If your neighbour (the Building Owner) serves a Party Wall Notice under the Party Wall etc. Act 1996, you must decide how to respond. There are three main options—and a fall-back if you don’t reply.
1) Consent (in writing)
You can consent if you’re comfortable with the works.
- Works may proceed after the statutory lead-in (and any access notice), without appointing surveyors.
- You do not lose your rights: the Building Owner must still make good or compensate for damage caused by Act works.
2) Dissent and appoint your own surveyor
If you want formal safeguards, dissent in writing and appoint a Party Wall Surveyor to act for you.
- Your surveyor and the Building Owner’s surveyor will agree a Party Wall Award that sets what may be done, how, and when, plus protections, access, and damage procedures.
3) Dissent and appoint an Agreed Surveyor
Instead of two surveyors, both owners can jointly appoint one impartial surveyor (the Agreed Surveyor).
- This is often cheaper and faster, but there is no Third Surveyor; your remedy is appeal if you disagree with the Award.
If you do not reply
- No response within 14 days = deemed dissent.
- The Building Owner then serves a 10-day request (s.10(4)) for you to appoint a surveyor.
- If you still don’t respond, they may appoint a separate surveyor on your behalf (not the same as their own), and the Award process proceeds.
Timings at a glance
- 14 days to respond to the Notice (consent/dissent).
- +10 days (s.10(4)) if you don’t reply at first.
- Works that are dissented to cannot start until the Award is served (even if the notice lead-in has expired).
- 14 days to appeal an Award from the date it’s served.
Quick tips before you choose
- Ask for drawings/methods relevant to the notifiable elements.
- If dissenting, weigh Agreed Surveyor (simplicity) vs separate surveyors (two perspectives).
Want an expert, neutral view on which option fits your situation?
Email team@simplesurvey.co.uk—the lowest-cost party wall surveyors across England & Wales. We’ll review your Notice, outline your best route (consent, dissent & Agreed Surveyor, or separate surveyors), and draft a firm, compliant response that protects your property.