Party Wall Surveyor
Planning building work that affects a party wall with your neighbour? AC Design Solution provides independent party wall surveyor services for building owners, adjoining owners, and agreed surveyor appointments across the UK. For projects in the capital, visit our Party Wall Surveyor London service for borough-specific guidance.
Understanding the Party Wall Act
The Party Wall etc. Act 1996 is a piece of legislation. It covers England and Wales. It governs building work affecting shared walls, boundary structures, and excavations near neighbouring properties.
This statutory framework exists to prevent disputes. It does this by establishing clear procedures. You notify neighbours. You document property condition prior to works. You agree on how work will proceed.
The Party Wall Act requires you to follow statutory obligations. You serve formal notices on adjoining owners. You allow them time to respond. If they dissent or don’t respond, you appoint an impartial surveyor. They prepare a party wall agreement. This sets out how work to be done will proceed. It also sets out what protections both parties have.
Understanding your obligations early helps avoid disputes. It reduces costs. It keeps relationships with neighbours intact.
How Much Does a Party Wall Survey Cost?
We offer fixed fees for our professional service provided.As building owner, you pay for both surveyors under statutory obligations. When you appoint an agreed surveyor to act for both parties, costs may be lower.We provide fixed fees quotes. You’ll know total costs upfront.
SIMPLE CONSENT SERVICE
FROM
Land Registry compliance check
Review of drawings/plans
Drafting and finalizing notice
For simple projects where neighbors already agree
CONSENT WITH SCHEDULE OF CONDITION
FROM
Everything in Basic Service, PLUS:
Site visit to document current property condition
Schedule of Condition report (protects you from false damage claims)
Best for most building projects
SHARED SURVEYOR SERVICE
FROM
Full surveyor service shared between you and neighbor
Site visits to both properties
Complete Schedule of Condition for both sides
Cost-effective when both parties want professional oversight
DISSENT TO THE NOTICE & APPOINT OWN SURVEYOR
INDIVDUAL
Land Registry compliance check
Review of drawings.
Drafting and finalising notice.
Drafting and finalising Schedule of condition.Site visit to review Adjoining owner side.
Types of Work Covered by the Act
Section 1: New Boundary Walls
Building a new party fence wall astride the property line requires agreement under Section 1.
The adjoining owner can either consent in writing or dissent. If they don’t respond or object, you need to appoint a party wall surveyor. They prepare a formal party wall agreement before construction begins.
Section 2: Work to a Party Structure
Section 2 covers work that directly affects a party wall between properties. This is the most commonly triggered section. It applies to most extensions and loft conversions in terraced and semi-detached properties.
Work covered by the Act includes:
- Cutting into party walls for beam insertions, Raising wall heights, Adding damp proof courses, Creating openings
- Underpinning party walls, Removing chimney breasts that form part of the party structure
You must serve notice at least two months before starting work to be done.
Section 3: Adjacent Excavation
Section 3 applies when excavating within three or six metres of your neighbour’s structure. This catches most basement projects in terraced and semi-detached properties.
The notice period is one month. But technical requirements are often more complex.
When to Appoint a Surveyor
Do You Need to Appoint a Party Wall Surveyor?
Under the Party Wall Act, you must appoint a surveyor in certain situations. These include when your neighbour dissents to your notice, or when they fail to respond within 14 days.
The statutory framework treats silence as dissent. This automatically triggers the surveyor appointment process.
Either party may appoint a surveyor even if your neighbour consents. Appointing an impartial professional provides protection through a Schedule of Condition, which documents property condition prior to works. Formal party wall agreement documentation also helps avoid disputes.
These situations commonly arise on residential projects across London boroughs such as Wembley and Barnet, as well as surrounding areas including Essex.
The steps
How to Appoint a Party Wall Surveyor
Separate Surveyors
You appoint your own surveyor. Your neighbour appoints theirs. The two surveyors work together. They agree the party wall agreement.
Agreed Surveyor to Act
Both parties agree to appoint one surveyor. They act impartially for both sides. This agreed surveyor to act for both parties reduces costs. It streamlines the professional service provided.
You Select for Both Parties
Your neighbour might fail to appoint within 10 days of dissenting. You can then appoint one on their behalf. This is under Section 10 of the Act.
As building owner, you pay for both surveyors under statutory obligations. Costs may vary depending on project complexity.
