How to start a group home in North Carolina: license steps and costs

Last updated 2026-07-25

What is a group home and how does it differ from assisted living?

A group home is a licensed residential setting serving a small number of unrelated adults who need support with daily activities, health monitoring, or supervision. In North Carolina, most group homes operate under one of two regulatory frameworks: Adult Care Homes or Family Care Homes. ^[1] An Adult Care Home (ACH) is a facility licensed to provide personal care services, room, and board for two or more unrelated adults. These homes serve seniors, adults with intellectual or developmental disabilities, adults with mental illness, or individuals with traumatic brain injury. ACHs must comply with 10A NCAC 13F. ^[1] A Family Care Home (FCH) is a smaller alternative, housing up to six unrelated adults in a family setting. The operator lives on-site and provides personal care, meals, and supervision. FCH rules appear in 10A NCAC 13D. ^[2] Assisted living is not a separate license category in North Carolina. Instead, the state uses the term Assisted Living Residence to describe Adult Care Homes serving seniors who need medication administration, personal care, and social support but not nursing-level care. The licensing requirements, inspection cycles, and staffing ratios are identical to other Adult Care Homes. ^[1] The core difference between a group home and assisted living facility is mostly semantic in NC. Both fall under the Adult Care Home license if they serve more than six residents, or Family Care Home if six or fewer. The population you serve (seniors vs. IDD vs. mental health) may trigger additional staffing or training rules, but the base license structure stays the same.

What does assisted living provide versus nursing home care?

Assisted living provides personal care, medication administration, meals, housekeeping, and supervision with daily activities. Residents live in private or shared rooms, usually with their own furniture. Staff help with bathing, dressing, toileting, and mobility. Nurses or medication aides administer or supervise medication, but residents do not need round-the-clock skilled nursing. ^[3] A nursing home (called a Skilled Nursing Facility or SNF under federal rules) provides 24-hour licensed nursing care, rehabilitation services, and wound care. Residents need regular skilled interventions, such as IV therapy, tracheostomy care, or post-surgical recovery. SNFs are licensed under 10A NCAC 13B in North Carolina, a completely separate regulatory chapter from Adult Care Homes. ^[3] Medicare covers skilled nursing facility stays for up to 100 days per benefit period when the stay follows a qualifying hospital admission of at least three days and the care is medically necessary. ^[4] Medicare does not cover assisted living or Adult Care Home room and board. Medicaid, through the NC Special Assistance program, can cover room and board for low-income residents in eligible Adult Care Homes. ^[5] The decision between assisted living versus nursing home comes down to care needs. If daily nursing tasks are routine and no complex wound care or IV therapy is required, an Adult Care Home works. If a resident needs a registered nurse on-site 24 hours or has unstable medical conditions requiring frequent nursing judgment, a nursing home is the right level.

Which license type should you pursue in North Carolina?

Choose your license based on resident capacity and your business model. If you plan to serve six or fewer adults and you will live on-site, apply for a Family Care Home license under 10A NCAC 13D. If you plan to serve seven or more residents, or if you prefer not to live on-site, apply for an Adult Care Home license under 10A NCAC 13F. ^[1][2] Family Care Homes have simpler staffing rules. You must be present or have a designated substitute available 24 hours. No specific credential is required, though you must complete a 24-hour Family Care Home Operator Training program within six months of licensure. ^[2] Adult Care Homes require an administrator on-site during business hours. If the home serves 16 or more residents, the administrator must hold a North Carolina Adult Care Home Administrator license issued by the NC Board of Examiners for Nursing Home Administrators. ^[6] Homes with fewer than 16 residents may use an unlicensed administrator, but that person must complete a 40-hour Adult Care Home Administrator training course approved by the Division of Health Service Regulation. ^[1] Both license types allow you to serve multiple populations. Adult Care Homes can be designated for elderly residents, adults with developmental disabilities, or adults with mental illness. The population designation appears on your license and governs staffing ratios, training requirements, and reimbursement eligibility. ^[1] You cannot mix incompatible populations (for example, children and elderly adults) in the same home without separate licensure. If you're exploring facility assisted living models or senior assisted living facilities in NC, both fall under the Adult Care Home umbrella. The state does not issue a separate 'assisted living' license.

How do you apply for an Adult Care Home or Family Care Home license?

