Home/Care providers/Extra Care Housing (Older People)
Care-sector property
Property for extra care housing.
Maine Property Solutions is a property company. We find, prepare and manage buildings — we do not provide care, support or supervision, and we are not registered with CQC or Ofsted. Care and support in any property we manage is provided by the registered provider, not by us.
We are looking for our first placement in this sector. Tell us the specification and we will look for it.
Extra care is self-contained housing with communal facilities and care staff on site around the clock. It is the most capital-intensive sector in this lane, it is explicitly mixed-tenure, and its planning use class is genuinely unsettled.
Who buys it
Who buys it — Extra Care Housing (Older People)
The on-site care is bought by adult social care, which also controls the eligibility gate deciding who may move in. The housing side is separate, and that is what makes this a genuinely two-sided development rather than a single procurement.
Who is registered, and who is not
Who is registered, and who is not — Extra Care Housing (Older People)
The care on site is a regulated activity and the provider delivering it registers with CQC. The housing is housing. As everywhere in this lane, the registration follows the care provider, not the landlord and not the building.
How it is paid for
How it is paid for — Extra Care Housing (Older People)
There are three money streams behind a scheme, and two of them land with whoever provides the housing rather than with whoever provides the care. That structure is what makes the development stack work, and it is also why the funding conversation here is more complicated than anywhere else on this site.
What the property has to be
What the property has to be — Extra Care Housing (Older People)
Self-contained homes designed to suit older people and to work for someone living with dementia, offered for sale, on shared ownership or for rent, with communal facilities on site and care staff there around the clock. Which planning use class applies is genuinely unresolved between C2 and C3, and that is a live risk on any scheme rather than a technicality.
What the lease looks like
What the lease looks like — Extra Care Housing (Older People)
Tenure here is mixed by design and there is no single standard agreement — sale, shared ownership and rent can all sit inside one building. Where a council relationship is working, the authority will commonly want first refusal on every void, which is a significant control to understand before agreeing to it.
What the building has to carry
What the building has to carry — Extra Care Housing (Older People)
Ordinary landlord duties, plus the accessibility standards that bite through planning conditions: M4(2) accessible and adaptable dwellings and M4(3) wheelchair user dwellings are optional requirements that apply only where a planning condition imposes them.
Honest limits
What is not possible here
We can never be the exempt-accommodation provider
Exempt accommodation — the housing benefit category that carries this part of the market — must be provided by a county council, a housing association, a registered charity or a voluntary organisation. Maine Property Solutions is a private limited company and is none of those, so we can never hold that status. What we can do is let a building TO an organisation that does. Anyone implying otherwise, including us, would be wrong.
Being exempt accommodation does not exempt you from HMO licensing
The word exempt in exempt accommodation refers to housing benefit, not to licensing, and the two are routinely confused. Being exempt accommodation does not exempt a building from HMO licensing. Mandatory licensing is triggered by five or more people in two or more households; what kind of occupancy agreement people hold makes no difference to whether a building is an HMO; and the single care setting that regulations lift out of the HMO definition is a registered care home, which is not what any of this is. Additional and selective licensing schemes can catch a property below the mandatory threshold as well.
The line, drawn plainly
What we can do, and what we cannot
What we can do
- Find property against a written specification — size, layout, location, adaptation, tenure and the compliance set the building has to carry.
- Prepare it: works, furnishing, certificates and the paperwork a provider or a commissioner will want to see before it takes the building on.
- Manage the building afterwards, if that is what is wanted — repairs, contractors, certificate renewals and the landlord side of the relationship.
- Put the proposed terms, the works and the timetable in front of you in writing before anything is committed.
What we do not do
- We do not provide care, support or supervision, of any kind, to anyone.
- We are not registered with CQC and we are not registered with Ofsted. A landlord letting a building to a care provider is carrying on neither regulated activity and has nothing to register.
- We do not employ, supply or manage care or support staff, and we make no claim about the vetting of anyone else's.
- We hold no framework place, no contract and no position on any supplier list with any council, health body or government department.
- We hold no care-sector placement anywhere. Maine Property Solutions operates two properties, both in Coventry, and has no managed instruction in any sector.
The rest of the lane
Other care sectors we can source property for
Your Questions
Questions we get asked
Not covered here? Tell us the specification and we will answer for your situation.
Would you provide the on-site care?
No. We do not provide care, support or supervision and we are not registered with CQC. The provider delivering care on site holds that registration.
Why does the use class matter?
Because it is unresolved between C2 and C3, and which one applies changes what can be built and how it is treated afterwards. That is a live planning risk on an extra care scheme, not a footnote.
What does 'first refusal on voids' mean for a landlord?
Where a council relationship is working, the authority will commonly want first refusal on every void. It buys certainty of demand and it gives away control of who moves in. Both halves of that are worth pricing.
Have you delivered an extra care scheme?
No. We are looking for our first placement in this sector. We hold no scheme, no development and no instruction in this sector.