Fifteen–twenty years ago, most of our calls started the same way:
“I’ve never heard of the Party Wall Act – do I really need to do anything?”
Fast‑forward to today and things have changed. Thanks to online guides, videos, podcasts, TV renovation shows and countless blogs, most homeowners, architects and contractors now know the Party Wall etc. Act 1996 exists – and that it carries legal obligations, not just “nice to have” neighbourly etiquette.
Despite this, we still regularly hear from adjoining owners who say:
“My neighbour looks like they’re about to start building – but I’ve never received a Party Wall Notice.”
This article walks you through the practical signs that your neighbour may be gearing up for Party Wall–related works, what that actually means, and what you can do before it becomes a problem.
Quick refresher: when is a Party Wall Notice legally required?
Your neighbour (the building owner under the Act) must usually serve a Party Wall Notice if their works include:
- New walls built up to or astride the boundary line (Section 1)
- Works to a party wall / party fence wall / party structure (Section 2) – e.g.
- Loft steel beams into a shared wall
- Chimney breast removal on a party wall
- Raising, demolishing or rebuilding a party wall or garden party fence wall
- Cutting in flashings, DPCs, or cutting away projections
- Excavations within 3–6m of your structure and deeper than your foundations (Section 6).
If the planned works fall into any of these categories, a valid Party Wall Notice must be served before works begin. No notice = non‑compliance with the Act.
Sign 1: Planning permission and drawings appear
A very common early sign is that your neighbour:
- Mentions they’ve applied for planning, or
- You receive a planning consultation letter from the local authority, or
- You spot the application on the council’s online planning portal.
What this does – and does not – mean
- Planning permission is totally separate from the Party Wall Act.
- The local authority won’t enforce party wall procedures for you, and planning approval doesn’t give your neighbour Party Wall Act rights.
However, planning permission is a strong indicator of intent:
- They’ve already paid for architectural drawings.
- They’ve probably spoken with an architect, engineer or contractor – and almost all professionals now flag Party Wall obligations.
So if the proposals involve loft conversions, extensions, basements or significant structural changes, it’s reasonable to expect a Party Wall Notice should be on its way, even if not immediately.
⚠️ But: planning permission does not always mean works are imminent.
Some owners sit on a permission or sell with “planning potential” and never build.
Sign 2: Surveyors, architects and engineers on site
Before works start, you might see:
- Measured surveys being carried out (laser measurers, tripods, tape measures).
- Engineers inspecting the garden, boundaries or existing structure.
- People taking lots of photos and notes of the external walls.
On its own, this still isn’t a breach – but it’s a clear sign the scheme is progressing. If the sketches and conversations sound like:
- “We’re putting steels into the party wall for the loft.”
- “We’re dropping the floor for a basement.”
- “We’re rebuilding the garden wall.”
…then there’s a very high chance Party Wall Notices will be required.
Sign 3: Builder’s vans, skips and scaffolding arrive
This is when adjoining owners usually start to worry.
Common tell‑tale signs:
- A skip appears on the drive or road outside.
- A contractor’s signboard goes up.
- Scaffolding is erected along the flank or rear elevation.
- Materials are delivered: steels, insulation, concrete, blockwork.
These are strong indicators that works are:
- Funded
- Instructed
- And likely to start very soon
But remember: not all works are notifiable under the Act. Internal refurbishments, replastering, new kitchens, non‑structural works etc. may look dramatic from the outside but may not trigger the Party Wall Act.
So before panicking, the key question is:
Do the works fall within Sections 1, 2 or 6 of the Party Wall etc. Act 1996?
If you’re unsure, a quick professional review of the plans will usually give clarity in minutes.
Sign 4: Groundworks, trial pits and boundary activity
For extensions and basements, you might spot:
- Small trial pits dug near the boundary or existing foundations.
- Spray‑painted marks, pegs or strings along the garden boundary.
- Groundworkers measuring distances from your house or wall.
This usually means the contractor is checking:
- Foundation depth and soil conditions.
- Distances to your structure (to see if Section 6 applies).
- Exact position of the proposed new flank wall relative to the boundary.
If these investigations are happening and you haven’t seen a Party Wall Notice, it’s a sensible moment to open dialogue.
Sign 5: Casual comments from your neighbour
Sometimes the biggest “tell” isn’t physical – it’s conversational.
You might hear:
- “We’re doing a loft like number 27 did.”
- “We’re having a big rear extension – it’ll come out about the same as yours.”
- “We’ve been told we’ll need steels into the party wall.”
- “The builder said he’ll be digging near your wall but it’ll be fine.”
These phrases often indicate works that are notifiable under the Act. A friendly chat is a great opportunity to say:
“That sounds exciting – have your surveyor or architect advised you about Party Wall Notices yet?”
This is diplomatic, non‑accusatory, and nudges them towards compliance.