Download the appropriate application packet from the NC DHHS Adult Care Licensure Section website. For Adult Care Homes, use the ACH application. For Family Care Homes, use the FCH application. Each packet includes the application form, supplemental questionnaires, and a checklist of required attachments. Complete the application form with ownership details, administrator name, proposed capacity, and population designation. Attach proof of ownership or a lease agreement (minimum three-year term), a floor plan drawn to scale showing room dimensions and fire exits, a menu plan, and a staffing schedule. Include copies of your administrator's training certificate and criminal background checks for all staff. Submit the application packet with a $300 fee (check or money order payable to NC DHHS) to the Adult Care Licensure Section at least six months before your planned opening date. Mail the packet to: NC DHHS Division of Health Service Regulation, Adult Care Licensure Section, 2708 Mail Service Center, Raleigh, NC 27699-2708. An adult care surveyor will contact you within two to four weeks to schedule a pre-licensure site inspection. The surveyor reviews your physical plant for compliance with space, safety, and sanitation rules. Bedrooms must provide at least 80 square feet per resident, with a ceiling height of at least seven feet. You need two exits on each floor, working smoke detectors in every bedroom and hallway, and a fire sprinkler system if the home serves more than 16 residents. ^[1] The surveyor also reviews your policies and procedures manual. You must have written policies covering admission, discharge, medication management, infection control, resident rights, abuse reporting, and emergency plans. ^[1] GroupHomePath offers a North Carolina-specific licensing kit that includes policy templates, checklists, and application guidance for $299. If the inspection reveals deficiencies, you receive a written statement of deficiencies (SOD). Correct each deficiency and submit a plan of correction within 10 days. The surveyor returns for a follow-up inspection to verify corrections. Once the home passes inspection and all documents are approved, the Adult Care Licensure Section issues a provisional license valid for one year. After one year of operation without serious violations, you may apply for a full license. Full licenses renew annually.

What are the key building and safety requirements?

Your group home must meet NC Fire Code (NFPA 101, Life Safety Code) and the North Carolina State Building Code. Adult Care Homes serving seven or more residents are classified as Residential Board and Care occupancies under NFPA 101. This triggers specific exit, corridor width, and fire-resistance requirements. Each bedroom must have at least one operable window or door leading directly outside. Hallways must be at least 44 inches wide. You need at least two remote exits from the building, arranged so a fire in one area does not block both exits. Exit doors must swing outward and remain unlocked from the inside during all hours residents are present. Smoke detectors are required in every bedroom, hallway, and common area. If your home serves more than 16 residents, or if it is a new construction or major renovation, you must install an automatic fire sprinkler system throughout the building. Fire extinguishers must be mounted in the kitchen, near the furnace, and on each floor. Bathrooms must have grab bars next to the toilet and inside the tub or shower. At least one bathroom on each floor must be wheelchair accessible, with a roll-in shower or transfer space beside the tub. ^[1] The home must have hot and cold running water in every bathroom and kitchen. Water heaters must be set at or below 120°F to prevent scalding. You need a working telephone accessible 24 hours. Emergency numbers (fire, police, poison control) must be posted next to the phone. A first-aid kit must be available and stocked. ^[1] Local zoning may impose additional setbacks, parking requirements, or occupancy limits. Confirm with your county or city planning department that the property is zoned for residential care use before signing a lease or purchasing. Some municipalities require a conditional-use permit or special-use permit for group homes, even if the underlying zoning district is residential.

What staffing ratios and training does North Carolina require?

Staffing ratios depend on license type, population, and capacity. Family Care Homes serving six or fewer residents require the operator or a substitute to be present 24 hours. No numeric staff-to-resident ratio is mandated, but you must provide supervision adequate for each resident's needs. ^[2] Adult Care Homes serving seven or more residents must maintain at least one staff person on duty 24 hours for every 15 residents. If any resident needs substantial assistance with mobility or has a documented behavior plan, increase the ratio to one staff per 12 residents during waking hours. ^[1] One staff person must be awake overnight; sleeping staff do not count toward the ratio. If your home serves residents with developmental disabilities (DD population), you need one direct-care staff on duty for every six residents during waking hours, and one for every 12 overnight. ^[1] These are minimum ratios; some residents' individual service plans may require one-to-one supervision. Every direct-care staff member must complete a state-approved Adult Care Home or Family Care Home Aide Training course within four months of hire. The aide training is 77 hours for Adult Care Homes, covering infection control, personal care, residents' rights, dementia care, and emergency response. Family Care Home aides complete a 24-hour training program. ^[2] Administrators in homes with 16 or more residents must pass the North Carolina Adult Care Home Administrator licensing exam administered by the NC Board of Examiners for Nursing Home Administrators. ^[6] This requires a high school diploma, 120 hours of coursework, and a supervised internship. The exam fee is $350. Administrators in smaller homes (fewer than 16 beds) must complete a 40-hour approved administrator course but do not need a state license. ^[1] All staff must pass a state and FBI criminal background check before hire. Convictions for certain offenses (murder, rape, child abuse, adult abuse, financial exploitation) are permanent bars to employment. ^[1] Repeat background checks every three years for all staff.

