Party Wall Notice
Planning a loft conversion, extension, or basement? You’ll need to serve a party wall notice if you share a wall with your neighbour. You’ll also need one if you’re excavating near their property. It’s not optional. Getting it wrong delays your project by months.speak to a Party Wall Surveyor Here’s everything you need to know.
Understanding the Party Wall etc. Act 1996
The Party Wall etc. Act 1996 is the legislation throughout England and Wales. It governs building work affecting shared walls, boundaries, and nearby excavations. The Act 1996 defines your rights as a building owner. It also defines protections for adjoining owners when proposed works might affect their property.
A party wall is a wall that stands on the boundary line between two properties. The Party Wall Act defines three main scenarios. First, building on the boundary line. Second, work to the party wall or structure. Third, excavation work within 3-6 metres of adjoining properties.
The notice isn’t asking permission. As the building owner, you have legal rights to carry out the proposed works. But you must give notice to the adjoining owner. At AC Design Solution, we’ve served party wall notices for over 10,000 London projects.
What is a Party Wall Agreement?
A party wall agreement is the legally binding document prepared by surveyors. It’s formally called a party wall award. It’s created when a dispute has arisen. This agreement sets out how the proposed works will proceed. It protects both the building owner and adjoining owner.
The party wall agreement includes several key elements. It has a description of the proposed works. It includes a schedule of condition. It lists permitted working hours. It details access arrangements for the work to be carried out. It covers damage procedures and costs. Once issued, both parties must comply.
Building Owner Responsibilities Under the Act 1996
As the building owner undertaking the proposed works, you have duties. You must serve a party wall notice before starting work. The Act 1996 places specific obligations on you.
First, serve proper notice. The notice relates to specific types of work. Second, pay all costs. Third, repair damage to adjoining properties. Fourth, follow the award.
Notice can be served by post or hand delivery. You can also serve notice by email if the adjoining owner agrees. The notice must be served to all affected parties. If adjoining properties contain multiple flats, serve notice to leaseholders and the freeholder.
Planning permission is separate. It does not remove the possible need for party wall notices.
Working on or Near the Boundary Line
Your proposed works may involve building on the boundary line. They may involve excavating near it. When this happens, specific Party Wall Act requirements apply.
Building a New Wall on the Boundary Line
Section 1 of the Party Wall Act covers this work. It applies to building new walls on or at the boundary line.
This includes a wall built astride the boundary. That’s a new party wall or party fence wall. Your adjoining owner can refuse this type. It also includes an external wall wholly on your land. This wall sits positioned on the boundary line. Notice must be given at least one month before starting work.
Excavation Near the Boundary Line
Section 6 of the party wall act applies here. It covers when excavation work occurs within 3-6 metres of the boundary line.
Notice must be served in two situations. First, if excavating within 3 metres AND your work will go deeper than their foundations. Second, if within 6 metres AND your excavation work intersects a 45-degree plane from the bottom of their foundations.
If you need notices served, a Schedule of Condition completed, or a Party Wall Award professionally prepared and agreed, our surveyors handle the full process for you.
Learn more about our Party Wall Surveyor service →CALL US TODAY ON 0208 152 4006
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How to Serve a Party Wall Notice
You have two options. You can serve the notice yourself. Or you can have a party wall surveyor serve it on your behalf.
The notice will need to be served at different times. This depends on the type of work. At least two months before starting work to the party wall or party structure (Section 3). At least two months for excavation work near adjoining properties (Section 6). At least one month for building new walls on or at the boundary line (Section 1).
Notice is served when the adjoining owner receives it.
Properties That Adjoin Your Development
The term “adjoin” has a specific meaning. It means properties physically connected to yours. It also means properties immediately next to yours. You must serve notice to all adjoining owners.
Identifying Properties That Adjoin Yours
Terraced houses work like this. Properties on both sides that share party walls adjoin your property.
Semi-detached houses are simpler. The property sharing your party wall adjoins yours.
Detached houses follow different rules. Properties within 3-6 metres adjoin yours for excavation purposes.
Mansion blocks are more complex. Multiple properties may adjoin yours.