What should you do if you suspect notifiable works and no Notice?
1) Stay calm and gather facts
Don’t assume your neighbour is being deliberately evasive. Often they:
- Think their architect or contractor is “dealing with it”, or
- Honestly don’t realise their specific works are covered.
Start by trying to understand:
- Exactly what works are planned.
- Where they are relative to your property.
- When they’re due to start.
2) Check whether the works are actually notifiable
Broad indicators of notifiable works include:
- Loft conversions in a terraced or semi‑detached house.
- Removing a chimney breast from a shared wall.
- Excavations for an extension within 3–6m of your home.
- New flank walls built up to or astride the boundary.
If in doubt, email us the plan set – we’ll quickly confirm whether the Act applies.
3) Raise it informally first
A polite conversation with your neighbour might be enough:
“I’ve noticed the scaffolding / groundworks starting – just wanted to check you’re getting Party Wall Notices sorted, as our properties share walls / foundations.”
Most building owners don’t want trouble. Many will immediately go back to their architect or builder and ask them to sort the party wall side properly.
4) Follow up in writing
Send a short, factual letter or email:
- Confirm you are an adjoining owner under the Act.
- State you require formal Party Wall Notice before any notifiable works begin.
- Ask for details of their surveyor or architect if already appointed.
This makes it almost impossible for the building owner later to claim they had “no idea” the Act applied.
5) If works start without Notice
If genuinely notifiable works start with no Party Wall Notice:
- Do not obstruct or confront the contractor physically.
- Take dated photos and videos of your property before damage can occur.
- Contact the building owner in writing, asking them to cease notifiable works and serve Notice / engage surveyors.
- Seek advice from a expert Party Wall surveyor and, if necessary, a solicitor about the possibility of an injunction.
Early intervention is always cheaper and less stressful than waiting until damage has occurred.
Simple Survey — Here When You’re Worried About Your Neighbour’s Works
If you’re seeing skips, scaffolding, trial pits or ambitious drawings and no Party Wall Notice, don’t sit and stew.
We can:
- Review your neighbour’s plans and tell you in plain English whether the Act applies.
- Draft and send a formal but diplomatic letter requesting proper Notice.
- Act as your Adjoining Owner’s Surveyor if a dispute arises.
📧 Email: team@simplesurvey.co.uk
Nationwide coverage. Fixed fees. RICS‑qualified, building‑surveying background.
Simple Survey — Fixed Nationwide Cost Chart (Guide)
| Service | What’s Included | Fixed Fee (incl. VAT) |
|---|---|---|
| Party Wall Notice (per Adjoining Owner) | Compliance check, drafting, service & response tracking | £25 |
| Agreed Surveyor Award | Single impartial surveyor acting for both owners | £300 |
| Building Owner’s Surveyor Award | Acting for the Building Owner in a two‑surveyor route | £300 |
FAQ — Neighbour’s Works & Party Wall Notice
Q1: My neighbour has planning permission but no Party Wall Notice. Is that illegal?
Not yet. Planning and the Party Wall Act are separate regimes. It only becomes an issue if they start notifiable works (e.g. cutting into a party wall, excavating near your foundations) without first serving a valid Party Wall Notice.
Q2: Do all building works need a Party Wall Notice?
No. Only works that fall within Sections 1, 2 or 6 of the Act. Internal non‑structural works, decorating, kitchens/bathrooms, or works well away from boundaries and neighbouring structures often don’t require a Notice.
Q3: Can I insist my neighbour stops work the moment a skip arrives?
No. The presence of a skip or scaffolding doesn’t automatically mean there’s been a breach. You need to establish what works are actually planned, and whether they are notifiable. If notifiable works start with no Notice, that’s the point to consider formal steps.
Q4: What if my neighbour just ignores my letter about Party Wall Notices?
You still have options. Start by taking advice from a Party Wall surveyor to confirm the legal position. If they proceed with clearly notifiable works and refuse to regularise matters, a solicitor may advise on seeking an injunction to halt the works until the Act is complied with.
Q5: Am I responsible for surveyors’ fees if I raise concerns?
Under the Act, the building owner usually pays the reasonable surveyors’ fees, because they’re the party benefiting from the works. There are rare exceptions (e.g. where you request certain extra items or act unreasonably), but in the vast majority of cases, costs sit with the building owner.
Q6: I’m worried but don’t want to fall out with my neighbour. What should I do?
That’s exactly what the Act is designed for – to create a structured, professional framework, so concerns can be handled technically, not emotionally. A calm conversation, followed by a proper Notice and Award, almost always leads to a smoother project and better neighbourly relations.
If you think your neighbour might be on the verge of starting notifiable works, it’s far better to clarify now than to argue later. Drop us an email with whatever information you have, and we’ll help you map out your next sensible step.