers according to the property's intended use and resident profile rather than simply searching for any organisation described as a supported living provider.

Working with Fraser Bond

Finding a supported living provider requires more than advertising a property and waiting for enquiries.

Fraser Bond can support landlords, investors and developers looking to identify suitable supported living providers for properties across London and the UK.

Support can include:

• Supported living provider sourcing

• Property assessment

• Operator introductions

• Off-market sourcing

• Property marketing

• Lease and acquisition advice

• Planning coordination

• Refurbishment planning

• Building works

• Contractor coordination

• Property management

• Specialist care property consultancy

The objective is to identify a provider whose operational requirements, resident profile and business model are compatible with the property.

Find the right supported living provider

Finding a supported living provider should begin with the property itself. The landlord needs to understand the building, planning position, accessibility, location and potential resident profile before approaching operators.

The provider should then be assessed for relevant experience, regulatory position, financial capacity, operating model and ability to meet the property's requirements.

For landlords with vacant residential property, former care homes, specialist accommodation or development opportunities, a targeted provider search can help identify potential long-term supported living tenants.

Fraser Bond can help landlords and investors source, assess and prepare suitable supported living property opportunities across London and the wider UK.