If your neighbour is planning major building work near or on a shared boundary, you may receive a Party Wall Notice. This is a formal requirement under the Party Wall etc. Act 1996, which ensures transparency and legal protection for both sides before works begin.
What Does a Party Wall Notice Mean?
A Party Wall Notice is a written notification that your neighbour intends to carry out works that may affect a shared or adjoining structure. Depending on the type of works, the minimum notice period is:
- 2 months before works to a party wall or structure, or
- 1 month before excavations near your property.
You have 14 days to respond. If you do not reply, the law treats your silence as a refusal, triggering the dispute resolution process.
What Kind of Works Require a Party Wall Notice?
Not all works require formal notice. Minor works such as plastering, shelves, or wiring do not.
A Party Wall Notice is required for:
- Building a new wall on or along the boundary line
- Works directly to a party wall or structure (e.g. loft conversions, chimney breast removal, damp proofing)
- Excavations within 3–6 metres of a neighbouring foundation
Your Options After Receiving a Notice
1. Give Consent
The simplest option is to consent in writing. Work then proceeds as proposed.
2. Request Modifications (Counter-Notice)
You can agree in principle but ask for changes, such as restricted working hours or extra precautions. This must be submitted within 30 days.
3. Dissent and Use a Surveyor
If you are not happy, you can dissent. This does not stop your neighbour’s works, but it ensures an independent Party Wall Surveyor prepares a Party Wall Award.
- You can agree on one impartial surveyor to act for both parties, or
- You can appoint your own surveyor (at your neighbour’s cost).
If the two surveyors cannot agree, a third surveyor may be called in to resolve the matter.
What Is a Party Wall Award?
A Party Wall Award is a legally binding document that:
- Sets out how the works will be carried out
- Protects your property with clear conditions
- Provides a fair process for resolving damage claims
Failure to comply with an Award can result in legal action and compensation claims.
Keeping Things on Track During Construction
Even with an Award in place, issues can arise once work begins. The best approach is to:
- Keep communication open with your neighbour
- Report concerns promptly
- Document any damage with photos and written records
- Seek surveyor advice before escalating to legal action
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