Planning a loft, rear extension or basement and wondering how to keep things smooth with the neighbours? The Party Wall etc. Act 1996 is there to enable your build while protecting both sides—but only if you follow the process cleanly. Below are practical, plain-English tips that will help you avoid delays, contain costs and keep relations friendly.
1) Know what’s actually notifiable
The Act is triggered by three broad scenarios:
- Section 1 – New walls at the boundary: building up to or astride the line of junction. (A wall astride needs your neighbour’s written consent; otherwise build wholly on your land.)
- Section 2 – Works to party structures: cutting into, cutting away from, raising, rebuilding, underpinning, damp-proof courses, flashings into a neighbour’s wall at the boundary, and more.
- Section 6 – Adjacent excavation: excavating within 3m (or 6m for deeper works such as piles) and deeper than your neighbour’s foundations.
If you’re unsure, assume you might be within scope and check. Serving a clean notice early is far cheaper than firefighting later.
2) Serve the right notice at the right time
- Lead-in: at least 1 month for Section 1 or 6; 2 months for Section 2.
- Content: identify both owners correctly (including freeholders and any leaseholders with >12-month interests), give a plain description of the notifiable elements, refer to the relevant section(s), add a proposed start window, and include plans/sections for Section 6 excavation.
- Service: post to the usual/last-known address, deliver in person, or use email only if the neighbour has agreed to receive documents electronically. Where ownership is unclear, “The Owner” fixed to a conspicuous part of the premises is acceptable.
Tip: Put a friendly cover note on top. Clarity reduces knee-jerk dissents.
3) Communicate early and humanly
A quick chat before notices land—“what we’re doing, why, when”—pays for itself. Share a simple outline and timing. Ask about holidays, shift-work, or sensitive dates so you can plan around them. This sets a helpful tone and can avoid unnecessary friction.
4) Expect (and plan for) the three responses
Your neighbour can:
- Consent in writing – fastest and cheapest route.
- Dissent & use an Agreed Surveyor – one impartial surveyor acts for both parties under Section 10.
- Dissent & appoint their own surveyor – each side appoints; the two surveyors select a third in reserve.
No reply? After 14 days you issue a 10-day request; if there’s still silence you may appoint a surveyor on their behalf (not the same as yours) so the process can continue.
5) Choose the surveyor route that fits
- Agreed Surveyor: usually the quickest, simplest, and lowest-cost path to a compliant award when trust is decent and the scheme is straightforward.
- Two-Surveyor route: sensible if relations are strained or the design is complex. The outcome should be similar; logistics and cost differ.
Whichever route you take, remember that once appointed in writing, surveyors act impartially under the Act—not on personal instruction.
6) Keep your paperwork neat and proportionate
Messy inputs cause slow, expensive outputs. Provide clear drawings, structural notes where relevant, and a realistic programme. Ask your surveyor for a proportionate award that regulates time and manner of the notifiable works without unnecessary extras. Tighter documents = fewer queries = faster progress.
7) Understand access and working hours
The Act grants necessary access over a neighbour’s land to carry out notifiable works (with reasonable notice and safeguards). Local authority working hours typically guide time of day constraints (e.g., weekdays and shorter Saturdays, no noisy works on Sundays/bank holidays). Your award will set these out—respect them to avoid enforcement pain.
8) Security for Expenses (when it comes up)
For higher-risk or staged works (deep excavations, complex sequencing), the adjoining owner may request Security for Expenses—a sum held to cover making things safe or addressing loss if works stall. If proportionate, your surveyor can structure a sensible figure and mechanism (sometimes in phases) so cashflow still works.
9) If something goes wrong—use the framework
The Act hard-wires rights and remedies, including compensation for loss or damage caused by works in pursuance of the Act. If a dispute arises during the project, the appointed surveyor(s) determine it by award. Keep your communications professional, factual and timely; this keeps decisions quick and prevents escalation costs.
10) Watch the clock—twice
- Statutory clocks: notice periods (1 or 2 months), response windows (14 + 10 days), appeal period after an award (14 days), and the typical 12-month window to commence works under the notice/award.
- Project clocks: design freeze, tender, lead items, and neighbour availability. Align these early so you’re not ready to break ground while a notice still has weeks to run.
Simple Survey Costs Guide
Transparent, fixed pricing keeps everyone calm. At Simple Survey we keep it lean:
- Party Wall Notice service: £25 per adjoining ownership (multi-notice bundles discounted).
- Act administration as Agreed Surveyor (single surveyor): typically £300 fixed-fee, depending on complexity/number of notices or owners.
- Two-surveyor route (we act for the Building Owner): fixed-fee proposals from £325 for our side. (The Adjoining Owner’s surveyor often bills hourly; we work to keep those costs reasonable and contained.)
- Complex works (deep excavations, multi-owner blocks): we’ll still offer the fixed pricing as above!
- No surprises, no creeping extras. You’ll know the number before we start.
Market-wide, you’ll see hourly rates from £120–£350+ and totals anywhere between £800–£2,500+ per matter depending on complexity and how cooperative the parties are.
FAQs
Do I always need to serve a Party Wall Notice?
Serve one if your works fall under Sections 1, 2 or 6. If you’re unsure, get advice—serving correctly is cheaper than injunctive trouble later.
What if my neighbour never replies?
The Act anticipates non-response: after the 14-day window you issue a 10-day request; failing that, you appoint a surveyor on their behalf and proceed.
Is “Party Wall Surveyor” a protected title?
No. Pick on merit: experience, clear templates, prompt communication, and proportionate awards that keep projects moving.
Can my neighbour block my works?
They can’t veto notifiable works merely by dissenting. Dissent triggers the dispute-resolution process, which results in an award regulating how the works proceed.
Can we share one surveyor?
Yes—if both sides are comfortable. The Agreed Surveyor must act impartially for both owners.
What happens if we later change the design?
Material changes to notifiable elements often require an addendum award or fresh notices. Flag changes early to avoid delay.
How long does the award take?
For straightforward domestic schemes with responsive parties, weeks rather than months is achievable. Complexity and missing information stretch timelines.
Who pays the fees?
Usually the Building Owner, as they benefit from the works—subject to the award on costs.
Ready to make your project painless?
If you want fast, compliant paperwork and neighbour-friendly documents at the lowest total cost, we’ve built our service for exactly that.
Email team@simplesurvey.co.uk with your address, a brief of the works, and any drawings—or ask for our one-page intake form.
Simple Survey — quick, correct, low-cost Party Wall compliance, nationwide.