Even if properties don’t physically touch yours, they can legally adjoin your development. This happens if they’re within 3 metres and your excavation work goes deeper than their foundations. It also happens if within 6 metres and intersects the 45-degree plane.
What Happens Once a Neighbour Receives a Party Wall Notice
When the adjoining owner receives the notice, they have 14 days to respond. If they don’t respond, you send a follow-up letter. Still no response by day 25? The notice is deemed dissented to.
We recommend talking to your neighbour first. Do this before the formal notice before starting work arrives. Neighbours who feel informed are more likely to consent. Those blindsided often need to appoint a party wall surveyor. This costs you £1,500-£3,000.
Consent: When Your Neighbour Agrees
When your adjoining owner consents in writing, things move quickly. The work can proceed without the need for surveyors. You don’t need a party wall agreement. The work can be carried out after the notice period expires.
Document your neighbour’s property before work starts. Take dated photographs near the party wall. Commission a professional schedule of condition. This costs £300-£600 from chartered surveyors.
Dissent: When You Need to Appoint Surveyors
In the event of a dispute, both parties need to appoint surveyors.
You have two choices. An agreed surveyor is one option. This is one surveyor who acts impartially. It costs £700-£1,200.
Separate surveyors is the other option. You appoint yours. Your neighbour appoints theirs. If the two surveyors cannot agree, they appoint a third surveyor. This costs £1,500-£2,500+.
As building owner, you pay all surveyor fees. The surveyors inspect properties. They review plans. They prepare a party wall agreement. This takes 6-8 weeks.
How to Ensure Your Proposed Works Proceed Smoothly
Start early. Notice must be served 3-4 months before construction.
Communicate proactively. Talk to adjoining owners before serving notice. Most want to reach agreement when kept informed.
Use experienced professionals. We prepare notices ensuring accuracy. The notice relates clearly to all proposed works.
At AC Design Solution, we’ve managed party wall matters for many projects. Everything from loft conversions to basement excavations across United Kingdom. Our architectural and structural engineering expertise helps. We prepare accurate notices. We protect your timeline.
Types of Party Wall Notice Throughout England and Wales
The Party Wall etc. Act 1996 requires different notices. This depends on your work.
Section 1 of the Party Wall Act: Line of Junction Notice
When is this required? When building a new wall on or at the boundary line.
Notice period: At least one month.
This section 1 notice covers several scenarios. Building a new wall built astride the boundary (shared party fence wall). Building an external wall wholly on your land but adjacent to the boundary line. Creating a new party fence wall between gardens.
This is the only type of work where your adjoining owner can refuse. If they don’t consent to a wall astride the boundary, you must act differently. You must build the external wall wholly on your own land.
Section 2 of the Party Wall Act: Party Structure Notice
When is this required? For any work to the party wall or structure already in place.
Notice period: At least two months.
Section 2 of the party wall act defines rights you have as building owner. Notice must be given under Section 3 for specific work. This includes cutting into the party wall to insert steel beams or RSJs. It includes removing chimney breasts. It covers raising the party wall height for loft conversions. It includes installing damp proof courses. It covers underpinning. It applies to any work that will affect the party structure.
For loft conversions in Victorian terraces, you’ll need this notice. Our building regulation drawings include all technical details.
Section 6 of the Party Wall Act: Adjacent Excavation Notice
When is this required? For excavation work within 3-6 metres of adjoining properties.
Notice period: At least two months.
Notice must be served in two cases. First, excavating within 3 metres AND your work will go deeper than foundations. Second, within 6 metres AND your excavation work intersects a 45-degree plane.
This section 6 of the party wall act applies to basement conversions. It covers deep foundations and underpinning.
Party Wall Surveyor Services Throughout England and Wales
Party wall matters require legal knowledge. They need technical construction expertise. As experienced Chartered Surveyors, we understand both requirements. We understand practical realities.
Our services include several things. Identifying which notices your project requires. Preparing accurate notices. Serving notice to all affected adjoining owners. Timing notices to avoid delays. Coordinating with surveyors.
