Party walls in older buildings are rarely perfect.
They may contain existing cracks, historic alterations, deteriorated plaster or signs of previous movement.
This can understandably cause concern when new building works are proposed nearby.
Existing defects do not automatically prevent works
A crack or defect in a party wall does not necessarily mean neighbouring works cannot proceed.
The surveyors should consider:
- what the existing defect is;
- whether it appears historic or ongoing;
- what work is proposed;
- whether the work could worsen the defect; and
- whether additional precautions are appropriate.
Our guide to Party Wall Awards explains how surveyors can regulate the time and manner in which notifiable works are carried out.
Existing defects should be understood
Where a shared wall already contains cracking or other visible defects, it is helpful for these to be identified before substantial works begin.
Photographs and clear records can assist the parties in understanding the condition of the wall and reduce uncertainty if concerns are raised later.
What if structural concerns are significant?
Where the existing condition raises genuine structural concerns, further advice may be needed.
A structural engineer could be asked to assess the wall and advise whether temporary works, repairs or additional precautions are required.
Who pays to repair an existing defect?
The Party Wall process should not normally be used simply to require one owner to repair pre-existing defects that were not caused by the proposed works.
Responsibility will depend on the facts, ownership and nature of the defect.
What if concerns arise during the works?
The Party Wall Award may contain procedures dealing with damage or other issues arising from the notifiable works.
For further information, see our Party Wall Awards guide.
Simple Survey can provide practical advice
Visit our Party Wall service page if an existing shared wall is already cracked or in poor condition before works commence.