Serving a Party Wall Notice correctly is not optional—it’s the foundation on which the whole Party Wall process stands. If service is invalid, the notice clock doesn’t start, responses can’t be relied upon, and you risk delay or even injunction. Under the Party Wall etc. Act 1996 and accepted case practice, there are four valid ways to serve a notice. Here’s how each works in the real world—and how to avoid the common traps.
1) Service by Post
Posting is the most common method, especially where owners don’t live at the property (freeholder/long leaseholder/company address).
Best practice
- Use first-class post and obtain a proof of posting (free at the Post Office).
- Do not use “signed for”/recorded delivery as it can be refused at the door; refusal creates arguments about service and timing.
- Post to the owner’s usual or last known residence or registered office (for companies, use the Companies House registered office).
- Date the notice on the day you post it and keep copies.
Timing rule
In practice, service is deemed effective two business days after you post it. That’s the day your 14-day response window starts to run.
Common mistakes to avoid
- Posting to the property when the legal owner lives elsewhere or is a company with a different registered office.
- Forgetting to allow the two-day deemed service period before calculating the 14-day response deadline.
2) Service by Hand
Hand delivery is fast, clear and avoids postal lag.
Two valid variants
- To the owner: physically hand the notice to the owner at their residence or place of business.
- To the premises: if the actual owner is unknown/unavailable, you may address the notice to “The Owner” and deliver it to a person on the premises.
Best practice
- Note the date, time and name of the person you handed it to (or take a time-stamped photo of the envelope before dropping it through the letterbox).
- If you hand deliver to a block, put the flat number and “The Owner” on the envelope.
Common mistakes to avoid
- Leaving it with a passer-by or contractor on site (serve the owner/occupier).
- Not keeping any contemporaneous record of delivery.
3) Fixing the Notice to the Property
If no one answers, the property appears vacant, or you cannot identify a specific owner’s address, you may affix the notice to a conspicuous part of the premises—typically the front door, gate, or ground-floor window.
Best practice
- Address it to “The Owner” with the full property address on the notice.
- Photograph the fixed notice in situ (clear, date-stamped images) and keep a short attendance note.
- This method is particularly useful for vacant/derelict properties or properties under refurbishment with no letterbox access.
Common mistakes to avoid
- Failing to make the notice conspicuous (e.g., taping it somewhere hidden).
- Not keeping photographic proof and a written note of time/date.
4) Service by Email
Email is valid only if the Adjoining Owner has explicitly agreed to receive notices by electronic means and has provided an email address for that purpose.
Best practice
- Obtain written consent (an email that says: “I consent to service by email for Party Wall notices. Please use this address: …”).
- Send from a traceable account and request a read receipt.
- Attach the notice as PDF, and include the body text stating it is served under the Act, with the date and time of service.
- Where possible, follow up with postal service as belt-and-braces if time permits.
Common mistakes to avoid
- Emailing without documented consent (risk: invalid service).
- Sending to a builder/architect instead of the Adjoining Owner.
- Using multiple PDFs with ambiguous filenames—make it obvious what the notice is.
Practical Tips That Keep Service Bulletproof
- Serve every Adjoining Owner: That can include freeholders and long leaseholders; often more than one notice per boundary.
- Use the correct notice type(s): Line of Junction (s.1), Party Structure (s.2), Adjacent Excavation (s.6). For s.6 you must include plans/sections with depths.
- Calculate time properly: Add the deemed service period (for post), then the 14-day response window.
- Keep a service file: copies of notices, proof of posting, delivery notes, photos of affixing, consent to email, and a simple service log.
- Avoid “signed for” post: If it’s refused, you’ve created a dispute about whether service occurred.
Prefer to avoid the admin risk? We’ll serve correctly—first time
Simple Survey offers fast, compliant service with clear pricing:
- Party Wall Notice service: £25 per adjoining ownership
(multi-notice bundles discounted) - Act administration as Agreed Surveyor (single surveyor): typically £300 fixed-fee
(depends on complexity and number of notices/owners) - Two-surveyor route (we act for the Building Owner): fixed-fee proposals from £325
(we work to keep your neighbour’s surveyor’s hourly fees reasonable and contained)
We prepare the right notices, serve them by the right method, and provide a complete service pack (proofs, dates, drawings for s.6) so the statutory clock runs—and keeps your programme on track.
Ready to get notices out today?
Email team@simplesurvey.co.uk with your address, outline drawings, and the neighbours you think are affected. We’ll confirm what’s notifiable, serve by the most reliable method for each owner, and give you watertight evidence of service.
Simple Survey — the cost-effective way to get Party Wall Notices served properly.