We handle party wall matters as part of our architectural service. This covers loft conversions, extensions, and structural alterations. We ensure your building regulation drawings align. We ensure structural calculations and notices align.
When You Need to Appoint a Party Wall Surveyor
You need to appoint surveyors in certain situations. When your adjoining owner dissents to your notice within 14 days. When they fail to respond. When a dispute has arisen regarding the proposed works. When either party wants documentation.
Choose chartered surveyors with specific qualifications. Look for membership in the Faculty of Party Wall Surveyors (FPWS) or Institute of Party Wall Surveyors. Look for London experience. Look for responsive communication.
If the two surveyors cannot agree on any aspect of the award, they appoint a third surveyor.
Check if You Need a Party Wall Notice
We prepare and serve Party Wall Notices correctly under the Party Wall etc. Act 1996. If disputes arise, our surveyors act impartially to resolve matters efficiently and legally.
Resolving Disputes: The Party Wall Award Process
When a dispute has arisen, surveyors prepare a party wall agreement. This is called the award.
This sets out several things. Description of the proposed works. Schedule of condition. Permitted working hours (Mon-Fri 8am-6pm, Sat 8am-1pm). Access arrangements for work to be carried out. Construction methodology to affect the party wall safely. Damage repair procedures.
The award enables the work can be carried out. It protects the adjoining owner.
Party Wall Costs Throughout England and Wales
Typical costs vary by situation. Agreed surveyor: £700-£1,200. Separate surveyors: £1,500-£2,500. Complex projects: £3,000-£5,000+. Basement conversions: £4,000-£8,000+.
You pay all fees.
Responding When You Receive the Notice
Have you received notice from your neighbour regarding party wall work? You have options.
Option 1: Consent in writing. The work can proceed without surveyors. Request a schedule of condition. Request working hours confirmation.
Option 2: Need to appoint a party wall surveyor. Send written notice within 14 days. Your neighbour pays fees.
Option 3: Counter-notice. Request additional work simultaneously.
Don’t ignore the notice. A surveyor will be appointed on your behalf.
Party Wall vs Boundary Wall vs Party Fence Wall
Party wall: Stands on the boundary line. Half sits on each owner’s land. The walls between semi-detached or terraced houses are party walls.
Boundary wall: Stands entirely on one owner’s land.
Party fence wall: A wall on the boundary line between gardens.
If Your Neighbours Give Permission
When your adjoining owner consents, the work can proceed. You don’t need a party wall agreement.
But you must follow rules. Only do the work described in your notice. Start work within 12 months of the notice being served. Repair any damage. Work during reasonable hours. You won’t need to obtain permission again if work stays within scope.
If Your Neighbours Reject Your Notice
When a dispute has arisen, stay professional. The Act 1996 gives them rights.
Timeline: Week 1-2 surveyor appointment. Week 2-4 property inspections. Week 4-7 award drafting. Week 6-8 award issued and you can start work.
Follow the party wall agreement exactly.
How to Serve a Party Wall Notice
You have two options. You can serve the notice yourself. Or you can have a party wall surveyor serve it on your behalf.
The notice will need to be served at different times. This depends on the type of work. At least two months before starting work to the party wall or party structure (Section 3). At least two months for excavation work near adjoining properties (Section 6). At least one month for building new walls on or at the boundary line (Section 1).
Notice is served when the adjoining owner receives it.
Properties That Adjoin Your Development
The term “adjoin” has a specific meaning. It means properties physically connected to yours. It also means properties immediately next to yours. You must serve notice to all adjoining owners.
Identifying Properties That Adjoin Yours
Terraced houses work like this. Properties on both sides that share party walls adjoin your property.
Semi-detached houses are simpler. The property sharing your party wall adjoins yours.
Detached houses follow different rules. Properties within 3-6 metres adjoin yours for excavation purposes.
Mansion blocks are more complex. Multiple properties may adjoin yours.
Even if properties don’t physically touch yours, they can legally adjoin your development. This happens if they’re within 3 metres and your excavation work goes deeper than their foundations. It also happens if within 6 metres and intersects the 45-degree plane.
