Combining two flats into one larger home can create an excellent property, but it can also involve substantial structural work.
Whether the flats are side by side or positioned one above the other, removing walls, altering floors and changing structural arrangements can potentially engage the Party Wall etc. Act 1996.
Why can combining flats create Party Wall issues?
The Party Wall Act does not apply simply because two flats are being combined.
The key issue is what construction work is required.
Party Wall considerations may arise where the project involves:
- removing or altering structural walls;
- cutting steel beams into party walls;
- changing floors which form party structures;
- forming new structural openings;
- altering walls shared with neighbouring flats; or
- carrying out excavation as part of additional building works.
Floors between flats can be party structures
This is particularly important where one flat sits above another.
A separating floor can fall within the definition of a party structure.
If your proposed works materially alter that structure, Party Wall procedures may need to be considered.
By contrast, purely decorative works or replacement of ordinary floor finishes would not generally be treated in the same way.
You may have several adjoining owners
Blocks of flats can create more complicated ownership arrangements than houses.
Depending on the works, relevant adjoining owners could potentially include:
- neighbouring leaseholders;
- leaseholders above or below;
- the freeholder; and
- other parties holding a qualifying ownership interest.
Identifying the correct owners is an important part of the process.
What about the lease?
Party Wall rights do not override the terms of a lease.
Even if works can proceed under the Party Wall Act, the lease may separately require landlord consent for alterations.
Combining flats will often require formal licence-to-alter procedures alongside planning, Building Regulations and other approvals.
Get advice while the design is developing
Party Wall advice is best obtained before the contractor is ready to start.
Structural drawings will normally make it much easier to determine what notices, if any, are needed.
Simple Survey can help
If you are planning to combine two flats, Simple Survey can review the architectural and structural information and explain the Party Wall implications.
Contact Simple Survey before works begin and we can help ensure the Party Wall process is dealt with properly from the outset.