Have you been served a Party Wall Award? Maybe your surveyor has just told you one is coming? Here’s a clear, practical explainer so you know exactly what the document does—and how to get the most from it.
What is a Party Wall Award?
The Party Wall etc. Act 1996 sets out what an award can do at Section 10(12). In plain English, an award may determine:
- The right to execute the works – it confirms the building owner may lawfully proceed under the Act.
- The time and manner of executing the works – hours, sequencing, methods and protective measures.
- Any other matter arising from the dispute, including costs – who pays what, and when.
Think of the award as the Act’s operating manual for your project: it authorises notifiable works, regulates how they’re done, and allocates costs.
Who makes the Award?
Awards are made by surveyors, not by the owners. That can be:
- An Agreed Surveyor (one impartial surveyor for both owners), or
- Two Surveyors (one for each owner), sometimes with input from
- The Third Surveyor (only if a specific issue is formally referred).
Owners do not sign the award. The appointed surveyor(s) sign it on the parties’ behalf and then serve it on the owners.
What does a good Award include?
While wording varies, you’ll commonly find:
- Clear description of the notifiable works and the statutory basis (Section 1, 2 and/or 6).
- Drawings/specifications so there’s no ambiguity about what’s approved under the Act.
- Protective provisions (the “manner” of work): e.g., permitted working hours, temporary weathering, dust mitigation, vibration control, and “hand tools only” where appropriate.
- Access arrangements under Section 8: scope, timing, duration, and protections while on the neighbour’s land.
- Variation protocol: how changes to design/method are to be checked and approved under the Act.
- Damage & making-good pathway: how damage will be identified, options to make good or compensate, and timeframes.
- Risk-based conditions (where relevant): insurances, sequencing constraints, temporary supports, precautions around openings, etc.
- Costs under Section 10(13): who pays the surveyors (typically the building owner) and any cost-sharing if triggered by the Act (e.g., Section 11 mechanisms).
Service, start dates and appeals—know your timelines
- Service “forthwith”: Once signed, surveyors should serve the award promptly.
- Appeal window: Either party has 14 days from service to appeal in the county court (this is tight—seek legal advice before acting).
- When works can start: The award will not shorten the Act’s minimum notice periods if they still apply; it will specify when works may begin and on what terms.
What the Award is not
- Not a private “agreement”: Only a statutory award made by properly appointed surveyor(s) carries legal effect under the Act.
- Not retrospective: You can’t get a valid award after the notifiable works are already done.
- Not a boundary decision: Surveyors don’t determine boundary lines within an award.
- Not planning or building control: Separate permissions/approvals still apply.
How to use your Award (owner checklist)
- Read it end-to-end: It’s tailored to your properties—don’t skim.
- Brief your contractor: Ensure they understand and follow every protective clause.
- Plan access early: If access is scheduled, line up dates, protections and site logistics.
- Escalate properly: If a problem crops up, raise it with the surveyor(s) in the way the award sets out.
- Keep records: Track dates, communications, and compliance with the award’s steps.
- Appeal only with advice: If you’re unhappy, talk to your surveyor(s) and seek legal guidance quickly.
Call us for clear, practical help
Simple Survey specialises in straightforward Party Wall advice and fixed-fee delivery nationwide. We’ll review your plans, explain your duties, and get you from notice → award → compliant start on site—without drama.
Email: team@simplesurvey.co.uk
Simple Survey — Fixed Nationwide Cost Chart (Guide)
| Service | What’s Included | Fixed Fee (Plus VAT) |
|---|---|---|
| Party Wall Notice (per Adjoining Owner) | Compliance check, drafting, service & response tracking | £25 |
| Agreed Surveyor Award | Single impartial surveyor acting for both owners | £300 |
| Building Owner’s Surveyor Award | Acting for the Building Owner in a two-surveyor route | £300 |
FAQ
Q1. Do I need to sign the award?
No. Surveyors sign it on the parties’ behalf and then serve it. Your procedural step is to read it, comply, and—if necessary—exercise your right to appeal within the 14-day window.
Q2. Can works start the day the award is served?
Only if (a) the award permits it, and (b) all statutory notice periods have expired. Many awards also include pre-conditions (e.g., access protections) that must be in place first.
Q3. Who pays the surveyors’ fees?
Typically the building owner, as the works are for their benefit. The award will confirm the “reasonable” costs payable under the Act.
Q4. Can an award be changed after service?
Yes—through a further or supplemental award if the notifiable scope/method changes and surveyors decide additional determinations are needed.
Q5. What if my neighbour ignores the award?
Awards are enforceable. If a party or their contractor breaches the award, seek advice from your surveyor(s); legal remedies are available.
Q6. Is a “party wall agreement” the same thing as an award?
No. Only a statutory award made by appointed surveyor(s) has legal force under the Act.
Q7. Does having an award mean I don’t need planning or building control?
You still need any separate permissions/approvals required for your project. The award only governs rights and procedures under the Party Wall etc. Act 1996.