What Happens Once a Neighbour Receives a Party Wall Notice
When the adjoining owner receives the notice, they have 14 days to respond. If they don’t respond, you send a follow-up letter. Still no response by day 25? The notice is deemed dissented to.
We recommend talking to your neighbour first. Do this before the formal notice before starting work arrives. Neighbours who feel informed are more likely to consent. Those blindsided often need to appoint a party wall surveyor. This costs you £1,500-£3,000.
Consent: When Your Neighbour Agrees
When your adjoining owner consents in writing, things move quickly. The work can proceed without the need for surveyors. You don’t need a party wall agreement. The work can be carried out after the notice period expires.
Document your neighbour’s property before work starts. Take dated photographs near the party wall. Commission a professional schedule of condition. This costs £300-£600 from chartered surveyors.
Dissent: When You Need to Appoint Surveyors
In the event of a dispute, both parties need to appoint surveyors.
You have two choices. An agreed surveyor is one option. This is one surveyor who acts impartially. It costs £700-£1,200.
Separate surveyors is the other option. You appoint yours. Your neighbour appoints theirs. If the two surveyors cannot agree, they appoint a third surveyor. This costs £1,500-£2,500+.
As building owner, you pay all surveyor fees. The surveyors inspect properties. They review plans. They prepare a party wall agreement. This takes 6-8 weeks.
Types of Party Wall Notice Throughout England and Wales
The Party Wall etc. Act 1996 requires different notices. This depends on your work.
Section 1 of the Party Wall Act: Line of Junction Notice
When is this required? When building a new wall on or at the boundary line.
Notice period: At least one month.
This section 1 notice covers several scenarios. Building a new wall built astride the boundary (shared party fence wall). Building an external wall wholly on your land but adjacent to the boundary line. Creating a new party fence wall between gardens.
This is the only type of work where your adjoining owner can refuse. If they don’t consent to a wall astride the boundary, you must act differently. You must build the external wall wholly on your own land.
Section 2 of the Party Wall Act: Party Structure Notice
When is this required? For any work to the party wall or structure already in place.
Notice period: At least two months.
Section 2 of the party wall act defines rights you have as building owner. Notice must be given under Section 3 for specific work. This includes cutting into the party wall to insert steel beams or RSJs. It includes removing chimney breasts. It covers raising the party wall height for loft conversions. It includes installing damp proof courses. It covers underpinning. It applies to any work that will affect the party structure.
For loft conversions in Victorian terraces, you’ll need this notice. Our building regulation drawings include all technical details.
Section 6 of the Party Wall Act: Adjacent Excavation Notice
When is this required? For excavation work within 3-6 metres of adjoining properties.
Notice period: At least two months.
Notice must be served in two cases. First, excavating within 3 metres AND your work will go deeper than foundations. Second, within 6 metres AND your excavation work intersects a 45-degree plane.
This section 6 of the party wall act applies to basement conversions. It covers deep foundations and underpinning.
Party Wall Surveyor Services Throughout England and Wales
Party wall matters require legal knowledge. They need technical construction expertise. As experienced Chartered Surveyors, we understand both requirements. We understand practical realities.
Our services include several things. Identifying which notices your project requires. Preparing accurate notices. Serving notice to all affected adjoining owners. Timing notices to avoid delays. Coordinating with surveyors.
We handle party wall matters as part of our architectural service. This covers loft conversions, extensions, and structural alterations. We ensure your building regulation drawings align. We ensure structural calculations and notices align.
When You Need to Appoint a Party Wall Surveyor
You need to appoint surveyors in certain situations. When your adjoining owner dissents to your notice within 14 days. When they fail to respond. When a dispute has arisen regarding the proposed works. When either party wants documentation.
Choose chartered surveyors with specific qualifications. Look for membership in the Faculty of Party Wall Surveyors (FPWS) or Institute of Party Wall Surveyors. Look for London experience. Look for responsive communication.
If the two surveyors cannot agree on any aspect of the award, they appoint a third surveyor.
Resolving Disputes: The Party Wall Award Process
When a dispute has arisen, surveyors prepare a party wall agreement. This is called the award.
