When you’re eager to get your extension, loft or internal alterations underway, it’s tempting to hope your neighbour will simply “sign it off.” In reality, consents are the exception, not the rule. Most adjoining owners prefer the formal protections of the Party Wall etc. Act 1996—and that’s entirely reasonable.
Here’s why banking on a quick consent is risky, what a dissent really means, and how to plan your programme (and budget) accordingly.
1) Consents are rare—neighbours want protection
A written consent means your neighbour is comfortable with your proposals proceeding without the Act’s dispute-resolution framework. Few owners choose that path. Why? Because the Act is specifically designed to protect adjoining owners when works risk movement, vibration, dust, temporary exposure, or excavation near their foundations. Most people want those safeguards in place from day one.
2) Consent removes surveyor input under the Act
If your neighbour consents, no party wall surveyor is appointed under Section 10. That means no independent professional is tasked with setting method, timing, tool controls, temporary works safeguards, or access protocols through a binding Award. Neighbours often realise that losing this independent layer can feel like stepping into the unknown—so they understandably opt to dissent.
3) Consent means no Award—so they’re relying on common law
With consent, there is no Party Wall Award. If something goes wrong, your neighbour’s recourse shifts to common law (negligence, nuisance, trespass). That’s a slower, costlier and more adversarial route than having a clear, enforceable Party Wall Award that pre-sets how works proceed and how any damage is handled. Many neighbours prefer the certainty of an Award over the uncertainty of litigation risk.
4) A dissent isn’t personal—it’s the Act working as intended
Too many projects sour because the building owner takes a dissent as a personal slight. Don’t. A dissent simply activates the Act’s safety net: either an Agreed Surveyor (one surveyor for both owners) or two surveyors are appointed; an Award is made that sets out how and when works may proceed, with proportionate protections. It’s a sensible, neighbourly way to keep projects safe and predictable.
5) Always plan for a dissent
Programme and cashflow should assume a dissent—and the time required to serve valid notices and agree the Award(s). If you’re fortunate enough to receive a consent, brilliant. But build your timeline on realism: notices, statutory response periods, surveyor appointments and Award drafting all take time. Planning for that prevents contractor downtime and frustration.
How to set yourself up for success (even if a dissent comes)
- Serve valid notices early. Section 2 works (party wall/structure/fence wall) require two months’ notice; Section 6 (adjacent excavation) requires one month (with proper plans/sections). Serve correctly under Section 15—invalid service causes avoidable delays.
- Use a qualified, impartial surveyor. Anyone can call themselves a “party wall surveyor.” Choose RICS-qualified professionals with building pathology experience who keep things proportionate and neighbour-friendly.
- Offer the Agreed Surveyor route where appropriate. For conventional works and good relations, one impartial surveyor can be faster and cheaper—provided both owners agree.
- Be transparent. Share drawings, method, sequencing and duration. Openness builds trust and reduces the fear that drives disputes.
- Be tool-wise. Expect Awards to favour hand and non-percussive tools near shared structures to cut vibration and risk.
Simple Survey: low-cost, qualified, and proportionate
We make the process predictable and affordable—without cutting corners on validity or neighbour protections.
Simple, transparent pricing
- 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 for our side (we work to keep your neighbour’s surveyor’s hourly fees reasonable and contained)
Why choose us
- Qualified: RICS-accredited building surveyors (not just “party wall” by title)
- Experienced: basements, lofts, extensions, structural alterations—large and small
- Proportionate: robust Awards, no over-engineering, no drama
- Neighbour-minded: we keep dialogue clear, calm and constructive
Don’t gamble on consent. Plan for protection.
Simple Survey — the stress-free way to get lawful permissions in place, without breaking the bank.
Email your drawings to team@simplesurvey.co.uk and tell us your target start date. We’ll confirm what’s notifiable, draft and serve valid notices, and set out a fixed-fee path to Award—so your contractor can confidently programme and your neighbour feels protected.