When planning construction or renovation work near a shared boundary, it is essential to consider how the project may affect neighbouring properties. In the United Kingdom, the Party Wall etc. Act 1996 provides a legal framework for managing this type of work. At the heart of this process is the Party Wall Award—a formal agreement that protects both the property owner carrying out the work and the adjoining neighbour.
In this article, we’ll explain what a Party Wall Award is, when it is required, what it typically includes, and why it is such an important step in ensuring a smooth construction process.
What is a Party Wall Award?
A Party Wall Award is a legally binding document prepared by a Party Wall Surveyor (or surveyors) when building work has the potential to affect a shared boundary, such as a wall, floor, or fence. This includes properties that are terraced, semi-detached, or closely situated.
The award serves as an official agreement that sets out the scope of the work, responsibilities of each party, and any protective measures needed to avoid damage or disputes. It ensures both sides are treated fairly and have a clear understanding of how the project will proceed.
When is a Party Wall Award Required?
You will need a Party Wall Award if your planned works fall under any of the following categories:
Excavations near a neighbouring property
Digging within three to six metres of another structure, particularly if it could affect the foundations, requires formal notification and possibly an award.
Works on an existing party wall or structure
This includes making alterations, repairs, or structural changes to a wall shared with a neighbour, such as inserting steel beams or installing damp-proofing.
Building a new wall on or close to a boundary
If the project involves constructing a new wall along a property line or very near it, you may need to serve notice and obtain an award.
Before any award is issued, you must first serve a Party Wall Notice to inform the adjoining owner of your intentions. If they give written consent, no further action is necessary. However, if they dissent or do not respond within 14 days, then the Party Wall Award process must be initiated.
What Does a Party Wall Award Include?
A typical Party Wall Award is comprehensive and contains the following key elements:
Details of the proposed work
A full description of the construction or renovation activities, including timelines and methods, especially if specialised techniques are required.
Surveyor appointments
The document identifies the appointed Party Wall Surveyor(s) and outlines their authority to oversee the works and make necessary decisions.
Access arrangements
It sets out when and how the building owner or their contractors can enter the neighbouring property, if required for the completion of the works.
Schedule of Condition
This is a detailed report, often with photographs, documenting the current state of the adjoining property before work begins. It helps prevent disputes over damage later on.
Safeguards and protective measures
The award may include conditions for limiting noise, controlling dust, or preventing structural vibrations that could affect neighbouring buildings.
Dispute resolution process
In the event of a disagreement, the award outlines how issues will be resolved, including the involvement of a third surveyor if necessary.
Compensation or repair terms
It provides clarity on how any damage will be repaired or compensated, ensuring fairness to both parties.
Why is a Party Wall Award Important?
Although it may seem like a formality, a Party Wall Award offers several significant benefits:
Legal protection
It protects the rights of both parties and ensures the project complies with legal obligations under the Party Wall Act.
Clear communication
The award clearly outlines the scope and limits of the work, reducing misunderstandings between neighbours.
Dispute prevention
By addressing access, safety, and damage concerns upfront, the award helps prevent disagreements during the construction process.
Efficient dispute resolution
If a problem arises, the award provides a pre-agreed process for resolving issues without going to court.
How is a Party Wall Award Prepared?
Once a notice is served and the adjoining owner dissents or does not respond, each party can appoint a Party Wall Surveyor. Alternatively, both can agree to use a single impartial Agreed Surveyor. The surveyor(s) will then inspect the properties, gather necessary information, and prepare the Party Wall Award.
Once complete, the award is signed and served on both parties, becoming legally enforceable. From that point on, the building work must proceed according to the terms set out in the document.
Final Thoughts
A Party Wall Award plays a vital role in construction projects that affect shared boundaries. It not only ensures compliance with the Party Wall etc. Act 1996, but also helps preserve positive neighbourly relations by providing transparency, legal clarity, and a framework for resolving disputes.
If you are planning a project that could impact a neighbouring structure or boundary, it is wise to consult an experienced Party Wall Surveyor early in the process. Taking this step can save you time, avoid potential conflict, and give both you and your neighbour peace of mind.