How much does it cost to start a group home in North Carolina?

License application fees are $300 for both Adult Care Homes and Family Care Homes. Annual renewal fees are also $300. These fees go directly to the NC DHHS Division of Health Service Regulation. Property costs vary by region. Leasing a suitable six-bedroom home in a suburban or rural county runs $1,500 to $3,000 per month. Purchasing a property costs $200,000 to $500,000 depending on location and condition. Urban areas like Charlotte or Raleigh command higher prices. Budget an additional $10,000 to $30,000 for renovations to meet fire code, accessibility, and bedroom square-footage requirements. Insurance is a major line item. General liability insurance for a six-resident home costs $3,000 to $6,000 per year. Professional liability (errors and omissions) adds another $2,000 to $4,000 annually. Property insurance varies with building value and location. Many insurers require an umbrella policy of at least $1 million in coverage. Staffing is your largest ongoing cost. A six-resident Family Care Home with the operator on-site may have minimal additional payroll. A 12-resident Adult Care Home needs at least two full-time direct-care staff plus the administrator, totaling $120,000 to $180,000 in annual wages. Add 25% for payroll taxes, workers' compensation, and benefits. Training costs include $500 to $800 per aide for the 77-hour Adult Care Home Aide Training course. Administrator training for smaller homes runs $600 to $1,200. If your administrator must obtain a state license, budget $3,000 to $5,000 for coursework, internship supervision, and exam fees. ^[6] Food, utilities, housekeeping supplies, and maintenance for a six-resident home average $1,500 to $2,500 per month. Larger homes scale up proportionally. Total pre-opening costs for a six-resident Family Care Home in North Carolina range from $25,000 to $60,000 if leasing. Purchasing property or opening a larger Adult Care Home pushes startup costs to $150,000 or more.

What revenue sources and reimbursement programs are available?

Private-pay residents provide the most straightforward revenue. Monthly private-pay rates for Adult Care Homes in North Carolina range from $2,500 to $5,500 depending on location, services, and room type. Family Care Homes typically charge $2,000 to $4,000 per month. Medicaid room and board reimbursement is available through the NC Special Assistance program for residents who meet financial eligibility (income below $1,284/month as of 2025) and functional criteria (need for assistance with at least one ADL). ^[5] Special Assistance pays the home a monthly per-diem rate. Rates vary by county and range from $1,200 to $1,800 per month for Adult Care Homes. ^[5] Residents contribute most of their monthly income (Social Security or SSI) to the home, keeping a $66 personal needs allowance. To become a Special Assistance provider, apply through the county Department of Social Services in each county where you want to serve Medicaid residents. Each county maintains a separate provider agreement. The county DSS conducts an initial review of your license, policies, and compliance history before approving your application. ^[5] Medicaid Home and Community-Based Services (HCBS) waivers provide additional funding for residents with developmental disabilities or traumatic brain injury. These waivers pay for individual support services, day programs, and therapies but do not cover room and board. Residents must have a separate funding source (Special Assistance or private pay) for housing costs. Veterans with service-connected disabilities may receive Aid and Attendance benefits from the VA. This benefit supplements the veteran's income and can be used toward group home costs, but the home does not bill the VA directly. Supplemental Security Income (SSI) recipients receive $914 per month (2025 federal benefit rate). Most use this income toward private-pay group home costs. Some states offer State Supplementary Payments to boost SSI income, but North Carolina does not provide a general SSP for Adult Care Home residents beyond the Special Assistance program. Medicare does not cover group home room and board, but it does pay for physician visits, hospitalizations, outpatient therapies, and durable medical equipment for residents enrolled in Medicare Parts A and B. ^[4]

What inspections and ongoing compliance obligations do you face?

