The SEND reforms set out in the 2026 Schools White Paper, Every Child Achieving and Thriving, represent a long-term shift in how support for children and young people with special educational needs and disabilities is structured and delivered.
While legislative changes are not expected to take effect until 2029 – with some elements, such as changes to Education, Health and Care Plans (EHCPs), not fully in place until 2030 – the direction is already planned. For SEND providers, now is the perfect time to decide how to prepare for it.
Preparation isn’t just operational. It’s strategic, and increasingly property-led.
Providers that act early — particularly in securing and planning suitable premises – are likely to be better positioned as demand continues to grow and the system evolves. This is where advice from our property specialists becomes central to long-term planning.
Understanding the Direction of Travel
Before taking action, providers need to understand the core themes of the reforms.
The White Paper outlines several key changes:
- A stronger emphasis on inclusion within mainstream education
- A new tiered system of support (universal, targeted, targeted plus, specialist)
- The introduction of digital Individual Support Plans for all identified SEND pupils
- Increased specialist support within mainstream settings
- Reforms to how independent special schools are funded and commissioned
Alongside this, the government has acknowledged ongoing pressures within the system – including rising EHCP numbers, local authority deficits, and challenges in securing appropriate placements.
Despite the push towards inclusion, demand for specialist provision is not expected to fall. If anything, the structure of the new system may make the role of high-quality specialist providers even more defined.
Why Early Preparation Matters
Although reforms are phased, the property market will change ahead of the implementation of the legislation.
Several trends are already shaping the sector:
- Continued growth in EHCPs
- Ongoing shortages of specialist school places
- Increased scrutiny from local authorities
- Greater focus on value for money in placements
At the same time, suitable SEN premises remain limited. This creates a competitive environment where securing the right site can take time – often years.
Providers who delay may find themselves constrained by lack of space, unsuitable buildings, or missed opportunities for growth.
Another factor shaping the market is the growing number of mainstream independent schools coming under pressure. Rising operating costs, falling birth rates, and the introduction of VAT on school fees are all contributing to closures in some parts of the sector.
For SEND providers, this creates a potential opportunity. Existing school sites often already benefit from the correct F1 use class, along with facilities such as classrooms, outdoor space, and parking. Where these sites become available, they can offer a more straightforward route to establishing or expanding SEN provision compared to sourcing and converting alternative buildings.
Step 1: Review Your Current Premises
The starting point is to assess existing provision.
Providers should ask:
- Does the current site meet the needs of pupils now and in the future?
- Is there capacity for expansion?
- Does the building support a range of SEND profiles, including more complex needs?
- Are there any planning, compliance, or operational limitations?
With reforms likely to increase accountability and structure, premises will come under greater scrutiny. Buildings that are marginal now may become unsuitable over time.
Step 2: Plan for Growth – Even If It Feels Early
One of the biggest risks for SEND providers is underestimating future demand.
Even with greater inclusion in mainstream settings, the rise in EHCPs suggests continued need for specialist provision. In many areas, this demand already exceeds supply.
Planning for growth may include:
- Identifying additional sites
- Considering satellite provisions
- Expanding existing facilities where possible
- Exploring new geographic areas
This isn’t just about expansion for its own sake. It’s about being able to respond to commissioning opportunities as they arise.
Working with our team can help providers identify viable opportunities early, before they reach the wider market.
Step 3: Understand Location Strategy
Location is becoming increasingly important in SEND provision.
Transport costs are a major pressure for local authorities. As a result, there’s growing emphasis on placing pupils closer to home where possible.
For providers, this means:
- Focusing on areas with identified shortages of provision
- Considering accessibility for both pupils and staff
- Understanding local authority commissioning priorities
Opening a school in the wrong location can limit demand, regardless of quality. Conversely, the right location can support long-term sustainability.
Step 4: Engage with the Funding Landscape
The proposed reforms to pricing for independent special schools – ensuring local authorities pay a “reasonable price” – could improve financial stability across the sector.
However, funding pressures remain.
Local authorities continue to manage deficits, even with government support. This means providers need to balance:
- Cost of premises
- Operational efficiency
- Value offered to commissioners
Property decisions play a major role here. Overpaying for a site or taking on unsuitable premises can impact long-term viability.
Specialist advice helps ensure that property strategy aligns with funding realities.
Step 5: Think Long-Term About Compliance and Design
As the SEND system becomes more structured, expectations around provision are likely to increase.
This includes:
- Suitability of learning environments
- Safeguarding and accessibility
- Space standards and specialist facilities
- Flexibility to support different levels of need
New developments or conversions should be approached with these future requirements in mind.
A short-term solution may not meet long-term expectations, leading to additional cost or the need to relocate.
Step 6: Act During the Transition Period
The period between now and 2029 is the time to plan for the transition.
During this time:
- Funding support is being introduced
- Local authorities are preparing for change
- Demand for places remains high
- The consultation process may refine proposals
This creates a window of opportunity.
Providers who act now can secure sites, establish provision, and build relationships ahead of full implementation.
Those who wait may face a more constrained and competitive market.
Step 7: Work with Specialists Who Understand Both Education and Property
SEND provision sits at the intersection of education policy and property.
Navigating this requires an understanding of both.
Bernard Gordon & Co supports SEND providers by:
- Identifying suitable off-market and on-market opportunities
- Advising on acquisition, leasing, and development
- Supporting planning and change-of-use processes
- Providing strategic property advice aligned with SEND demand
This kind of support allows providers to focus on delivery, while ensuring their property strategy continues to support their goals in the longer term.
A Practical Mindset for the Years Ahead
Preparing for SEND reform isn’t about reacting to a single policy change.
For providers, it means:
- Thinking ahead rather than reacting late
- Aligning property decisions with long-term demand
- Ensuring premises support both current and future needs
- Staying informed as policy develops
The reforms aim to create a more structured, inclusive, and accountable system. Delivering that system will depend heavily on the availability and quality of provision – and therefore on the spaces in which that provision takes place.
SEND reform will reshape the education landscape, but it will not remove the need for specialist providers. If anything, it will clarify their role.
The providers that succeed will be those who prepare early – not just operationally, but strategically.
Securing the right site, in the right location, with the right long-term potential, is one of the most important decisions a SEND provider can make in the years ahead.
With the right approach – and the right advice – providers can move with confidence, rather than reacting under pressure as reforms take hold.
Get in touch with our team for a confidential discussion about how we can help.