Turn Your Properties Into Supported Living & Make It A Win/Win

Predictable income beats perfect projections, especially when the rules of renting keep shifting. We open up about why we’ve leaned into supported living and social housing partnerships, and how landlords are securing steady, often market-level rents with far less day-to-day management. If you’ve felt the stress of patchy bookings or tenant turnover, this is a practical roadmap to swap volatility for clarity while doing work that matters.

We break down the mechanics of fully repairing and insuring (FRI) leases, where vetted providers take on maintenance and insurance responsibilities, often handling adaptations for residents with disabilities and returning properties to standard at lease end. You’ll hear how bungalows, family homes, and even blocks of flats can slot into supported living schemes across the UK, and why transparency with lenders and insurers is the non-negotiable foundation for long-term success.

No properties yet? We outline a back-to-back leasing approach that mirrors rent-to-rent while aligning with charities and care providers. By disclosing use, structuring compliant contracts, and matching the right assets to local demand, operators can create a sustainable margin without managing nightly stays. We also share how developers and portfolio landlords can phase units into supported living as tenancies expire, turning uncertainty into multi-year agreements.

Beyond the numbers, there’s real impact: safe homes for people leaving tough situations, pathways to independence for residents with additional needs, and a business model that rewards consistency and care. Want to explore whether your property fits or how to start as an operator.

 Reach out on social or email Mark@MarkFitzgerald.com

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Chapters

• 0:00 A Listener Shout-Out And Invite
• 2:01 Why Supported Living Is Back On The Table
• 3:15 The Case For Stability Over Vacancies
• 4:58 FRI Leases And Provider Partnerships
• 6:00 How Back-To-Back Leasing Works
• 8:00 Scaling With Landlords And Developers
• 10:10 Impact, Independence, And Doing Good
• 12:05 Training, Community, And Next Steps

