Party wall procedures set out how neighbours in England & Wales must notify, agree, and carry out building works that affect shared walls, boundaries, or nearby foundations. Below is the typical sequence.
1) Serve Notice (Building Owner)
The Building Owner must give every affected Adjoining Owner a Party Wall Notice describing the notifiable works and intended start date (and, where required, drawings/sections—especially for excavations).
Key roles
- Building Owner: plans and undertakes the works.
- Adjoining Owner: owns property that could be affected by those works.
- Party Wall Notice: the formal written notice that starts the process.
2) Adjoining Owner’s Response
The Adjoining Owner has 16 days to reply (usually 14 calendar days plus 2 days for postal service).
Response options
- Consent
Ends the formal process. Works can proceed without an Award, but the Act still applies (e.g., duty to avoid unnecessary inconvenience and to make good/compensate for damage). An Adjoining Owner may later dissent only if a new dispute arises that needs surveyor determination. - Dissent
Triggers the Act’s dispute resolution so that an Award is made before works start.
3) Appoint Surveyor(s) (on Dissent)
Appointments must be in writing.
- Agreed Surveyor: one impartial surveyor acts for both owners.
- Separate Surveyors: each owner appoints their own surveyor; those two select a Third Surveyor as a back-stop.
4) Party Wall Award (Legal Agreement)
Prepared only by the surveyor(s), the Award typically includes:
- Authorised works and the time & manner of execution.
- Access arrangements (Section 8) and site safeguards.
- Damage procedure (make good or compensation) and costs.
Once agreed and served, the Award is binding. Owners themselves cannot create a Party Wall Award.
5) Proceed with Works
With the Award in place, the Building Owner may start. Surveyors don’t “police” day-to-day progress, but if a new dispute arises (e.g., damage), they can be re-engaged under the Act to determine it—often via an addendum award.
Want this handled properly—without overspending?
Email team@simplesurvey.co.uk. Simple Survey are the lowest-cost party wall surveyors across England & Wales. We’ll draft and serve valid notices and issue a clear, fair Award that protects both sides and keeps your project on programme.