Explore All Our Architectural Projects
Party wall surveying forms just one part of our comprehensive service. AC Design Solution handles residential projects across Essex, the South East, and the Home Counties. Our architecture services cover planning applications. We handle building regulation drawings. We provide design work for extensions, loft conversions, and renovations.
Structural engineering services include calculations for load-bearing wall removals. We provide steel beam specifications. We handle foundation design. Our engineers work alongside party wall surveyors. This ensures structural changes comply with awards and regulations. We’ve completed over 10,000 UK projects across Essex and the South East.
What is a Party Wall Survey?
A party wall survey documents your neighbour’s property condition prior to building work starting.
The professional service provided includes:
- Detailed photographs
- Written descriptions of existing defects
- Technical notes about the building’s construction
The Schedule of Condition
The party wall survey produces a Schedule of Condition. This is the core document protecting adjoining properties.
This schedule records walls, ceilings, floors, and elevations. It notes every crack and defect before construction begins.
If your work causes damage, this schedule proves what existed beforehand. It determines responsibility for the defect. Without it, you’re arguing whether cracks resulted from your works. Or whether they were pre-existing.
The survey extends beyond immediate properties. This happens when work might affect structures further away.
Types of Building works
The Party Wall Procedure and Legal Framework for Resolving Disputes
PARTY WALL SURVEYING
Service of Notices
We prepare and serve formal party wall notices. These explain the works you are planning, when they will start, and what rights your neighbour has under the statutory framework.
Notices must be served on all “adjoining owners”. This includes anyone with a legal interest in a property that shares a wall, boundary, or may be affected by excavation.
Missing an owner can invalidate the entire process.
GET FREE QUOTEPARTY WALL SURVEYING
Response from Adjoining Owners
Neighbours have 14 days to respond. The adjoining owner can either:
- Consent in writing
- Dissent
- Ignore the notice
After 14 days of silence, the statutory framework treats this as dissent.
Most disputes are not about whether work can happen. They are about protecting the adjoining property and ensuring any damage caused by the works is repaired.
Professional surveyors reduce tension through impartial assessment.
GET FREE QUOTEPARTY WALL SURVEYING
Agreeing the Party Wall Agreement (Award)
The party wall agreement is the legal document that allows works to proceed. It is formally called an “Award”.
It sets out:
- What work will happen
- When it can start
- Protective measures required
- The legal framework for resolving issues during construction
We draft awards including:
- Detailed work descriptions
- Schedule of Condition (recording condition before works)
- Rights of access
- Working hour restrictions (where appropriate)
- Procedures for dispute resolution
Both surveyors must agree the Award. If they cannot agree, a third surveyor is appointed under Section 10 to make binding decisions. This is rare with experienced surveyors.
Both parties can also appoint a single agreed surveyor to act for both owners. This often reduces costs while maintaining strict impartiality.
GET FREE QUOTEPARTY WALL SURVEYING
Dispute Resolution & Professional Standards
The Party Wall etc. Act 1996 provides a legal framework for resolving disputes between neighbours without court proceedings. When either party disagrees about works, costs, access, or damage, party wall surveyors resolve matters through the Award process.
Common disputes include:
- Disagreement about the proposed works
- Arguments over costs
- Disputes about access
- Claims for damage caused by the works
Section 10 applies where surveyors cannot agree. The two surveyors appoint a “third surveyor” who acts as final arbiter and makes binding decisions. This ensures legitimate works are not blocked while adjoining owners remain protected.
Our surveyors maintain membership with the Faculty of Party Wall Surveyors. This supports high professional standards, continuing education, and ethical practice — including staying current with relevant case law and best practice.
GET FREE QUOTEAbout Us
AC Design Solution is a London-based multidisciplinary practice specialising in architecture, structural engineering, and party wall surveying. Founded in 2012, we have completed over 10,000 residential and mixed-use projects across the UK.
Our party wall surveyors and are members of the Institute of Party Wall Surveyors. We bring practical construction experience, a clear understanding of how buildings work, and a strictly impartial, professional approach.
We act as:
• Building Owner’s Surveyors
• Adjoining Owner’s Surveyors
• Agreed Surveyors acting for both parties
Our multidisciplinary background allows us to coordinate party wall matters with your architectural drawings and structural engineering under one roof.