Transcript

SPEAKER_00: 0:00

How supportive living could be your next investment opportunity. Just quickly, before we start this episode, I want to see what the power of podcasting does. You see, I went to my friend Phil and Tim's book launch this week, and it was a great event. They had a lot of people there, a lot of support, and I wanted to congratulate both of those guys that have written books. They're developers, they help people, amazing guys, and it was great to be invited to go and see them both and just support them. But whilst I was in the corridor at the venue, a gentleman came up to me and said, You're Mark Fitzgerald. I listened to your podcast. And I really, really appreciated him doing that. He said he enjoyed it, I think. But I wanted to catch up with him a bit later on to see what he was up to with his property investing. And I didn't manage to do so. It was a very busy night, and I never got a chance to speak to him. So if you are listening to this podcast episode, my friend, please reach out to me. I'd love to have a Zoom coffee with you, have a chat, and see how you're getting on in whatever it is that you're trying to do. Now I shall let us get on with this episode, but I do hope, and I didn't even get his name, which is bad on my part. But the fact of the matter was I was on a phone call at the same time when he came over and said that to me. So I do apologize, but I would love to have a chat with you, my friend, and see what you're up to. So I thought I'd just jump in before I start this episode and I would reach out and see if he actually does listen to the podcast and if he actually does reach out to me. You can do it on social medias, LinkedIn, Facebook, Instagram, or you can just send me an email to MarkFitzgerald, or sorry, should I say, Mark at MarkFitzgerald.com, and let's book in a time to have a call together and let's see what you're up to. Be great to connect. Anyway, on with this episode. Hello and welcome to the Property Unleashed with me, your host, Mark Fitzgerald. So if you're intrigued by this one, we were talking about supported living. We'll also be talking a little bit about social housing and potentially how we can help you with that. You see, I have pretty much stayed away from supported living, social housing, my whole time of investing. But with the sons of change coming, with the Renters Right Act, with a lot of what's going on out there, I have now dipped my toes into this very, very sector. And I have to say, from an investor stroke, landlord point of view, I have found this sector very rewarding. Now I have some very good friends that also help people in this sector as well. And we've sort of looking at this and teaming up together to be able to help more and more investors, landlords, and of course, these charities and providers get affordable living, put together opportunities that are a win-win for all parties involved. Now, if you're a member of my email list, my newsletters that I send out there as well, then you will have been told or asked recently if you have any rental properties that you would like us to have a little look at and see if either supportive living or social housing would work for you. Now, why as a landlord would you want to do that? Well, with the new Renters Right Act coming in and all of the different changes to the legislation, obviously the government are making it harder and harder for landlords. I think there's going to be a backlash to the tenants as well because tenants are going to find it harder now to start renting properties when they have to go through the rent insurance checks. So more people who've got bad credit that potentially would have been able to still rent a property. Now, landlords are going to want to have rent insurance guarantee in place. It's going to make it harder for people to be able to match and be able to actually pass that criteria. So for me, I have some service accommodation units and I decided to give those to a supportive living provider. And all of a sudden, the fact that my properties were performing well one month and maybe weren't performing quite as well the other month, or the unknown that I can look at my uh bookings and I can see three months' worth of bookings, and that's happy days, and all of a sudden, I don't see anything else there. And I'm terrible for worrying about the future. I like to see what's coming through. I'd I'd happily take less money, slightly, but know that it's consistent and it's constant money than not have anything, and then you're basically just hoping for the best. No way to build a business on hope. Now, most of the time we get bookings and things come through, but it is nice to be able to help people and help these charities to take on your properties. Now, the charities that we work with all offer FRI leases, which for people that don't know what that is, is a fully repairing and insuring lease. What does that mean? Well, that means if they take on a property, then they take care of the maintenance on that property. If they're putting somebody in there with disabilities, they might have some criteria that they want us to give them the property in. But if there's anything major that needs doing, they will do it, they will install it, and they will also take it out and make everything right when they leave. So why would we use these services? Well, basically, they take on the properties in some cases and they fully manage the properties for you. So in theory, you don't have to do anything. Now, there are other care providers that we use as well and supportive live in. And I can't really talk about rates and things here, but most of the time we can get market value or a little bit above market value, and that works very, very well for landlords. So, what I am going to say to you is if you're interested in this and you have a property, and we'll get on to people that don't have a property in a minute, but if you have a property and you would like to find out more, then I'll put a link in the show notes where you can actually click on the link, you can tell us a little bit about your property, and then we can reach out to you, find out more, and see whether this is something that you would be interested in and something that will benefit you and your property portfolio. And we can basically talk about anything that you like. So don't be afraid that you've got a block of flats, absolutely perfect. You've got a bungalow, again, perfect, but you've got a two-bed terraced. We can still have a chat with you and see how we can help and support you with that. So I want to get that out there to my listeners. Now, if you're starting out and you're interested in rent to rent, we can do what is called back-to-back leases with landlords. Now we make sure that the landlords know exactly what we intend to do with the properties, which is working with the charities, but we can stand between the landlord and the charities and we can make a bit of profit out of this. And you can actually build a very successful property business doing back-to-back leasing. Now, this is something that I help my clients with and support them so that we do things the right way. We do things in the letter of the law so that everybody is compliant and we make sure that all of the T's across and the I's are dotted. Equally, I can help people in my ETA community, my membership training program, where we support and coach people as well to be able to successfully do this. So if you're interested in potentially doing back-to-back leasing, which is very much like a rent-to-rent, so let's say, as an example, you find a landlord who's got a three-bed, maybe four-bed single-let property. Now, they need to know what we're doing with it because we need to make sure if they have a mortgage on there, that we're not breaching any mortgage terms, but that's an easy conversation because again, we're not lying to anybody, we'll tell them what we're doing. Now, in one case, it might be£1,200 is the market rate for that property. We offer them£1,300 as, so to speak, a rent-to-rent where we take care of the minor maintenance issues, and of course, they get this set rent for the next three to five years. We could then, or you could then come to my good self and my team, and you could see what the charities are in the area. And of course, if we can get you a rent maybe of 1,500 quid, 1600 pounds, you pay the landlord their set rent, the charity pays you, and you get that little bit of uplift for being in the middle and basically being the go-to person on that property. You don't have to manage that property in most cases, and of course, it's a great way for you to be able to build up a sustainable property business whilst a helping the landlords, looking after their properties, but also helping some of our care providers, some of our charities that we support as well. And we can do this all across the UK. So even if you are a landlord, got a couple of properties, want to find out more about that, reach out to us and we can help you with that. And then you might think, well, I maybe want to add a few properties to this as well. Haven't quite got the money to buy any more properties at the moment, but why don't I see if there's any landlords in the area that I can work with? I can already show them what I'm doing, and of course, we can move forward with that as well. If you need help with that, then we can help you. We're also looking for developers, for people with big units, blocks of flats, anything like that, come and reach out to me, reach out to my team, and let's have a chat. And that's what we're doing at the moment is we're talking to people, even if it's tenanted at the moment, let us know because if those tenancies are coming up to renewal or somebody, you know, over the next few months decides to leave, we can see what opportunities we have in those areas for you to be able to work with some of our care providers and charities. Now, not many people know that I'm doing this, so I'm getting this out there in the podcast now to say that this I think is great, and it's very, very rewarding as well because we deal with vulnerable people, we deal with people that are getting away from difficult circumstances, some of them absolutely horrendous circumstances that they've been trapped in, and they're getting out, and these people just want to have a fresh, clear, clean break, they want to start in life. Some people with disabilities just want to have a bit more independence, they want to live in a house they can call their own home. They might have carers in there helping and supporting them, but eventually maybe those carers start to take a step backwards, start to give them more independence. And seeing people who've had a trouble upbringing, young adults that are just trying to start to live a normal life, being supported like this, being helped through these channels is something that I am very, very passionate about. And it is something that I'm really, really enjoying being a part of, and that is why I'm reaching out to my network of investors, of landlords, of people that are getting started in property, and I want to see us all thrive, but I want to see us all do this the right way. I've always been, and you'll know if you've listened to any of my other episodes, a massive believer, massive believer in what goes around, comes around in life. So being able to get out there and help and support people is great. As I say, if you're interested in something like this, you've got a development going on, project going on, refurb going on, you're looking at uh rent-to-rent opportunities and how you can maximize your profits from those rent-to-rent opportunities without having to worry about tenants coming and going, this is a great opportunity. Reach out to me, more than happy to have a discussion with anybody. If you need help with this, we can help you grow this business. We have already helped a lot of very successful property investors that are starting out build successful businesses through this, helping people do the right thing. If you haven't checked out Education to Action ETA, which is our new online community, you are missing a trick because we've got thousands and thousands of pounds worth of trainings in there that you can work your way through to become the property professional of your time and of your area. I was going to say what year it is, but it depends what this is 2025, the end of at the moment. So it depends when you're listening to this episode. If you need any help with your rent-to-rent, service accommodation, assisted sales, purchase lease options, deal sourcing, flipping properties, refurb, refinance, and all of those great things, then we have the team, we have the trainings, and we have the support to help you. Also in 2026, I have a new training support sort of master plan coming out, which is the nine steps for property investors to maximize their systems, their property investing, and to build the lives that they desire. So watch out for that as well because that is something that I'm very passionate about helping people do. And I'm really looking forward to the first intake that we have in January for that program. So, all that leaves me to say is I hope you're enjoying these episodes. Thank you ever so much for joining me here today, and I look forward to you joining me in the next episode very soon. Take care. Bye for now.