Reed Lettings are Westcliff and Southends most successful fully regulated Letting agent, letting and managing more property than any other local agent, our extensive knowledge of the industry and local market prices along with having in excess of a 1000 qualified live applicants registered.

We will advertise your property online, through our numerous marketing partners, networks and our social media channels to locate our landlords suitable tenants swiftly and more often within 24 hours of marketing.

We use the most update date technology to market your property, as follows.

  • Extensive details including floor plans, minimum earnings, council tax bandings and Energy performance certificate
  • Video tour
  • Email alerts
  • SMS property alerts
  • Our powerful social media networks , Instagram, Facebook and Tiktok
  • Easy to use website,
  • Prominent Head office located in London Road, Westcliff along with our unique Southchurch Road Office.
  • Listings on , on the market and over 20 other property portals that provide us on average 150 leads per day.
Reed Residential - Estate and Lettings agency in Southend On Sea

The Right Tenant

The type of tenant will depend on your individual requirements. The majority of tenants are either working professionals or claiming housing assistance. Whichever, the applicants will be fully referenced by our professional referencingbusiness partner who will analyse the personal data held by credit reference agencies, alongside data resulting from enhanced checks that are proven to detect undesirable, high risk or fraudulent prospective tenants and provide a full report based on their findings. Reed Lettings shall then assess whether additional security is required and report to you with our recommendations.

The Services We Offer

Full Management

Reed Lettings property management leads the way with an impressive track record, and well-earned reputation for excellence. At the core of our management practice is a straight forward principle, to provide the optimum service with the minimum of fuss but with maximum efficiency.

We set high standards and maintain them by recruiting and retaining experienced and genuinely helpful staff. We take pride in caring for our clients properties and go out of our way to rectify problems as they arise. Keeping clients well informed is another central part of our service. Reed residential have invested heavily in the latest technology to ensure that our accounting and overall communication is as efficient and streamlined as possible. We feel strongly that openness and transparency are vital for successful working relationships; therefore we aim to respond quickly, clearly and without unnecessary jargon. Plain speaking means that everyone is aware of the circumstances, leaving no room for misunderstandings. When it comes to maintenance we never compromise: we only accept the highest standards of workmanship. In resolving problems promptly and striving for excellence in everything we do, we take the worry out of maintenance matters and offer our clients that most valuable commodity, peace of mind.

We prepare an inventory and schedule of condition of your property and will check the tenant in to the property at the start of the tenancy, Reed Lettings will then continue to collect rental payments, make immediate contact with the tenant if payments are not made (and follow set procedures to collect any arrears). We will visit the property on a regular basis to check on the condition and arrange for any necessary maintenance, and will issue you with a report of our recommendations. Any property maintenance will be handled in accordance with our signed authority and we will arrange for our contractors to gain access to carry out any works. At the end of the tenancy, we will serve all necessary notices upon your instruction. Checkout procedures will be followed and the deposit monies will be handled as necessary.

Rental Payments

Our client monies are forwarded quickly and efficiently by our property management team who understand the Residential Lettings business and the need of our individual clients. Our accounting is full reconciled each year and complies fully with the NFOPP (national Federation Of Property Professionals )We know it is important for our clients to receive all rental payments as quickly as possible. In order to avoid delay we make payments directly into the landlords nominated bank. Our commitment is to arrange for this within 2 working days of receiving cleared funds, however, often we achieve this the same day as the rent is received.

Letting Only Service

This service is suitable if you want your property to be widely marketed to achieve an early letting with the best possible rent, and has the reassurance of an independent credit check of the applicant. Ideally we would only look at this service if you live near your property and would be confident in dealing with all tenancy matters; it will be very surprising how time intensive managing your property can be. We will also advise you on estimated rental income, give advice and guidance on preparing then marketing the property to the widest possible audience using our proven methods including our website to boards, property portals and the local press.

Reed Lettings will interview the prospective tenants, accompany viewings of the property and negotiate offers on your behalf to secure the best possible terms. References are then taken, including a full credit reference by an independent company.

We will prepare a Reed Lettings bespoke tenancy agreement in line with the Housing Act, Landlord and Tenants Acts and any other legal documentation that may be required by your mortgage company.

The service we provide under a ‘let only’ is exactly the same as ‘fully managed’ up to the point of the tenant moving in, except there may be additional fees if you wish us to register your tenants deposit etc. The first months rent will be collected, along with a deposit of 5 weeks rent, a full statement is accounted to you for the monies paid less our commission, fees, agreed outgoings and taxes (if applicable), along with a copy tenancy agreement and an inventory check in report (if applicable). You will then be responsible for collecting rent, completing any future safety certificates and dealing with maintenance issues that may arise.

Reed Residential - Estate and Lettings agency in Southend On Sea

The Regulations

Gas Safety (installation and use) Regulations 1998 Gas Safe Register

These regulations first came into effect 31st October 1994 to ensure that gas appliances are properly installed and maintained in a safe condition so as to avoid the risks of carbon monoxide poisoning. It is the responsibility of landlords to ensure that ALL gas appliances and gas installation pipe work owned by them is checked once a year by a gas safety registered engineer. In addition accurate records of the safety inspections and any work carried out must kept for a period of 2 years. The current Gas safety certificate must always be available for any tenant prior to them taking occupation of a property. Please click on the link below to read the full legislation

Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020

Landlords of privately rented accommodation must:

