If you’re planning work near a boundary or shared structure, the Party Wall etc. Act 1996 may require you to serve a Party Wall Notice before you start. This guide explains what a notice is, when you need one, what to include, how neighbours can respond, and the practical timelines—without the jargon.
When do I need to serve a Party Wall Notice?
You must serve a notice before starting any works that fall under the Act. The three most common triggers are:
1) Section 1 — New Wall at the Boundary (Line of Junction)
If you plan to build a new wall up to (or astride) the boundary line between properties, you must notify your neighbour.
- Minimum notice period: 1 month
- Typical examples: new flank wall to a rear/side extension on or right up to the boundary.
2) Section 2 — Works to a Party Wall / Party Structure / Party Fence Wall
If you plan to work on a shared wall or structure (e.g., cutting in for steels, raising a party wall, removing projections, rebuilding, underpinning, inserting a DPC), notice is required.
- Minimum notice period: 2 months
- Typical examples: loft conversion steelwork into the party wall; raising a parapet; removing a shared chimney breast.
3) Section 6 — Adjacent Excavation
If you plan to excavate within:
- 3 metres of a neighbouring structure and deeper than its foundations, or
- 6 metres where the excavation intersects the 45° line measured down from the neighbour’s foundation,
you must notify your neighbour.
- Minimum notice period: 1 month
- Plans/sections are mandatory with Section 6 notices.
Planning permission doesn’t replace Party Wall notices. These are separate legal processes.
What does a valid Party Wall Notice include?
A compliant notice should be clear, correct, and complete. It must set out:
- Your name and address (the owner proposing the works)
- The address of the site (if different)
- Which section(s) of the Act apply (1, 2, and/or 6)
- A plain-English description of the works (what, where, how)
- Intended start date (respecting statutory notice periods)
- Drawings/sections (mandatory for Section 6; strongly recommended for clarity)
- How the neighbour can respond (consent / dissent with own surveyor / dissent and use an Agreed Surveyor)
- A request for a written reply within 14 days
Accuracy matters. Errors in owner names, addresses, descriptions or timings can make a notice invalid and delay your project.
How can my neighbour respond?
Upon receipt, your neighbour has 14 days to reply in writing:
- Consent
They agree in writing; the Act is satisfied for those works and you can proceed in accordance with the notice after the minimum period (often waived by consent). - Dissent and appoint their own surveyor
This triggers the Act’s dispute-resolution pathway. Each owner appoints a surveyor; the surveyors agree a Party Wall Award that governs how the works proceed. - Dissent and agree to a single Agreed Surveyor
One impartial surveyor acts for both owners and makes the Award. This route is usually quicker and cheaper.
No response within 14 days?
A dispute is deemed to have arisen. The building owner can then issue a further 10-day request. If there’s still no reply, the building owner may appoint a surveyor on the neighbour’s behalf (as allowed by the Act) so the process can continue.
Timelines at a glance
- Section 1 (new boundary wall): 1 month minimum notice
- Section 2 (works to party wall/structure): 2 months minimum notice
- Section 6 (adjacent excavation): 1 month minimum notice
- Neighbour response window: 14 days from receipt
- Further request window (if no response): 10 days
Tip: Serve notices early. Even simple matters can take time if multiple neighbours are involved or if there are title complexities.
Typical mistakes that cause delays
- Wrong owner details (misspelt names, missing freeholder/long-leaseholder)
- Serving the wrong notice type (e.g., using Section 2 where Section 6 applies)
- No drawings with Section 6 (they’re compulsory)
- Vague or overly technical descriptions that don’t explain the works clearly
- Timings not respected (starting before the statutory period or agreed waiver)
- Relying on verbal conversations instead of valid written notices
Transparent, fixed pricing (we keep your total cost low)
- 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 owners/notices) - Two-surveyor route (we act for the building owner): fixed-fee proposals from £325 for our side
(the neighbour’s surveyor often bills hourly; we work to keep those costs reasonable and contained) - Complex works (deep excavations, multi-owner blocks): still fixed pricing as above
- No surprises, no creeping extras. You’ll know the number before we start.
FAQs
Do I need a notice for minor works like shelving or rewiring?
No. Everyday minor works that don’t affect the structural/party element are generally outside the Act.
Can I serve the notice myself?
Yes, owners can serve their own notices. But invalid notices are a common reason for delay—many owners use a specialist to avoid mistakes.
What if my neighbour ignores the notice?
The Act has a built-in pathway for non-response (after 14 days + a further 10). A surveyor can be appointed on their behalf so your project doesn’t stall.
Is consent always best?
Consent is fine when both parties are comfortable. If either party wants the Act’s protections documented via an Award, dissent (single Agreed Surveyor or two surveyors) is the right route.
How long will an Award take once there’s a dissent?
Straightforward domestic schemes can be relatively swift. Complexity, multiple owners, or engineering issues can extend the timeline. Serving notices early helps.
Does planning permission replace Party Wall notices?
No—separate legal regimes. You may need both.
Ready to get your notices out—correctly and fast?
We prepare and serve valid Party Wall Notices, manage responses, and—if needed—act swiftly as Agreed Surveyor or as your surveyor in a two-surveyor setup. Our goal: keep your project moving, compliantly and at the lowest total cost.
Email: team@simplesurvey.co.uk
Simple Survey — faster notices, clearer documents, fewer disputes.