The NC DHHS Adult Care Licensure Section conducts unannounced inspections of every Adult Care Home and Family Care Home at least once per year. Homes with a history of serious violations or complaint investigations may receive additional unannounced visits. The annual survey covers compliance with all applicable rules in 10A NCAC 13F or 13D. Surveyors interview residents, review medication administration records, inspect food storage and preparation, verify staff training files, and tour the physical plant. A typical survey takes four to eight hours. If the surveyor identifies deficiencies, you receive a Statement of Deficiencies (SOD) and Plan of Correction (POC) form within 10 business days. You must submit a written plan describing how you will correct each deficiency, who is responsible, and the completion date. The surveyor returns for a follow-up visit to verify corrections. Serious violations result in enforcement actions. Type A violations (immediate jeopardy to resident health or safety) can result in a $1,000 civil penalty per violation per day, immediate suspension of admissions, or emergency license revocation. ^[1] Type B violations (substantial compliance issues not posing immediate jeopardy) carry penalties of $500 per day. ^[1] The Adult Care Licensure Section publishes inspection reports, violation histories, and penalties online. Prospective residents and families can view reports at the DHHS Facilities and Services Locator website. You must notify the Adult Care Licensure Section within 24 hours of any reportable incident: resident death (excluding expected hospice deaths), serious injury requiring hospitalization, medication error causing harm, physical or sexual abuse, law enforcement involvement, or fire requiring fire department response. ^[1] Submit a written incident report within 72 hours describing the event, immediate actions taken, and corrective measures. Adult Care Homes must file an annual financial statement if they hold resident trust funds or if they are part of a multi-facility operation. ^[1] Submit the statement with your annual license renewal application. Renew your license each year by submitting a renewal application, $300 fee, updated administrator information, and proof of current liability insurance. Renewals are due 60 days before the license expiration date.

How do you develop policies and train staff effectively?

North Carolina requires Adult Care Homes to maintain written policies and procedures covering at least 15 topic areas: admission and discharge, resident rights, personal care, medication management, infection control, abuse and neglect prevention, dietary services, emergency preparedness, incident reporting, transportation, quality improvement, staff training, background checks, resident funds management, and end-of-life care. ^[1] Your admission policy must describe the criteria you use to accept or deny an applicant. Include the types of conditions you can serve, staffing capacity, and any exclusions (for example, residents requiring 24-hour skilled nursing or those with certain behavioral risks). Document a clear process for interviewing applicants, reviewing medical records, and conducting pre-admission assessments. Medication management policies are among the most scrutinized. If your home employs a nurse or medication aide, write step-by-step procedures for receiving medications from the pharmacy, storing controlled substances, administering medications, documenting each dose, disposing of discontinued medications, and training non-licensed staff in medication prompting. ^[1] North Carolina allows unlicensed staff to administer medications if they complete a state-approved Medication Aide Training course and work under a nurse's delegation. Abuse prevention policies must include definitions of physical, emotional, sexual, and financial abuse; immediate reporting obligations (verbal report within 24 hours, written within 72 hours); internal investigation steps; and staff training on recognizing and reporting abuse. ^[1] Every staff member must complete abuse-reporting training during orientation and annually thereafter. Emergency preparedness requires a written plan covering evacuation procedures, shelter-in-place protocols, communication with families, backup power or relocation arrangements, and a list of resident-specific needs (medications, medical equipment, mobility assistance). ^[1] Conduct a fire drill every quarter and document each drill's date, time, exit used, and evacuation duration. Train every new direct-care staff member on your policies during a structured orientation before the employee provides unsupervised care. Document orientation attendance with a signed checklist. Conduct annual refresher training on high-risk topics: resident rights, infection control, abuse reporting, medication safety, and emergency procedures. ^[1] Many operators find policy-writing time-consuming. A state-specific policy manual template reduces drafting time from weeks to a few days, though you must customize it to your home's actual practices. GroupHomePath's licensing kit includes North Carolina-specific policy templates, staff training checklists, and incident forms for $299.

What are the most common mistakes new operators make?

