Navigating party wall paperwork can feel daunting. This guide breaks down what a Party Wall Notice is, when you need one, how to serve it correctly, and what it means for both Building Owners and Adjoining Owners under the Party Wall etc. Act 1996.
What is a Party Wall Notice?
A Party Wall Notice is a legal notification a Building Owner must serve on affected neighbours (the “Adjoining Owner(s)”) before starting certain types of work on or near a shared wall/structure or boundary. Serving a valid notice is the first step in activating the Act’s protections and dispute-avoidance framework for both sides.
The three notice types
- Notice of Adjacent Excavation – Section 6 (1 month)
Required where you plan to excavate:- within 3m of a neighbouring building/structure and deeper than its foundations, or
- within 6m where your excavation would intersect a line drawn down at 45° from the neighbour’s foundation bearing line.
Must include plans and sections showing the excavation location and depth (dimensions matter).
- Party Structure Notice – Section 3 (2 months)
For works directly to a party wall/party structure, e.g. cutting in for steel beams, removing a chimney breast from a party wall, raising/rebuilding a party wall, cutting flashings, etc. Describe the works clearly and how they’ll be carried out. - Line of Junction Notice – Section 1 (1 month)
For a new wall on your side of the boundary (up to the line of junction) or astride the boundary (a new party wall).- Building astride the boundary requires the Adjoining Owner’s express written consent.
- If they refuse or don’t consent, you must build wholly on your land.
Tip: Don’t mix up the timings. Section 1 = 1 month, Section 6 = 1 month, Section 3 = 2 months.
Serving a valid notice: content & method
A compliant notice is short but precise. It should state:
- The Building Owner’s name and service address.
- The address of the works.
- A clear description of the proposed works and the relevant section(s) of the Act.
- The proposed start date (respecting the statutory lead-in).
- Drawings: mandatory for Section 6; helpful for Sections 1 & 3.
How to serve: deliver by hand, post, or (if the neighbour has agreed in writing) by email. Always date the notice on the day it’s served and keep proof of service.
How Adjoining Owners can respond (within 14 days)
Adjoining Owners have four practical routes:
- Consent (in writing): the works may proceed (still subject to the Act’s obligations, e.g. avoiding unnecessary inconvenience, making good damage, etc.).
- Dissent and appoint an Agreed Surveyor: a single impartial surveyor acts for both owners and makes a Party Wall Award.
- Dissent and appoint separate surveyors: each owner appoints their own; those two select a Third Surveyor to resolve deadlocks.
If there’s no written response within 14 days, a dispute is deemed to have arisen under Section 10. The Building Owner may then serve a 10-day request for the Adjoining Owner to appoint a surveyor; if they still don’t, the Building Owner can appoint one on their behalf (Section 10(4)) so the Award can be agreed and the project can proceed lawfully.
What a Party Wall Notice (and Award) changes in practice
For Building Owners, serving the correct notice:
- Keeps your works lawful and reduces injunction risk.
- Activates a clear, neutral procedure to agree how and when works are done, minimising delay.
- Provides a defined route to address issues that may arise during the build.
For Adjoining Owners, receiving a notice:
- Ensures you’re informed in advance and gives you a voice (consent or dissent).
- Lets you appoint an impartial surveyor to set protections in a binding Award.
- Provides a mechanism to resolve issues without going to court.
Common reasons notices get thrown out
- Wrong notice type (e.g. serving Section 3 when it’s excavation under Section 6).
- Wrong timing (using 1 month where 2 months is required, or starting too early).
- Missing drawings on Section 6 notices (this alone invalidates the notice).
- Incorrect parties (failing to notify all relevant freeholders/long leaseholders).
- Vague descriptions that don’t reasonably describe the works.
A non-compliant notice doesn’t protect you—it costs you time and leverage.
Make it easy: have Simple Survey serve your notices
We prepare and serve correct, fully compliant notices across England & Wales, keep neighbour communications friendly, and—if there’s a dissent—coordinate the next steps so a fair Party Wall Award is agreed quickly.
Transparent, low 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)
Ready to get this right first time?
Email team@simplesurvey.co.uk and we’ll take it from here—fast, friendly, and fully compliant.