Where to Find Children's Home Properties - A Practical Guide for Operators

Where to find children's home properties - a practical guide for care operators looking for suitable houses and buildings, including location, planning, property requirements, Ofsted, refurbishment and lease considerations.

Finding the right property is one of the first major decisions when setting up or expanding a children's home. A property may have enough bedrooms and appear suitable for residential use, but that does not necessarily mean it will work as a children's home.

Operators need to consider the children they intend to accommodate, the location, building layout, planning position, safety requirements, local services, staffing and the property's overall condition.

Ofsted requires children's home applicants in England to demonstrate that their proposed premises are fit for purpose and that the location meets the needs and safety requirements of the children they intend to care for. Applicants must also provide appropriate planning evidence as part of the registration process.

Fraser Bond helps specialist operators and property owners assess suitable property opportunities, coordinate refurbishment and building works, and explore appropriate property arrangements.

Start With the Type of Children's Home You Want to Operate

Before searching for a property, establish what type of children's home you intend to run.

The property requirements can vary depending on:

• Age of the children

• Number of children

• Level of care required

• Children's individual needs

• Staffing arrangements

• Accessibility requirements

• Location requirements

• School and education needs

• Healthcare requirements

• Communal space

• Outdoor space

A property suitable for one type of children's home may not be appropriate for another.

The home's statement of purpose is particularly important because it sets out who the home intends to accommodate and how care will be provided. Ofsted considers the proposed premises alongside the service the operator intends to deliver.

Where Can You Find Children's Home Properties?

Operators can search for suitable properties through several channels.

These can include:

• Specialist property consultants

• Commercial property agents

• Healthcare and social care property advisers

• Direct approaches to landlords

• Property developers

• Existing children's home owners

• Property management companies

• Former children's homes

• Former care properties

• Large residential properties

• Off-market property opportunities

• Specialist property networks

Working with a property professional who understands children's homes can make the search more efficient because the operator can provide a detailed specification rather than simply searching for a large house.

A specialist adviser may also be able to identify landlords who are open to leasing properties for specialist residential use.

Look for Large Residential Properties

Many children's home searches start with conventional residential properties.

Potential buildings can include:

• Detached houses

• Large semi-detached houses

• Former children's homes

• Former care homes

• Large family houses

• Properties with several bedrooms

• Buildings with communal living areas

• Properties with gardens

• Buildings capable of suitable adaptation

However, size alone should not determine whether a property is suitable.

A six-bedroom house with a practical layout, good transport links and appropriate local services may be more suitable than a larger property in an unsuitable location.

Check the Location Before Taking the Property

Location is one of the most important considerations when finding a children's home property.

Ofsted's current guidance requires applicants to demonstrate that the proposed home is in an appropriate location and that they have considered issues such as safeguarding, healthcare, transport, education, staffing, local risks and the needs of the children. Applicants are also expected to consult relevant local bodies and the local authority.

Operators should therefore assess access to:

• Schools

• Special schools where relevant

• GP surgeries

• Dentists

• Specialist healthcare

• CAMHS

• Public transport

• Shops

• Leisure facilities

• Community services

• Parks and outdoor areas

• Employment or education opportunities where relevant

The surrounding environment should also be considered.

Busy roads, railway lines, environmental hazards, crime concerns or other local risks may need to be assessed depending on the children the home intends to accommodate.

How Many Bedrooms Should a Children's Home Property Have?

There is no single property size that works for every children's home.

The number of bedrooms should reflect the home's proposed capacity and the needs of the children.

Operators should consider:

• Number of bedrooms

• Bedroom sizes

• Bathroom provision

• Communal areas

• Kitchen facilities

• Staff areas

• Storage

• Circulation space

• Garden or outdoor space

• Fire escape arrangements

• Privacy

The proposed occupancy should be realistic for the building.

For example, a property with six bedrooms should not automatically be treated as a six-child children's home. The operator needs to establish whether the overall layout and proposed service model can safely support that level of occupancy.

Check Planning Before Signing a Lease

Planning should be investigated early in the property search.

Ofsted's current registration guidance states that applicants must provide evidence relating to planning permission and strongly recommends resolving any required planning permission before applying. Acceptable evidence can include planning permission, confirmation that permission is not required, confirmation that the current use class is allowed, or a planning application in certain circumstances.

This means operators should not assume that any large residential house can automatically be used as a children's home.

Before committing to a property, establish:

• Existing planning use

• Planning history

• Proposed children's home use

• Any planning conditions

• Occupancy implications

• Parking and access

• External alterations

• Local authority requirements

Resolving planning issues before spending heavily on refurbishment can reduce the risk of an unsuitable property becoming an expensive project.

Assess the Property's Condition

A suitable children's home needs to be safe, functional and appropriate for the children who will live there.

Before taking a property, assess:

• Roof

• Damp

• Electrical systems

• Heating

• Plumbing

• Windows

• Doors

• Fire safety

• Emergency lighting

• Security

• Escape routes

• Bathrooms

• Kitchen

• General building condition

Ofsted requires applicants to demonstrate that proposed premises are fit for purpose and that risks associated with the building have been assessed and managed. Applicants also need evidence that the premises comply with relevant planning, building, environmental and fire safety requirements.