Our initial consultation provides practical advice tailored to your specific situation. Whether you are planning a renovation, constructing a new extension, or working near a shared boundary, we will assess whether your works fall under the Party Wall etc. Act 1996 and explain your legal obligations clearly. Our neighbourly approach promotes clear communication and realistic party wall awards that protect all parties and allow your project to proceed compliantly.
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Party Wall FAQs
My neighbour is building but hasn't informed me about any work taking place. What can I do?
Your neighbour should have served notices under the statutory framework. If they haven’t, write pointing out their statutory obligations.
If they don’t respond, either party may appoint a surveyor. The surveyor will contact them formally.
Your surveyor can insist on a survey. This protects adjoining properties. Don’t wait until damage occurs. Early intervention helps avoid disputes.
I have just found out that I need to serve notice on an adjoining owner but my construction has already started – should I stop?
Yes. Stop immediately and serve proper notices.
Proceeding without compliance exposes you to:
Injunctions
Liability for damage
Legal costs
Builders sometimes don’t understand what work is covered by the Act. Appoint a surveyor immediately. This brings things into compliance.
When does the Party Wall Act apply?
The Party Wall Act applies when:
Building on boundary lines
Doing work that affects a party wall
Excavating within three or six metres of neighbouring foundations
Common projects covered by the Act include:
Loft conversions in terraced and semi-detached properties
Extensions
Basement excavations
Removing chimney breasts
Underpinning
Planning permission is separate from statutory obligations. You can have planning approval and still need a party wall survey.
Is there anything I can do about the construction noise coming from next door?
Party wall agreements can include working hours restrictions. But they don’t override rights to do reasonable work at reasonable times.
Normal hours are acceptable:
- 8am–6pm weekdays
- 8am–1pm Saturdays
For excessive noise, contact your local council’s environmental health department. Noise control isn’t covered by the Act.
Do I have to allow my neighbour's contractors on to my property?
Under the statutory framework, you must allow reasonable access. This is for work that can’t be done otherwise.
Access must be reasonable with proper notice. The party wall agreement specifies conditions.
If you refuse reasonable access, your neighbour can apply to County Court. They get an access order.
Why should I appoint a surveyor?
Appointing a party wall surveyor protects you legally.
It provides:
Documentation through a survey documenting condition prior to works
Ensures work proceeds according to statutory obligations
Expert representation for resolving disputes
Without surveyors and proper agreements, you’re personally liable. You face damage claims with no evidence of pre-existing conditions. There’s no determination of responsibility for the defect.
Party wall survey fees are small. They’re much less than legal costs and delays that non-compliance creates.
Can building work start before the Award is finalised?
No. Starting before the party wall agreement is served breaches statutory obligations.
Your neighbour can seek an injunction. You lose legal protections.
Notice periods give neighbours time. They consider plans and appoint a surveyor.
Plan your timeline to account for procedures. Factor in two months for Section 2 notices. Add time for survey and agreement preparation.
What do I do if I'm struggling to recoup costs from my neighbour?
The Act allows building owners to recover costs. This is for work benefiting adjoining owners.
Your party wall agreement should have addressed cost-sharing. It should clearly determine which costs may be recoverable.
If your neighbour refuses to pay costs they’re liable for, apply to County Court for enforcement. Keep detailed records.
When you appoint a surveyor with us, we ensure agreements address costs explicitly. We can provide guidance on cost recovery. But we cannot provide legal advice.
Should a Party Wall Award Always be Complete?
Party wall agreements should be as complete as possible. But some matters can’t be determined until work progresses.
Good practice includes clauses. These allow surveyors to reconvene. This happens if unexpected conditions occur. Or if damage as a result of the works happens.
We draft agreements covering all foreseeable matters. We include fallback procedures. We add clear mechanisms for resolving disputes.
This balances certainty with flexibility.
Do I need legal advice for party wall matters?
The Act is designed to work without lawyers. But complex cases sometimes benefit from legal advice.
Party wall surveyors aren’t solicitors. We can’t provide legal advice. But we work within the legal framework for resolving disputes. The statute provides this.
Most residential projects don’t require legal advice. The professional service provided by experienced surveyors is sufficient.
However, either party may want to consult a solicitor for:
Court proceedings
Title boundary disputes
Complex cost recovery
Areas We Cover
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