If you’ve dipped a toe into the Party Wall etc. Act 1996, you’ll have seen Section 20—the definitions section. Tucked inside is the Act’s definition of a “surveyor”:
“…any person not being a party to the matter appointed or selected under section 10 to determine disputes in accordance with the procedures set out in this Act.”
Read that again.
There’s no requirement for the person to be qualified, experienced, chartered, or even insured.
In other words, anyone (who isn’t one of the owners in the dispute) can call themselves a party wall surveyor and take statutory decisions that affect your build, timings and costs.
That’s almost certainly a drafting compromise—Section 10 empowers the process more than the title. But for owners, it creates a real-world risk: appoint the wrong person and you could end up with slow administration, weak or invalid Awards, higher total fees, and avoidable neighbour conflict.
Below is a plain-English starter on what this definition means for you—and how to choose safely.
What Section 20 really means in practice
- No automatic quality filter. The Act does not screen out the inexperienced. Some “surveyors” may have limited construction knowledge, little grasp of case law, or no PI insurance.
- But the job is quasi-judicial. Under Section 10, surveyors form a small tribunal to determine disputes. They must act impartially, apply the Act correctly, and issue a legally robust Party Wall Award. That’s a serious responsibility—so the person you appoint needs the skillset to match.
- Your project depends on it. A poor Award can be challenged, delays can cascade, and vague or impractical provisions can inflame (not calm) neighbour relations.
What a good party wall surveyor brings
- Technical competence: Understanding of structural methods (e.g., cutting into party structures, sequencing, adjacent excavation, temporary works) so the Award conditions are practical and protective.
- Legal literacy: Confident with the Act’s sections (1, 2, 6, 8, 10, 15, 20), key case law, service rules and jurisdiction limits to avoid invalid notices or awards.
- Impartiality: The surveyor is not “your” advocate; they’re a statutory decision-maker. Professional independence matters.
- Communication & pacing: Clear explanations, realistic timelines, and proactive liaison with the other side keep costs down and momentum up.
- Insurance & ethics: Adequate professional indemnity insurance and a regulated practice give you recourse if something goes wrong.
How to protect yourself when appointing
- Ask about credentials (and verify). Look for RICS membership (AssocRICS/MRICS/FRICS) and day-to-day party wall experience on similar projects (lofts, rear extensions, basements).
- Request proof of PI insurance. Check the limit is sensible for your project.
- Check fee basis up front. Fixed-fee elements for defined tasks help contain costs; open-ended hourly quotes without scope often balloon.
- Confirm availability. A slow or unresponsive appointee is the quickest route to delay (and a third-surveyor referral).
Why we’re cautious about “any person can be a surveyor”
Because owners often assume “surveyor” implies formal qualification. Section 20 doesn’t require it. That’s why selection matters more than the title on a website. A credible professional should welcome questions about training, recent Awards, insurance, and complaints procedures.
At Simple Survey, all surveyors are RICS-qualified and experienced in administering the Act on everyday builds (lofts, rear extensions, structural alterations) through to complex excavation schemes. We pair legal precision with practical, site-aware drafting so your Award works on paper and on site.
Keep costs low and compliance high
Our streamlined model is built to give you competence without bloat:
- 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)
You get clear scopes, transparent pricing, and responsive handling—so your programme and budget stay on track.
Bottom line
Section 20’s minimalist definition means the burden is on you to choose wisely. Don’t rely on a label—test for experience, qualification, insurance and responsiveness. Do that, and the Section 10 process will do what Parliament intended: resolve the dispute fairly, keep neighbours onside, and let your project proceed safely.
Get a no-nonsense view of your plans
Email your drawings and site address to team@simplesurvey.co.uk with the subject “Section 20 – Surveyor Check”. We’ll confirm what’s notifiable, draft compliant notices, and propose the most cost-effective route (Agreed Surveyor or two-surveyor) for your job—before costs and delays start mounting.