This sets out several things. Description of the proposed works. Schedule of condition. Permitted working hours (Mon-Fri 8am-6pm, Sat 8am-1pm). Access arrangements for work to be carried out. Construction methodology to affect the party wall safely. Damage repair procedures.
The award enables the work can be carried out. It protects the adjoining owner.
Party Wall Costs Throughout England and Wales
Typical costs vary by situation. Agreed surveyor: £700-£1,200. Separate surveyors: £1,500-£2,500. Complex projects: £3,000-£5,000+. Basement conversions: £4,000-£8,000+.
You pay all fees.
Responding When You Receive the Notice
Have you received notice from your neighbour regarding party wall work? You have options.
Option 1: Consent in writing. The work can proceed without surveyors. Request a schedule of condition. Request working hours confirmation.
Option 2: Need to appoint a party wall surveyor. Send written notice within 14 days. Your neighbour pays fees.
Option 3: Counter-notice. Request additional work simultaneously.
Don’t ignore the notice. A surveyor will be appointed on your behalf.
Party Wall vs Boundary Wall vs Party Fence Wall
Party wall: Stands on the boundary line. Half sits on each owner’s land. The walls between semi-detached or terraced houses are party walls.
Boundary wall: Stands entirely on one owner’s land.
Party fence wall: A wall on the boundary line between gardens.
If Your Neighbours Give Permission
When your adjoining owner consents, the work can proceed. You don’t need a party wall agreement.
But you must follow rules. Only do the work described in your notice. Start work within 12 months of the notice being served. Repair any damage. Work during reasonable hours. You won’t need to obtain permission again if work stays within scope.
If Your Neighbours Reject Your Notice
When a dispute has arisen, stay professional. The Act 1996 gives them rights.
Timeline: Week 1-2 surveyor appointment. Week 2-4 property inspections. Week 4-7 award drafting. Week 6-8 award issued and you can start work.
Follow the party wall agreement exactly.
How to Ensure Your Proposed Works Proceed Smoothly
Start early. Notice must be served 3-4 months before construction.
Communicate proactively. Talk to adjoining owners before serving notice. Most want to reach agreement when kept informed.
Use experienced professionals. We prepare notices ensuring accuracy. The notice relates clearly to all proposed works.
Budget realistically. Include £1,500-£3,000 minimum.
Follow procedures. You cannot start work without completing the notice process. You cannot proceed without resolving disputes.
At AC Design Solution, we’ve managed party wall matters for many projects. Everything from loft conversions to basement excavations across London. Our architectural and structural engineering expertise helps. We prepare accurate notices. We protect your timeline.
Planning work that will affect the party wall or structure? Contact us early. We’ll identify which notices your project requires. We’ll tell you when notice must be served. We’ll show you how to keep everything on track.
Frequently Asked Questions
What should be included in a party wall notice?
A party wall notice must include the building owner’s name and address, the address of the property where work is proposed, a clear description of the works, and the proposed start date. Drawings are often included to avoid disputes about scope.
Are Party Wall Notices compulsory?
Yes. If your works fall under the Party Wall etc. Act 1996, serving a valid party wall notice is a legal requirement. Planning permission does not remove the need to serve notice.
When should a party wall notice be served?
Notice must be served before work starts. In most cases, at least two months’ notice is required for works to a party wall or excavation, and at least one month for building a new wall on or at the boundary.
How much does a party wall notice cost?
Serving a notice yourself is usually free. If surveyors are required, typical costs range from £700–£1,200 for an agreed surveyor or £1,500–£3,000+ where separate surveyors are appointed.
What invalidates a party wall notice?
A notice can be invalid if it contains incorrect names or addresses, lacks a clear description of the works, gives the wrong notice period, or is served on the wrong adjoining owners.
Can I send the notice and other documents by email
Yes, but only if the adjoining owner has agreed to receive notices by email. Without agreement, notices should be served by post or hand delivery.
Who can I appoint as a surveyor in the event of a dispute?
You can appoint any suitably experienced and impartial party wall surveyor. Surveyors do not need to be chartered, but experience with the Party Wall etc. Act 1996 is essential.
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