A professional survey can therefore be valuable before committing to a long-term lease or purchase.

Consider Safety and Security

Children's homes require careful consideration of safety.

Depending on the service and children being accommodated, operators may need to consider:

• Fire detection

• Fire doors

• Escape routes

• Emergency lighting

• Electrical safety

• Secure entrances

• Window safety

• Garden safety

• Boundary security

• Storage of hazardous items

• Staff supervision

• Potential local safeguarding risks

The appropriate measures will depend on the home's statement of purpose and the needs of the children.

The property should be assessed as part of the wider safeguarding and risk-management approach rather than treated simply as a residential building.

Does the Property Need Refurbishment?

It may.

Some properties can be adapted relatively easily, while others may require substantial work.

Potential improvements could include:

• Additional bathrooms

• Kitchen upgrades

• Fire safety works

• Electrical upgrades

• Heating improvements

• Security improvements

• Internal reconfiguration

• New flooring

• Decoration

• Garden improvements

• Accessibility adaptations

• Staff facilities

• Additional storage

Operators should ideally understand the likely refurbishment requirements before agreeing the final commercial terms.

For example, a large six-bedroom property in West London might have the right basic layout but require additional bathrooms, improved fire protection and security works before an operator can use it effectively.

Fraser Bond can assist with refurbishment planning, building works and contractor coordination where a property needs to be adapted.

Think About Staff and Transport

A children's home does not operate independently of its surrounding area.

Operators need to consider whether suitable staff can be recruited locally and whether employees can travel to the property reliably.

Ofsted's location assessment guidance specifically asks applicants to consider whether they can recruit suitable staff locally and whether the location supports the needs and independence of the children.

Properties with good public transport connections can therefore have practical advantages.

Parking may also be important depending on staffing levels, visitors and the needs of the service.

Consider Buying or Leasing the Property

Operators can potentially acquire a property through purchase or lease.

Buying

Purchasing provides greater control over the building and may suit an operator with sufficient capital and a long-term strategy.

However, the operator takes on the property's capital and maintenance responsibilities.

Leasing

Leasing can provide access to suitable accommodation without requiring the operator to purchase the building.

However, the lease needs to be reviewed carefully.

Important terms include:

• Rent

• Lease length

• Rent reviews

• Repairs

• Maintenance

• Insurance

• Alterations

• Permitted use

• Assignment

• Subletting

• Break clauses

• Reinstatement obligations

If significant refurbishment is required, the operator should establish who will fund the works and whether the landlord will permit them before signing.

What Should You Tell a Property Agent?

A clear property brief can make finding a children's home property much easier.

Instead of simply asking for "a large house", provide details such as:

• Preferred London boroughs or areas

• Minimum bedrooms

• Minimum bathrooms

• Maximum occupancy

• Garden requirements

• Parking requirements

• Public transport requirements

• Maximum rent

• Purchase budget

• Refurbishment budget

• Preferred lease length

• Intended age group

• Intended resident needs

• Planning requirements

• Target opening date

For example, an operator could request a six-bedroom house in North London with two or more bathrooms, communal living space, a garden, parking and good access to schools, healthcare and public transport.

This gives an agent a much clearer idea of what to search for.

Carry Out Due Diligence Before Committing

Once a potential property has been identified, operators should carry out appropriate due diligence.

Check:

1. Planning position

2. Building condition

3. Fire safety

4. Property layout

5. Bedroom and bathroom provision

6. Accessibility

7. Local safeguarding risks

8. Schools and healthcare

9. Transport links

10. Parking

11. Lease terms

12. Refurbishment costs

13. Landlord obligations

14. Insurance requirements

15. Total project cost

Ofsted's registration process also requires evidence of financial viability, including a business plan and cashflow forecast for most applicants.

The property should therefore be assessed as part of the wider business plan rather than considered in isolation.

A Practical London Example

Imagine a children's home operator looking for a property in North London.

The operator wants:

• Six bedrooms

• Three bathrooms

• A communal lounge

• A suitable kitchen

• A garden

• Parking

• Good public transport

• Access to schools and healthcare

• Potential for security improvements

A six-bedroom house becomes available.

At first viewing, the property appears ideal. However, further assessment shows that the garden requires safety improvements, the fire safety arrangements need upgrading and the proposed use needs planning investigation.

Instead of immediately committing to the property, the operator obtains professional advice and establishes the likely cost and feasibility of the required works.

If the planning position can be resolved and the property can be adapted to meet the requirements of the intended service, it could become a viable children's home opportunity.

How Fraser Bond Can Help Find Children's Home Properties

Fraser Bond works with property owners, investors and specialist operators looking at children's home and other care-related property opportunities.

Depending on the project, Fraser Bond can help define property requirements, identify potentially suitable properties, assess buildings, negotiate property arrangements, coordinate refurbishment and building works, manage contractors and provide ongoing property support.

Finding a children's home property is not simply about finding a house with enough bedrooms.

The right property needs to work for the children, the proposed care model, the location, planning requirements, safety standards and long-term business plan.

If you are looking for a property for a children's home, Fraser Bond can help define the requirements and explore suitable property opportunities across London and the wider UK.