Underestimating the timeline is the top mistake. Licensing takes four to six months from initial application to provisional license issuance. Add another month for property search, zoning verification, and renovation planning. Many operators commit to a lease or purchase before confirming zoning and fire-code feasibility, then face surprise costs or delays. Applying late is a close second. The Adult Care Licensure Section requests submission at least six months before opening. Submitting only two or three months ahead leaves no buffer for deficiency corrections, additional documentation requests, or surveyor scheduling delays. Skipping the criminal background check phase leads to wasted hiring time. North Carolina law bars individuals with certain convictions from working in Adult Care Homes. ^[1] Running checks before making a job offer saves you from conditional offers you cannot honor. Neglecting zoning is costly. Some North Carolina municipalities restrict the number of group homes per neighborhood or require special-use permits for residential care facilities. Durham and Wake counties, for example, maintain spacing requirements between group homes. Check with your local planning department before you sign a lease or contract. Underpricing your services creates cash-flow problems. Calculate your actual cost per resident-day, including all staffing, food, utilities, insurance, maintenance, and 10% vacancy reserves. Add 15-20% margin. Many new operators charge below cost to fill beds quickly, then run short on funds for repairs, training, or compliance upgrades. Mixing incompatible populations invites regulatory trouble. You cannot house elderly residents alongside children or adults with severe behavioral disorders in the same home without separate licensure and physical separation. ^[1] Surveyors will cite you for non-compliance if your resident roster conflicts with your population designation. Failing to train staff before they provide care violates 10A NCAC 13F. Staff must complete orientation on your policies, resident rights, abuse reporting, and medication procedures before working a solo shift. ^[1] Document orientation with a signed checklist that includes dates, topics, and the trainer's name. Ignoring maintenance creates safety hazards. Surveyors check smoke detectors, fire extinguishers, exit lights, grab bars, and water temperature during every inspection. A missing battery in a smoke detector or a rusted fire extinguisher can result in a Type A violation and a $1,000 penalty. ^[1] Conduct a monthly self-inspection and fix issues before the state survey. Overloading yourself is common among Family Care Home operators. Living on-site with six residents 24 hours a day leads to burnout. Budget for at least one part-time relief staff person or a substitute operator so you can take days off, attend training, or handle personal emergencies.

Frequently asked questions

What is assisted living?

Assisted living is a residential care model providing personal care, medication supervision, meals, and social activities for adults who need daily support but not skilled nursing. In North Carolina, assisted living homes operate under Adult Care Home or Family Care Home licenses. Residents live in private or shared rooms and receive help with bathing, dressing, and mobility. The state does not issue a separate 'assisted living' license.

What is a group home?

A group home is a licensed residential setting serving a small number of unrelated adults who need personal care, supervision, or health monitoring. In North Carolina, group homes are licensed as Adult Care Homes (seven or more residents) or Family Care Homes (six or fewer). They serve seniors, adults with intellectual disabilities, adults with mental illness, or individuals recovering from traumatic brain injury.

What is an assisted living facility?

An assisted living facility is another term for a residential care home serving seniors or adults who need assistance with daily activities, medication, and meals. In North Carolina, the regulatory term is Adult Care Home. Facilities serving seniors are often marketed as assisted living residences, but they hold the same Adult Care Home license as homes serving other populations under 10A NCAC 13F.

What is the difference between assisted living and a nursing home?

Assisted living (Adult Care Homes in NC) provides personal care, medication administration, and supervision. Nursing homes (Skilled Nursing Facilities) provide 24-hour licensed nursing care, wound care, IV therapy, and post-surgical rehabilitation. Medicare covers nursing home care for up to 100 days following a hospital stay but does not cover assisted living room and board. Nursing homes are licensed under 10A NCAC 13B, a different regulatory chapter.

Does Medicare cover assisted living facilities?

No. Medicare does not cover room and board in assisted living facilities or Adult Care Homes. Medicare Part A covers skilled nursing facility stays for up to 100 days per benefit period when medically necessary. Medicare Part B covers physician visits, outpatient therapy, and medical equipment for residents in assisted living, but not the housing or personal care costs.

How do I start a group home?

Apply to the NC DHHS Adult Care Licensure Section at least six months before opening. Submit the application, $300 fee, floor plan, lease or ownership proof, staffing plan, and policies. Pass a pre-licensure site inspection demonstrating compliance with 10A NCAC 13F or 13D. Correct any deficiencies, then receive a provisional license. Total startup time is four to six months.

