Summary:
A Party Wall Notice isn’t a threat—it’s a legal heads-up. You now have clear choices, firm time limits, and strong protections under the Party Wall etc. Act 1996. This guide explains exactly what to do, when to do it, and how to keep control of time and cost.
1) What the notice means
Your neighbour plans works that touch a shared wall, sit on/near the boundary, or involve excavation close to your home. The Act requires them to notify you. You now decide how the process runs from here.
2) The 14-day clock: your three options
From the day you receive the notice, you have 14 days to reply in writing:
- Consent
You’re comfortable with the proposals proceeding under the Act. (You can still raise practical points on working hours, access routes, protection to your garden, etc.) - Dissent and use one impartial “Agreed Surveyor”
One qualified surveyor acts impartially for both households and issues a binding Party Wall Award that sets the rules of work and protections. - Dissent and appoint your own surveyor
You appoint a surveyor; your neighbour appoints theirs. The two surveyors agree the binding Award. If they cannot agree, a third surveyor can be called upon.
No reply within 14 days? The law treats that as a dispute, and a surveyor can be appointed for you so the process can move forward without delay.
3) What the Party Wall Award does for you
If you dissent (either route), an Award will:
- Define how and when works happen (methods, sequencing, reasonable working hours).
- Set protections for your property (e.g., temporary weathering, safeguarding boundaries, safe access arrangements).
- Clarify what happens if things go wrong (duties to make good damage or compensate, and who pays).
- Provide a simple, enforceable framework so everyone knows the rules.
4) Who pays?
In most cases where the works benefit your neighbour, your neighbour covers the reasonable costs of the Party Wall process—including your surveyor if you appoint one. If you specifically request extra work that benefits only you, you may contribute to that portion.
5) Smart, low-stress responses (templates you can adapt)
- Consent (simple):
“I consent to the works as described in your Party Wall Notice dated [date], on the understanding they are carried out with reasonable care and in accordance with the Award if one is required.” - Dissent with Agreed Surveyor:
“I dissent to the Notice and propose proceeding with a single Agreed Surveyor. Please confirm the surveyor’s details for my consideration.” - Dissent with your own surveyor:
“I dissent to the Notice and appoint [Name], [Firm], [Contact] as my surveyor. Please ask your surveyor to contact them so the Award can be agreed.”
(Send by a traceable method and keep copies.)
6) Common pitfalls to avoid
- Missing the 14-day deadline. Respond on time to keep control of the appointment route.
- Thinking planning approval = party wall compliance. They’re separate legal regimes.
- Vague boundaries/access. Get access routes, scaffold positions, temporary protection and reinstatement clearly set out in the Award.
- Letting emotions lead. The Act is a procedural toolkit; use it to secure fair, practical outcomes.
7) Typical timeline (guide)
- Day 0: Notice received
- Day 0–14: You respond (consent or dissent)
- Weeks 2–6: Surveyor(s) agree and serve the Award (project-dependent)
- +14 days: Appeal window (either side may appeal to the County Court)
8) Quick FAQs
Do I have to hire a surveyor?
No. If you consent, the process may end there. If you dissent, a surveyor route is mandatory—but usually paid for by the neighbour carrying out the works.
Can I stop the works?
The Act doesn’t stop lawful projects; it ensures they’re done safely and fairly with agreed methods, timings and protections. Serious non-compliance with the Act can lead to injunctions.
What if my neighbour ignores the rules later?
Breaching the Award risks injunctions and liability for losses. Awards are enforceable.
What if the notice is unclear or looks wrong?
You can ask for clarification or dissent so a surveyor formalises the scope and safeguards before anything starts.
9) Transparent, fixed pricing (so you know the market)
We keep costs predictable and lean:
- 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 household doing the works): fixed-fee proposals from £325 for our side. (The other side’s surveyor often bills hourly; we work to keep those costs reasonable and contained.)
- Complex works (deep excavations, multi-owner blocks): we’ll still offer the fixed pricing above.
- No surprises, no creeping extras. You’ll know the number before we start.
10) Your next best step (based on your position)
- If you’re broadly happy with the plans: Consent in writing and add any reasonable practical conditions you’d like them to observe.
- If you’re unsure or want extra certainty: Dissent and proceed with an Agreed Surveyor for a fast, proportionate Award.
- If you prefer independent representation: Dissent and appoint your own surveyor.
Need a quick, calm steer today?
Email team@simplesurvey.co.uk with your notice (photo or PDF) and your address. We’ll tell you exactly which option fits, draft your response, and—if you want—handle everything end-to-end with our fixed-fee approach.
Simple Survey — faster notices, fair Awards, the lowest like-for-like total cost we can find in England & Wales.