When an Adjoining Owner dissents to your Party Wall Notice, the Party Wall etc. Act 1996 moves into its resolution phase. That resolution is documented in a Party Wall Award. Here’s a clear guide to what an Award is, why it matters, and how it protects both sides.
1) Dissent = Dispute (resolved by an Award)
A written dissent to a valid Party Wall Notice (or no response within 14 days, which is a deemed dissent) creates a dispute under Section 10 of the Act.
That dispute must be determined by:
- One Agreed Surveyor (appointed jointly by both owners), or
- Two Surveyors (one for each owner), with a Third Surveyor selected as a back-stop.
Their determination is the Party Wall Award—a binding legal document that regularises the works.
2) The Award authorises the Building Owner to proceed
Once served, the Award confers lawful permission—through the lens of the Act—for the notified works to start. It ties the permission to specific drawings, methods and conditions, so the Building Owner can progress while staying compliant.
3) The Award protects the Adjoining Owner
The Award sets a clear liability framework: if notifiable works cause damage, the Building Owner must make good or pay the reasonable cost of making good. It also provides a defined route to resolve any post-award issues quickly and proportionately, without defaulting straight to court.
4) The Award fixes temporary protections and work protocols
Expect clear, practical controls, typically including:
- Method constraints (e.g., hand tools/non-percussive methods for party wall interfaces).
- Access arrangements (when, how, and under what safeguards access is exercised).
- Time and manner of works (reasonable working hours, sequencing near sensitive elements).
- Safeguards (e.g., temporary support, protection to finishes, debris containment).
These conditions minimise risk, disruption, and neighbourly friction while enabling progress.
5) Awards are enforceable—so comply
A validly served Award is binding. If a party ignores it (e.g., deviates from agreed methods or denies awarded access), the other party can enforce via the courts. Breach invites cost, delay and potential injunctions. Compliance keeps projects moving and relationships intact.
Typical pathway & timings (at a glance)
- Notice served → dissent (or no reply in 14 days).
- Surveyor(s) appointed (Agreed or Two Surveyors).
- Technical review & negotiations → draft Award.
- Award agreed and served → statutory appeal window (14 days).
- Works commence in accordance with the Award.
Simple Survey — clear, fixed pricing
- Party Wall Notice service: £25 per adjoining ownership
(multi-notice bundles discounted) - Act administration as Agreed Surveyor (single surveyor): typically £300 fixed-fee
(depends on complexity and number of notices/owners) - Two-surveyor route (we act for the Building Owner): fixed-fee proposals from £325 for our side
(we work to keep your neighbour’s surveyor’s hourly fees reasonable and contained)
Ready to secure your Award?
Send us your drawings and site address. We’ll confirm the quickest compliant route to an Award and get your project moving—safely and lawfully.
Email: team@simplesurvey.co.uk
Build with certainty. Protect relationships. Progress on time.