The Party Wall etc. Act 1996 is the statutory framework for managing building works that could affect shared walls, boundaries, or nearby structures in England and Wales (not just London). It aims to prevent damage, minimise disruption, and provide a fair, structured way to resolve disagreements between neighbouring owners.
When the Act began
- Royal Assent: 5 November 1996
- In force: 1 July 1997
What the Act covers
- Party structures: party walls, party fence walls (masonry garden walls on the boundary), and floors/ceilings between flats.
- New boundary walls: building at or astride the line of junction.
- Excavations: foundations within 3 metres (deeper than your neighbour’s) or within 6 metres where deeper works (e.g., piles) satisfy the 45° test.
What the Act requires
- Serve formal notices on every affected Adjoining Owner before the works begin.
- Follow statutory response periods (14 days, with a further 10 days if there’s no reply).
- Appoint surveyor(s) if there’s a dissent or no reply—either one Agreed Surveyor or two separate surveyors who will select a Third Surveyor as a back-stop.
- Obtain a Party Wall Award where required—this legally binding document sets how, when, and under what protections the works must proceed.
- Protect and make good: the Building Owner must avoid unnecessary inconvenience and must make good or compensate for damage caused by Act works.
Why the Act matters
- Clarity & fairness: clear procedures and timelines for both Building and Adjoining Owners.
- Risk control: proportionate safeguards (access protocols, working hours, methods) tailored to the project.
- Efficient dispute resolution: surveyors determine technical points quickly without resorting to court; Awards are enforceable and appealable within 14 days.
Typical next steps
- Confirm your works fall under Sections 1, 2, or 6.
- Identify all Adjoining Owners (freeholder + relevant long-leaseholders).
- Serve valid notices with the right drawings/details.
- Encourage consent, or proceed to an Award if there’s a dissent/no reply.
- Carry out the works in line with the Award and the Act.
Need compliant notices or a robust Award—without overspending?
Email team@simplesurvey.co.uk. Simple Survey are the lowest-cost party wall surveyors across England & Wales—we’ll draft and serve valid notices and produce clear, proportionate Awards that keep your project on programme.