A party wall is a wall that stands on land belonging to two or more property owners. It may form part of a building, such as the wall between terraced or semi-detached houses, or be a shared garden wall. In some cases, it can also be a wall built entirely on one owner’s land but used by both neighbours to divide their properties.
The Party Wall etc. Act 1996
This legislation provides rules for preventing and resolving disputes concerning shared walls, boundaries, and nearby excavations. If you plan building work that could affect a party wall, you must serve formal notice on your neighbours before starting. The Act protects both you and your neighbours by:
- Allowing adjoining owners to agree or object to proposed works
- Ensuring that property is not damaged during construction
- Providing a legal framework for resolving disputes if they arise
Why Have I Received a Party Wall Notice?
You may receive a Party Wall Notice if your neighbour intends to carry out work that could affect your property. Common examples include:
- Building on or close to the boundary line
- Altering or rebuilding a shared wall
- Excavating near your foundations (e.g., for an extension or basement)
- Cutting into a party wall to insert steel beams
- Changing the height or depth of a party wall
- Removing a chimney breast connected to a shared wall
By law, written notice should be received at least two months before work begins.
Your Options as an Adjoining Owner
1. Give Consent ✅
If you are comfortable with the proposed works, you can provide written consent. Work may then begin once the notice period expires.
2. Dissent and Appoint an Agreed Surveyor ⚖️
If you are not satisfied—or fail to reply within 14 days—the law assumes dissent. You and your neighbour can appoint one impartial surveyor (an Agreed Surveyor) to prepare a legally binding Party Wall Award. This sets out how and when work will take place, safeguards your property, and details cost responsibilities.
3. Dissent and Appoint Your Own Surveyor 🛠️
Alternatively, you may appoint your own surveyor while your neighbour appoints theirs. The two surveyors will collaborate to agree on a Party Wall Award. If agreement cannot be reached, a Third Surveyor may be appointed.
- Reasonable surveyor costs are normally covered by the Building Owner carrying out the works.
Party Wall Surveyors – Protecting Your Property
Receiving a Party Wall Notice does not need to be stressful. A qualified Party Wall Surveyor can:
- Review the notice and explain your options
- Represent your interests and help negotiate a fair Party Wall Award
📩 Need advice or want to appoint a surveyor? Contact our team today for free initial guidance.