If a Party Wall Notice has landed on your doormat (or inbox), the clock has started. This isn’t junk mail; it’s a legal document under the Party Wall etc. Act 1996. Handle it well and you’ll protect your property, reduce hassle, and avoid needless cost. Ignore it and the process will move on without your input.
Below is a clear, no-nonsense guide written for adjoining owners who’ve just received a notice.
The 60-Second Snapshot
- You have 14 days from receipt to reply in writing.
- Your options: Consent, Dissent with an Agreed Surveyor, or Dissent with your own Surveyor.
- No response = a deemed dispute. After a further 10 days the other side can appoint a surveyor for you so the process continues.
- You usually don’t pay for the Act’s administration when your neighbour is doing the works (reasonable costs are typically their responsibility).
- Keep everything in writing. Ask questions. Don’t be rushed.
Step 1: Confirm What You’ve Been Sent
A valid Party Wall Notice should clearly state:
- Which section(s) of the Act the works fall under (Section 1 new walls at/astride boundary, Section 2 works to party structures, Section 6 adjacent excavation).
- A plain description of the works.
- A proposed start date (respecting the minimum notice period: 1 month for Sections 1 & 6, 2 months for Section 2).
- Correct names/addresses of owners.
- For excavation (Section 6), plans/sections showing depth and distance should accompany the notice.
If anything is unclear, ask for a simple explanation in writing.
Step 2: Know Your Three Legal Response Options
- Consent (in writing)
- You’re allowing the works to proceed under the Act without a formal dispute process.
- You can still raise specific issues later if a genuine dispute arises, but consenting now keeps things light-touch.
- Dissent and use an Agreed Surveyor
- One impartial surveyor acts for both sides and issues a binding Party Wall Award.
- Often the quickest and cheapest formal route if you’re broadly comfortable but want the protections of the Act embedded.
- Dissent and appoint your own Surveyor
- You choose an independent surveyor to act for you; your neighbour appoints theirs.
- The two surveyors will agree the Award (and select a third surveyor in case of deadlock).
Important: You cannot be forced to use your neighbour’s preferred surveyor. The choice is yours.
Step 3: Watch the Timers
- 14 days to give your initial response.
- If you don’t respond, expect a 10-day follow-up request to appoint a surveyor.
- If you still don’t respond, a surveyor can be appointed on your behalf so the process doesn’t stall.
Prompt, clear replies keep you in control.
Step 4: Understand Who Pays
Where your neighbour is doing the works, the reasonable costs of administering the Party Wall process are usually theirs to pay—this includes surveyor time, the preparation of the Award, and service of documents. (There are exceptions, but this is the norm.)
Step 5: Key Rights You Should Know
- Right to be properly notified with the correct form, content, drawings (where required) and timings.
- Right to choose how you respond (consent, agreed surveyor, or your own surveyor).
- Right to proportionate conditions in any Award so the works proceed without unnecessary nuisance.
- Right to seek Security for Expenses (Section 12) in higher-risk schemes (e.g., complex or deep works) so funds are ring-fenced before construction starts.
- Right of appeal: Awards can be appealed in the county court within 14 days of service (specialist legal advice recommended first).
Red Flags That Need Attention
- The notice is missing section references, owner details, start dates, or required drawings (for Section 6).
- You’re being told you must use a particular surveyor. (Not true.)
- You’re being told planning approval or building control replaces Party Wall procedures. (It doesn’t.)
- You’re being pressured to respond immediately. You have legal time windows—use them.
Smart, Calm Ways to Respond
- Ask the sender to summarise the works and timings in plain English.
- If you’re mostly content but want formal safeguards, consider the Agreed Surveyor route.
- If you prefer your own adviser, appoint an independent surveyor you trust.
- Keep the discussion focused on the Act—avoid side issues that can slow everything down.
FAQs (Adjoining Owner Edition)
Do I have to pay for surveyors?
Where your neighbour is doing the works, the reasonable costs of the Party Wall process usually sit with them.
What if I ignore it?
Silence triggers a statutory path where a surveyor can be appointed on your behalf. You’ll lose influence and still end up in the process.
Can I insist on conditions (hours, methods, access)?
Proportionate conditions can be built into the Award. Keep requests reasonable and tied to the works.
Can I stop the works entirely?
The Act is designed to enable lawful works with safeguards. If the formal steps are followed, outright blocking is unlikely. For urgent risks, specialist legal advice should be sought.
Is an email notice valid?
Yes, if service rules are met and the recipient has agreed to receive electronic communications. If in doubt, ask how it was served.
Prefer a predictable, low-cost route?
At Simple Survey we help neighbours respond properly and promptly—keeping matters fair, proportionate, and cost-controlled.
Transparent, fixed pricing
- Party Wall Notice review / strategy advice: from £25
- Act administration as Agreed Surveyor (single surveyor): typically £300 fixed-fee, depending on complexity/number of owners
- Two-surveyor route (we act for the party doing the works): fixed-fee proposals from £325 for our side (we work to keep the other side’s hourly costs reasonable and contained)
- Complex schemes (deep excavations, multi-owner blocks): still fixed pricing
- No surprises, no creeping extras. You’ll know the number before we start.
Need quick, impartial guidance today?
Email: team@simplesurvey.co.uk
Send a short note saying you’ve received a Party Wall Notice and would like neighbour-side advice. We’ll outline your options clearly, confirm your deadlines, and—if you wish—handle your response so you stay in control and on the right side of the Act.
Simple Survey — clear answers, fair process, lowest like-for-like fees.