If your neighbour serves a Party Wall Notice about upcoming construction, you must reply in writing within the statutory timeframe set by the Party Wall etc. Act 1996. Your options are:
1) Consent
If you’re comfortable with the proposals, you may consent in writing.
- Works can proceed once the notice lead-in has run (and any access notice is given), without appointing surveyors.
- You do not lose your rights by consenting: damage must still be made good or compensated, and you can appoint a surveyor later if a specific dispute arises.
2) Dissent
If you have reservations or want formal safeguards, dissent in writing.
- Each owner appoints a Party Wall Surveyor, or you can both agree on one Agreed Surveyor.
- The surveyor(s) will issue a Party Wall Award setting out what may be done, how, and when, plus protections, access arrangements, and damage procedures.
3) No Reply (Deemed Dissent)
If you don’t respond within 14 days, the law treats this as a dissent.
- The Building Owner will send a 10-day request (s.10(4)) asking you to appoint a surveyor.
- If you still don’t reply, they may appoint a separate surveyor on your behalf (not the same as their own), and the Award process will proceed.
Useful timings at a glance
- 14 days to respond (consent/dissent).
- No reply → deemed dissent → 10 further days to appoint a surveyor.
- If you dissent, works cannot start until the Award is served (even if the notice lead-in has expired).
- You may serve a counter-notice (usually within 1 month) suggesting reasonable additions/variations.
Quick tips before you reply
- Ask to see drawings/methods relevant to the notifiable works.
- If dissenting, decide whether you prefer your own surveyor or a single Agreed Surveyor.
Want an expert, neutral steer on the best option for you?
Email team@simplesurvey.co.uk — Simple Survey are the lowest-cost party wall surveyors across England & Wales. We’ll review your notice, outline your choices, and draft a firm, compliant response that protects your property.