When a Party Wall Notice lands, the clock starts. The Party Wall etc. Act 1996 sets clear, legally binding deadlines so projects don’t drift and both neighbours have a fair window to consider what’s proposed. Here’s the simple, no-nonsense breakdown.
The first deadline: 14 days
What it is: The initial Party Wall Notice.
Who responds: The neighbour who received it.
Time allowed: 14 calendar days from receipt.
Valid responses within 14 days:
- Consent in writing – the procedures end for now and the works can proceed in line with the Act.
- Dissent – triggers the dispute-resolution route under Section 10 (Agreed Surveyor or two surveyors).
- Request for information/clarification – sensible questions are fine, but the 14-day clock still matters; if no formal response arrives within the period, a dispute is deemed to have arisen.
No reply within 14 days?
A deemed dispute exists under the Act. The next step is the 10(4) request.
The follow-up deadline: 10 days (Section 10(4))
What it is: A written request served after the 14-day period has expired, asking the non-responding neighbour to appoint a surveyor.
Time allowed: 10 calendar days from receipt.
What must happen in these 10 days:
- The neighbour appoints a surveyor, or
- Agrees to an Agreed Surveyor (one impartial surveyor for both parties), or
- Provides a clear written response setting out their position.
Still no reply after 10 days?
The Act allows the other side to appoint a surveyor on the non-responding neighbour’s behalf so the statutory process can continue. This prevents silence from stalling lawful works.
Why these timings matter
- They unlock the dispute-resolution mechanism in Section 10, which is faster and cheaper than court.
- They protect both households by ensuring decisions are made on time and on record.
- They keep projects moving: clear deadlines minimise drift, confusion and unnecessary escalation.
Quick timeline (at a glance)
- Day 0: Party Wall Notice served
- By Day 14: Neighbour must respond (consent/dissent/ask questions + respond formally)
- After Day 14: If no response, serve 10(4) request
- By Day 24: Neighbour must appoint (or agree to) a surveyor
- After Day 24: If still no response, a surveyor may be appointed on their behalf under Section 10(4)
FAQs
Do weekends count?
Yes. These are calendar days, not working days.
What if the notice was posted?
The Act allows service by post; practical service/receipt rules apply. Keep proof of posting and receipt to avoid timing disputes.
Can I ask questions without stopping the clock?
Yes—but the 14-day and 10-day limits still apply unless you provide a formal consent or dissent within those periods.
What happens if timings are ignored altogether?
The process can be reset, delayed or escalated—sometimes to injunctions—costing time and money. Sticking to the statutory timetable is always the safest route.
Who pays for surveyors?
Generally, the homeowner carrying out the works pays the reasonable costs of administering the Act. (There are exceptions; ask for advice on your case.)
Need help managing the deadlines—and doing it right first time?
Email team@simplesurvey.co.uk for clear guidance and fixed-fee support with notices, responses and next steps.