When works are planned on or near a shared boundary, the Party Wall etc. Act 1996 provides the rules of engagement. If activity starts next door—or you hear about plans—it can be hard to know when to step in. This guide explains when Adjoining Owners should seek professional advice, what a valid notice looks like, and what to do if no notice is served.
Your Rights at a Glance
As an Adjoining Owner, you have the right to:
- Receive a formal Party Wall Notice
- Consent or dissent to the proposed works
- Appoint your own surveyor (or agree on a single impartial surveyor)
- Expect your property to be protected during the works, with procedures for damage and compensation
Understanding these rights early helps you make confident, informed decisions.
When to Contact a Party Wall Surveyor
- As soon as you become aware of neighbour plans that may involve a party wall, boundary wall, or excavation near your foundations—especially if you have any concerns at all.
- Before works begin. Once construction starts without proper notice, the protective procedures and timelines under the Act become harder to apply.
- When you receive a Notice and want help assessing risks, responding (consent or dissent), or appointing a surveyor.
Notice Timelines You Should Know
Under the Act, the Building Owner must serve notice before works start:
- Party Structure Notice (Section 2): at least 2 months before works to a party wall/structure.
- Line of Junction (Section 1) & Adjacent Excavation (Section 6): at least 1 month before building a new wall at the boundary or excavating near your structure.
You typically have 14 days to respond to a valid notice. If you dissent (or do not respond), surveyor(s) must be appointed and a Party Wall Award agreed before works proceed.
If You Dissent: How Surveyors Get Involved
- You may agree on one impartial “Agreed Surveyor” or each appoint your own surveyor (who can call a third surveyor if needed).
- Surveyor(s) will:
- Set out methods, access, protections, hours, and damage procedures in a Party Wall Award
What a Valid Party Wall Notice Should Include
A compliant notice will clearly identify:
- The Building Owner, Adjoining Owner, and address(es)
- The nature and scope of the proposed works (with drawings/method where relevant)
- The proposed start date and the relevant section of the Act
- How to respond (consent/dissent) within 14 days
If anything is missing or unclear, get it checked.
If No Party Wall Notice Is Served
- Start with a conversation. Many owners don’t realise the Act applies.
- Encourage proper service of notice and offer to share information about the requirements.
- If the Building Owner refuses to engage or notice is still not served, speak to a party wall surveyor immediately. A surveyor can explain the risks and consequences to the Building Owner and advise you on protective steps.
Practical Next Steps (Checklist)
- Document what you know: plans, dates, any works observed.
- Keep communications polite and in writing where possible.
- Seek independent advice before replying to any notice.
- Monitor the site once works begin; report concerns promptly via the procedures in the Award.
Want impartial, low-cost guidance today?
Email team@simplesurvey.co.uk—the lowest-cost party wall surveyors across England & Wales—for clear advice on notices, responses and fast, compliant Party Wall Awards.