When a neighbour consents to your Party Wall notice, there’s nothing more to do. But if they dissent (or don’t reply within 14 days), the Party Wall etc. Act 1996 requires a dispute-resolution route. You have two choices:
- appoint one “Agreed Surveyor” to act impartially for both owners; or
- proceed via the two-surveyor route, where each owner appoints their own surveyor (with a third surveyor held in reserve).
Both routes are lawful and can deliver a robust, enforceable Award. The differences lie in checks and balances, pace, cost and risk. Here’s a clear comparison so you can decide with confidence.
The Agreed Surveyor Route
With an Agreed Surveyor, a single surveyor investigates the proposals, considers each owner’s rights under the Act, and issues one Award. This can be quicker and cheaper because there’s just one professional running the file.
Key characteristics
- One decision-maker: There’s no second set of eyes during drafting and no third surveyor to be called upon. The Award is wholly that surveyor’s work.
- Impartiality is essential: The surveyor must act neutrally. Because there’s no counterpart reviewing their conclusions, careful selection is critical—look for a chartered professional with strong Party Wall experience and sound construction understanding.
- Streamlined communication: One point of contact can mean fewer moving parts and faster turnarounds, particularly on conventional domestic schemes (lofts, rear extensions).
- Appeal remains possible: Either owner can still appeal to the county court within 14 days of service if they believe the Award is wrong in law or jurisdiction. But there’s no internal “peer review” before it’s served.
Best for
- Straightforward, conventional residential works (loft beams into a party wall; modest rear extension with simple excavations).
- Good neighbour relations and a shared preference to keep costs tight and the process swift.
Risks to manage
- No built-in cross-check: Quality and defensibility depend entirely on the Agreed Surveyor’s diligence.
- Perception of bias: Even when acting correctly, a single surveyor may be perceived by one side as favouring the other. Clear communication and transparent reasoning in the Award help here.
The Two-Surveyor Route
Under the two-surveyor route, the Building Owner and Adjoining Owner each appoint their own surveyor. Those surveyors then select a third surveyor (held in reserve). The two appointed surveyors negotiate the terms and issue a joint “travelling” Award (so called because the draft “travels” between them until agreed).
Key characteristics
- Two sets of eyes: Drafts are reviewed and refined by both appointed surveyors, adding peer scrutiny to the Award’s reasoning and conditions.
- Third surveyor safety net: If the two can’t agree on a point, either can refer the matter to the third surveyor to determine that narrow issue—keeping progress moving.
- Perceived fairness: Each owner has their own professional explaining the process and advocating their statutory position (while still acting impartially under the Act).
- Typically higher cost: Two professionals inevitably means more fee exposure—though for complex or sensitive jobs, that can be money well spent.
Best for
- Technically involved works (basements, underpinning, deep adjacent excavations).
- Strained relations or where there’s a history of complaint.
- Boundary-adjacent logistics needing tighter method constraints or staged sequencing.
Risks to manage
- Pace and cost control: Two diaries, two review cycles—and possibly third-surveyor involvement—can increase time and cost if not actively managed.
- Scope creep: Keep everyone focused on Act-related matters only to avoid drift.
Quality, Validity and “Second Opinions”
- Agreed Surveyor = single author. There’s no built-in second opinion and no third surveyor if one owner later dislikes the terms. Your safeguard is the surveyor’s competence, clear reasoning, and (if necessary) the court appeal route within 14 days.
- Two-Surveyor Award = joint product. The “travelling” draft is refined by two impartial professionals—and there’s a third surveyor in reserve to unlock deadlock on discrete points.
In short: Agreed = lean and quick; Two-Surveyor = layered and resilient. Match the route to complexity and neighbour dynamics.
Cost, Time and Practical Considerations
- Programme: Agreed Surveyor is often quicker—fewer moving parts. Two-Surveyor may take longer due to scheduling and iterative review.
- Fees: Agreed Surveyor usually cheaper overall. Two-Surveyor costs can be higher, especially if third-surveyor referrals are needed.
- Perception and communication: Some neighbours feel safer with “their own surveyor”. Others prefer a single point of contact. Consider personalities as well as plans.
Our Transparent Fees (typical domestic projects)
- 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 for our side (we work to keep your neighbour’s surveyor’s hourly fees reasonable and contained)
We’ll advise candidly which route fits your risk, budget and timeline—no upsell, just the right tool for the job.
How to Choose—A Quick Decision Framework
- Are the works conventional and low-risk? (e.g., loft steels, modest rear extension)
→ Agreed Surveyor is often the most efficient choice. - Are there deep excavations, underpinning, tight tolerances or fragile neighbouring structures?
→ Two-Surveyor route adds helpful peer review and a third-surveyor safety net. - Is neighbour trust low or communications strained?
→ Two-Surveyor can reduce suspicion and keep dialogue professional. - Is time and budget your top priority and relations are positive?
→ Agreed Surveyor keeps things lean and quick.
Speak to us before you decide
Email team@simplesurvey.co.uk with your drawings and a brief of the proposed works and neighbour context. We’ll give you a straight, no-jargon recommendation—Agreed Surveyor if it’s sensible, Two-Surveyor if it’s safer—and a clear fixed-fee quote either way.
Simple Survey — party wall awards that are right-sized, cost-effective, and defensible.