Act early. Timings under the Party Wall etc. Act 1996 are strict—and they stack.
Getting your notices and responses right keeps your project lawful, neighbourly, and on schedule. Below is a clear, practical guide to every key interval you’ll meet—from the day you serve notice to the day your Award is served (and beyond).
The Core Timetable (what the Act expects and when)
1) Initial response window — 14 days
Once a valid Party Wall Notice is served, each Adjoining Owner has 14 days to reply with one of the three statutory responses:
- Consent
- Dissent & Agreed Surveyor (one impartial surveyor)
- Dissent & Separate Surveyor (each owner appoints; a Third Surveyor is held in reserve)
Postal buffer: If you serve by post, add +2 days to allow for delivery. The 14-day clock starts after those 2 days.
2) No reply? Trigger the 10-day appointment notice
If the Adjoining Owner doesn’t reply within 14 days, a dispute is deemed to have arisen. You must then serve a further 10-day notice (often called the “Section 10(4) letter”) inviting them to appoint a surveyor.
- If they still don’t respond within 10 days, the Building Owner (or their surveyor, where authorised) may appoint a surveyor on their behalf so the process can progress.
- Again, allow +2 postal days for service before the 10-day timer starts.
3) Minimum lead time to the works—Section 1 & 6: 1 month
For Line of Junction (Section 1) and Adjacent Excavation (Section 6) notices, the Act requires a minimum of one month between service of the notice and starting the works.
- If notices are posted, add +2 days for deemed service.
4) Minimum lead time to the works—Section 2: 2 months
For Party Structure works (Section 2)—cutting into a party wall for beams, removing a chimney breast, inserting a DPC, etc.—you must serve notice at least two months before the proposed start date.
- If notices are posted, add +2 days for deemed service.
5) Slow or unresponsive surveyor? Use the 10-day duty to act
If an appointed surveyor (on either side) is not engaging or delaying, you can serve a 10-day notice requiring action. If they still fail to act, the Act allows routes to replace an incapable surveyor so the matter can proceed without undue delay.
- As ever, add +2 postal days.
6) After the Award—14-day appeal window
Once a Party Wall Award is served, either owner has 14 days to lodge an appeal in the County Court if they believe it’s invalid or improper.
- The 14-day clock runs from the date of service of the Award (add +2 days where served by post).
7) Always account for postal service (+2 days)
Whether serving notices, 10-day letters, or Awards, best practice is to add 2 days for postal delivery. (Where electronic service is agreed in writing by the recipient, postal allowance doesn’t apply.)
Practical tips to hit your dates
- Serve early, not at the last minute. Two months (Section 2) and one month (Sections 1 & 6) are minimums, not targets.
- Serve the right people, the right way. Identify all owners (freeholder plus any long-leaseholders >12 months). Agree email service in writing if you plan to use it.
- Include the right content. Section 6 notices must include drawings/sections showing excavation depths and positions; missing details = delays or invalidity.
- Keep neighbours informed. A quick conversation before service can shorten decision time and reduce risk of disputes.
- Chase politely but firmly. Use the Act’s 10-day mechanisms for surveyor non-engagement.
Simple Survey — Fixed, Clear Pricing (Nationwide)
- 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 (our side)
(we work to keep your neighbour’s surveyor’s hourly fees reasonable and contained)
Our fees are always fixed. We’re nationwide. We’re both experienced and qualified.
Ready to get your timings right—first time?
Email your drawings and a brief scope. We’ll confirm what’s notifiable, build a compliant timeline, and serve valid notices so you can start on schedule.
Email: team@simplesurvey.co.uk
Simple Survey — the fast, qualified and cost-effective way to stay legal, neighbourly and on programme.