If your neighbour is putting up an extension, converting a loft, or digging new foundations, you may receive a Party Wall Notice. For many homeowners it’s the first time they’ve ever heard of one—let alone what to do next. Here’s a clear, no-nonsense guide to what the notice means, why you’ve received it, and how to respond confidently.
First things first: what’s a “party wall”?
A party wall is a wall or structure that’s shared by two properties. Classic examples are the wall between terraced or semi-detached houses. A wall can also be a party wall where it sits entirely on one owner’s land but the neighbour’s building is built up against it—the “shared” part is the bit that separates the two buildings. Garden walls that straddle the boundary are typically party fence walls (timber fences and hedges don’t count). Floors and ceilings between flats are party structures too.
So what exactly is a Party Wall Notice?
It’s a formal written notice from your neighbour (the Building Owner) telling you—an Adjoining Owner—that they intend to carry out works which fall under the Party Wall etc. Act 1996. The Act covers three broad categories:
- Work to a party wall/party structure (e.g., cutting in steel beams for a loft, removing a chimney breast, raising or rebuilding a party fence wall).
- New walls on or up to the boundary (the “line of junction”).
- Excavations for new foundations close to you—within 3 metres and deeper than your foundations, or within 6 metres where a 45° line from the base of your foundations would be met by their dig.
In short: if their works may affect a shared structure or nearby ground that supports your home, the law requires them to notify you before they start.
Why did I receive one?
Because your neighbour plans works that could affect your property. The notice gives you a legal right to review what’s proposed and either consent or dissent (which triggers a surveyor-led process to manage risk and set safeguards).
What do I do now?
You have 14 days from receiving the notice to reply in writing. Your options are:
1) Consent to the notice
If you’re comfortable the works won’t adversely affect your property, you can consent and allow them to proceed under the Act.
2) Dissent to the notice
If you’re concerned about impact or simply want independent oversight, you can dissent. This doesn’t block the project; it activates the Act’s dispute-resolution procedure. You then choose either:
- An Agreed Surveyor (one impartial surveyor acting for both owners), or
- Two surveyors (one for you, one for your neighbour). Those surveyors will select a Third Surveyor to step in only if needed.
The appointed surveyor(s) will produce a Party Wall Award — a legally binding document describing exactly how and when the notifiable works must be carried out, any protection measures, working hours for noisy operations, access arrangements, and remedies if damage occurs.
If you don’t respond within 14 days, the law treats this as a dissent, and the surveyor process begins anyway—so it’s better to reply and state your preference.
Who pays?
In typical home improvement projects, the Building Owner pays the reasonable costs of administering the Act. That usually includes:
- Their own surveyor’s fees.
- Your surveyor’s reasonable fees (if you appoint one rather than using an Agreed Surveyor).
- Making good any loss or damage caused by the notifiable works (or paying a fair sum in lieu if you prefer to use your own contractor).
There are limited exceptions where costs can be shared (e.g., necessary repairs to a defective shared wall), but for most extensions and refurbishments the Building Owner covers the bill.
What if I consent and then there’s a problem?
If you consent and later believe damage has occurred, you’re outside the surveyor procedure (because there was no dissent and Award). You should raise it with your neighbour and seek agreement to put things right. If you can’t resolve it amicably, it becomes a civil matter—you could instruct a surveyor to assess the damage and/or seek legal advice about recovery of costs. (This is why many owners prefer to dissent and proceed with an Award in place—it gives a defined route if something goes wrong.)
Do I have to allow access through my property?
The Act grants statutory access where it’s necessary to carry out the notifiable works—for example, to erect scaffolding or apply weatherproofing. Your neighbour (or their contractor) must give 14 days’ notice unless it’s an emergency, and access should be limited to what’s genuinely required, at reasonable times, and with safeguards (often set out in the Award).
What about noise and disruption?
A Party Wall Award typically sets hours for noisy notifiable works (e.g., drilling into the party wall). Separately, local councils control construction noise hours—commonly 08:00–17:30 Mon–Fri, 08:00–13:00 Sat, and no noisy work on Sundays or bank holidays. If works fall outside those hours, you can raise it with the contractor, your neighbour, or your local authority.
Key takeaways
- A Party Wall Notice is a heads-up with legal teeth, not a demand for permission to build.
- Reply within 14 days: consent if you’re comfortable; dissent if you want surveyor protection and a formal Award.
- In most cases the Building Owner pays the reasonable surveyor costs and any damage caused by notifiable works.
- Access can be required, but it must be reasonable, notified, and (ideally) governed by an Award.
- If you consent and later spot damage, you’ll pursue it outside the Act, so keep good records (and consider dissenting if you want the Award route available).
Want expert help reviewing your notice?
Make it easy on yourself. Simple Survey can review your Party Wall Notice, explain your options in plain English, and—if you choose—act as Agreed Surveyor or your appointed surveyor to secure a robust Party Wall Award that protects your home without stalling your neighbour’s project.
Email: team@simplesurvey.co.uk