  • Ensure national standards for electrical safety are met. These are set out in the 18th edition of the ‘Wiring Regulations’, which are published as British Standard 7671.
  • Ensure the electrical installations in their rented properties are inspected and tested by a qualified and competent person at least every 5 years.
  • Obtain a report from the person conducting the inspection and test which gives the results and sets a date for the next inspection and test.
  • Supply a copy of this report to the existing tenant within 28 days of the inspection and test.
  • Supply a copy of this report to a new tenant before they occupy the premises.
  • Supply a copy of this report to any prospective tenant within 28 days of receiving a request for the report.
  • Supply the local authority with a copy of this report within 7 days of receiving a request for a copy.
  • Retain a copy of the report to give to the inspector and tester who will undertake the next inspection and test.
  • Where the report shows that remedial or further investigative work is necessary, complete this work within 28 days or any shorter period if specified as necessary in the report.
  • Supply written confirmation of the completion of the remedial works from the electrician to the tenant and the local authority within 28 days of completion of the works.

The above regulations impose an obligation on a landlord to ensure that all electrical appliances left as part of a let property are safe. Cabling, fuses and plugs should also be inspected and replaced where necessary to the correct rating for that particular appliance, other legislation covering electrical installations is currently in force and we strongly recommend that all appliances are regularly checked and serviced. Please click on the link provided below for the full legislation.

Smoke and Carbon Monoxide Alarm (England) Regulations 2015 – Came into force on 1st October 2015

Private sector landlords are required from 1st October 2015 to have at least one smoke alarm installed on every story of their properties and a carbon monoxide alarm in every room that contains a solid fuel burning appliance (e.g. a coal fire or wood burning stove). The landlord is also responsible for ensuring this alarms are in working order at the start of each new tenancy.

The regulations do not stipulate the type of alarms (such as hard wired or battery powered) to be installed. Landlords should make an informed decision and choose the best alarms for their properties and tenants.


With the changes to the Housing Act 1996 in 2004 from 6 April 2007, all landlords and letting agents taking deposits for Assured Shorthold Tenancies (ASTs) in England and Wales must safeguard them with a Government authorised tenant deposit protection scheme, either custodial or insurance based. Reed Residential are NAEA qualified and lodge all of the deposits paid to The Dispute Service (TDS) the insurance based scheme for regulated Estate Agents, further information on the deposit schemes can be found on our website, this only applied to properties that are managed by Reed Residential, landlords that choose to manage their own property are required to provide details of their chosen deposit scheme.

Energy Performance Certificate

From the 01st October 2008 Landlords are required to provide and Energy Performance Certificate when they rent out a property, EPCs assess the energy performance of a property and represent the energy efficiency on a scale from A most efficient to G least efficient. A valid EPC will last for 10 years, unless changes are made to the property which may affect its energy efficiency, and can be used for multiple tenancies within that period. Reed Residential is working in partnership with several EPC assessors that can produce a report swiftly avoiding any marketing delays.

Since 1st April 2020, landlords can no longer let or continue to let properties covered by the MEES Regulations if they have an EPC rating below E, unless they have a valid exemption in place. If you are currently planning to let a property with an EPC rating of F or G, you need to improve the property’s rating to E, or register an exemption before you enter into a new tenancy.

Selective License Scheme – Southend on Sea Borough Council

As of the 1st December 2021, Southend Borough Council introduced a selective license scheme throughout the Borough, covering certain wards. This was implemented to help regulate conditions, management and occupation of properties and to assist with the increase of ‘good landlords’ landlords as well as reduce anti-social behavior and properties in disrepair. The license is valid for 5 years, although the council do have the right to issue a reduced length if required, there is also a fee of £668 payable in two parts. Please refer to the link below for further information.

Your obligations as a landlord

As a landlord you must ensure your properties are rented in a safe condition and free from hazards, any safety certificates need to be provided to the tenancy at the start of any new tenancy, any safety checks/certificates completed during the tenancy will need to be provided to the tenants also, this includes a satisfactory EPC (Energy Performance Certificate). You/your agent must register a tenants deposit into a scheme within 30 days of receiving the funds and provide your tenants with a certificate of confirmation. You will also be required to ensure that the potential tenant has the right to rent in the UK (subsequent checks throughout the tenancy may be required). It is against the law to only check people you think are not British Citizens, you must not discriminate against anyone because of where they are from. Checks can be completed by obtaining some documentation, please see the link below that will take you to the home office ‘Landlords guide to right to rent checks’ from page 25 will provide information on the documents you can accept to do manual checks.

From the 6th April 2022 you will not be able to accept biometric residence cards or permits, ask the tenant for a share code that will allow you to view their right to rent.

Further information

Consent To Let

If you have a mortgage you must obtain consent from your mortgage lender. If your interest in the property is leasehold your lease may require you to obtain consent from your landlord prior to sub letting.

Tax implications

Income tax is payable on all rental income arising from property in the United Kingdom regardless of the residential status of the landlord. Landlords living in the UK should include details of their income and expenditure when completing their income tax returns in the usual manner. Under the 1995 Finance Act, the lettings agent is obliged to advise the Inland Revenue that a letting has been arranged for a landlord who is non resident for UK tax purposes The Agent is liable for the payment of any tax, which arises from the letting and must therefore retain monies at the current tax rate, to cover this liability. Non resident landlords can apply to the Inland Revenue for an assessment on income from rental property. If this is granted, then the Inland Revenue will issue an exemption certificate and the agent will then be no longer bound to retain tax on the rental income. Reed Residential does not undertake to submit your tax returns and would recommend that you appoint an accountant to handle your tax affairs.

Reed Residential - Estate and Lettings agency in Southend On Sea