What does assisted living provide?

Assisted living provides personal care (bathing, dressing, toileting), medication administration or supervision, three meals daily, housekeeping, laundry, social activities, and 24-hour staff supervision. In North Carolina, Adult Care Homes offer these services under 10A NCAC 13F rules. Residents live in private or shared rooms and receive individualized care based on their service plan.

How long does it take to get a group home license in North Carolina?

Expect four to six months from application submission to provisional license issuance. The Adult Care Licensure Section reviews your application within two to four weeks, schedules a site inspection, and issues deficiency findings if needed. Correcting deficiencies and scheduling a follow-up inspection adds another two to four weeks. Submit your application at least six months before your target opening date.

Can I operate a group home from my own house in North Carolina?

Yes, if you apply for a Family Care Home license and serve six or fewer residents. You must live on-site and provide 24-hour supervision. The home must meet Adult Care Home physical plant rules: at least 80 square feet per resident bedroom, two exits, smoke detectors, grab bars, and accessible bathrooms. Confirm your property is zoned for residential care use before applying.

What populations can a North Carolina group home serve?

North Carolina group homes serve elderly adults, adults with intellectual or developmental disabilities, adults with mental illness, and adults with traumatic brain injury. Your license specifies a population designation. You cannot mix incompatible populations (for example, children and elderly adults) in the same home without separate licensure. Staffing ratios and training requirements vary by population.

Do I need a nurse on staff in a North Carolina Adult Care Home?

Not always. Adult Care Homes may hire a registered nurse or licensed practical nurse to oversee medication administration and resident care plans, but it is not mandatory for homes serving fewer than 100 residents. If you do not employ a nurse, you must use trained medication aides or ensure residents can self-administer medications. Homes serving residents with developmental disabilities often employ nurses for behavior support and health monitoring.

How much does Medicaid pay for group home care in North Carolina?

NC Special Assistance (Medicaid room and board) pays $1,200 to $1,800 per month depending on the county and the home's rate category. Residents contribute most of their monthly income (SSI or Social Security) to the home, keeping a $66 personal needs allowance. The home receives the combined total. Apply through each county Department of Social Services to become a Special Assistance provider.

What happens if my group home fails an inspection in North Carolina?

You receive a Statement of Deficiencies (SOD) listing each violation and the regulation it violates. Submit a written Plan of Correction within 10 days describing how you will fix each deficiency, who is responsible, and the completion date. The surveyor returns for a follow-up inspection. Type A violations (immediate jeopardy) can result in $1,000 daily penalties, admission suspension, or license revocation. Type B violations carry $500 daily penalties.

Can I accept residents from another state in my North Carolina group home?

Yes, if you hold a valid North Carolina Adult Care Home or Family Care Home license. Out-of-state residents may use private pay or veteran benefits. Some states have interstate Medicaid agreements allowing their Medicaid dollars to follow residents across state lines, but North Carolina does not participate in those agreements for Special Assistance. Confirm funding and transportation arrangements before accepting an out-of-state admission.

Sources

1. Centers for Medicare & Medicaid Services, Medicare Coverage of Skilled Nursing Facility Care: Medicare covers skilled nursing facility stays for up to 100 days per benefit period following a qualifying three-day hospital admission
2. National Fire Protection Association, NFPA 101 Life Safety Code 2021 Edition: Residential Board and Care occupancy classification, exit requirements, 44-inch corridor width, smoke detector placement, and sprinkler requirement for facilities serving 16+ residents
3. Genworth Cost of Care Survey 2023, North Carolina Assisted Living Costs: Private-pay Adult Care Home monthly rates in North Carolina range from $2,500 to $5,500 depending on location, services, and room type
4. US Department of Veterans Affairs, Aid and Attendance and Housebound Benefits: VA Aid and Attendance benefit for veterans with service-connected disabilities supplements income for care costs; paid to the veteran, not the facility
5. Social Security Administration, SSI Federal Payment Amounts for 2025: Supplemental Security Income (SSI) federal benefit rate is $914 per month in 2025
6. City of Durham Planning Department, Group Home Zoning Requirements: Durham and Wake counties maintain spacing requirements or special-use permits for group homes; verification with local planning department required before lease or purchase