What is a Party Wall Notice?
A Party Wall Notice is a formal legal document served by a Building Owner on an Adjoining Owner before carrying out certain types of construction work. These works are classed as “notifiable works” under the Party Wall etc. Act 1996, such as:
- Building a new wall at or across the boundary line.
- Carrying out works to a shared (party) wall or structure.
- Excavating near a neighbour’s foundations (e.g. for extensions, basements, or underpinning).
Do I need to serve a notice?
Yes. If your project falls under the Act, you are legally required to serve notice on all affected neighbours before starting work.
When should I serve notice?
- Party Structure Notice (works to a shared wall) → at least 2 months before works start.
- Line of Junction Notice (new boundary walls) → at least 1 month before works start.
- Adjacent Excavation Notice (works near a neighbour’s foundations) → at least 1 month before works start.
⚠️ If a dispute arises, works cannot begin until a Party Wall Award has been issued, which can add several months to the programme.
Who must I serve notice on?
Notices must be served on all Adjoining Owners, including:
- Freeholders of neighbouring properties.
- Leaseholders with leases exceeding 12 months.
What types of notices are there?
- Line of Junction Notice – for new walls on or near the boundary.
- Party Structure Notice – for works to existing shared walls (e.g. inserting beams, removing chimney breasts, underpinning).
- Adjacent Excavation Notice – for excavations within 3 metres (or up to 6 metres in some cases) of a neighbour’s foundations.
What should a valid notice include?
- The Building Owner’s details and property address.
- A clear description of the proposed works.
- The intended start date (respecting statutory notice periods).
- Plans, drawings, or method statements (mandatory for excavation works).
If ownership details are unknown, notices can be addressed to “The Owner.”
How long does a notice remain valid?
Notices remain valid for 12 months. If works have not commenced within that time, a new notice must be served.
Can I start work before the notice period ends?
No—unless the Adjoining Owner provides written consent to waive the remaining notice period.
What if I don’t serve a notice?
Starting work without serving a valid notice risks:
- An injunction halting your project.
- Liability for your neighbour’s legal and surveyor fees.
- Losing statutory rights (e.g. access onto neighbouring land).
- Potential claims for trespass, nuisance, or negligence.
What if my neighbour doesn’t respond?
- Line of Junction Notice → No response is required. You may proceed, but only on your own land (not astride the boundary).
- Party Structure or Excavation Notice → If no response within 14 days, this creates a “deemed dispute.” Both parties must then appoint surveyors (or one agreed surveyor), who will resolve matters through a Party Wall Award.
What if my notice is invalid?
An invalid notice can cause serious issues:
- Any surveyor appointment made from it is also invalid.
- Any resulting Award will be unenforceable.
- The works may be deemed unlawful and in breach of statutory duty.
✅ Need help serving or responding to a Party Wall Notice?
At Simple Survey, we provide clear advice and the cheapest Party Wall Surveyors in the UK. We’ll ensure your notices are valid and your project stays compliant.
📩 Contact us today for free, no-obligation guidance: team@simplesurvey.co.uk