Confused about who party wall surveyors are, what they do and who pays? Here’s the clear, no-nonsense guide.
1) First things first: anyone can call themselves a “party wall surveyor”
Yes, really. The Party Wall etc. Act 1996 defines a “surveyor” as any person not being a party to the matter appointed to determine the dispute. There’s no built-in requirement for qualifications or experience.
Why this matters: your choice of surveyor directly affects cost, speed, and the quality (and validity) of the Award. Always prioritise:
- Proven Party Wall experience (basements, lofts, extensions, structural alterations).
- RICS qualification and professional indemnity insurance.
- Clear, fixed fees and transparent scope.
- A measured, impartial approach (they are administering statute, not “fighting your corner”).
2) One surveyor for both sides: the Agreed Surveyor
When an Adjoining Owner dissents to your Notice, both owners can jointly appoint a single surveyor—called the Agreed Surveyor—to resolve the dispute and make the Party Wall Award.
Pros
- Fastest route to an Award.
- One set of professional fees (generally lower).
- Less correspondence, fewer points of friction.
Cons / cautions
- There’s no Third Surveyor safety net (see Section 4).
- You must trust that person’s competence and neutrality.
- If relations are already strained or the works are complex (e.g., deep excavations), two surveyors may be safer.
Good use cases: conventional loft steels, straightforward rear/side extensions, chimney breast removals—where designs are standard and neighbourly relations are sound.
3) Two surveyors: one for each owner
If owners don’t want (or can’t agree) to use an Agreed Surveyor, each appoints their own surveyor. Those surveyors then settle the Party Wall Award together.
Pros
- Two qualified sets of eyes on method, risks and protections.
- Natural peer-review of drawings, sequencing, and wording.
- A built-in escalation route (the Third Surveyor).
Cons
- More correspondence → usually higher overall fees.
- Can move slower if either surveyor is unresponsive.
Good use cases: basement works, underpinning, significant adjacent excavation, tricky boundary conditions, or when relations are delicate.
4) The Third Surveyor—who are they and when do they appear?
On a two-surveyor appointment, the two appointed surveyors must select a Third Surveyor at the outset. The Third Surveyor sits in the background and only becomes active if the two surveyors disagree (or if an owner refers a specific point).
What they do
- Determine points in dispute (methods, protections, fees, damage liability, etc.).
- Issue a Third Surveyor’s Award that is binding, just like any other Award.
- Apportion costs of the referral (the “losing” side often pays more, but the Third Surveyor decides).
Practical takeaway: the existence of a Third Surveyor encourages sensible compromise and keeps most matters out of court.
5) You cannot fire your party wall surveyor
Once appointed under Section 10, a surveyor’s duty is to the Act, not to the person who appointed them. They must act impartially and cannot be dismissed because a party dislikes the direction of travel. A surveyor can only step down if they declare themselves incapable of acting (e.g., conflict of interest, illness).
Implication: choose carefully at the start—there’s no mid-stream swap if you change your mind.
6) Who pays? The building owner carries the cost burden
The Building Owner (the one doing the works) almost always pays reasonable party wall fees, including:
- Their own surveyor’s fees.
- The Adjoining Owner’s surveyor’s fees (if a two-surveyor route is used).
- Reasonable checking-engineer input where justified.
- Reasonable inspection and damage-resolution costs if issues arise.
Exceptions exist (e.g., where works are due to disrepair or when an Adjoining Owner acts unreasonably), but the standard expectation is: Building Owner pays.
What a competent party wall surveyor actually does
- Checks if works are notifiable and serves valid Notices (or vets yours).
- Reviews drawings/methods (and may seek an advising engineer where risk warrants it).
- Agrees access (s.8), time & manner of works, hand-tool clauses, vibration limits, protection measures, and any monitoring.
- Prepares and serves the Party Wall Award that lawfully authorises the notifiable works and sets protections.
- Damage route: if damage occurs, investigates and agrees making-good or compensation via further award if needed.
- Keeps records (service, correspondence, evidence)—vital if challenged or on sale.
Worked scenarios
A) Rear extension with shallow trenches (within 3m), friendly neighbour
- Route: Agreed Surveyor.
- Likely content: Section 6 notice + Award with access hours, hand-tool provisions near the party wall, trench support if open >12 hours.
- Outcome: Quick, lower fees.
B) Loft steels into the party wall, neighbour anxious
- Route: Could be Agreed Surveyor if relations are good; otherwise two surveyors.
- Likely content: Section 2 notice + Award with hand-tool only on the party wall, dust protection, working hours, make-good provisions.
C) Basement with underpinning, tight site
- Route: Two surveyors + advising engineer.
- Likely content: Section 6 notice, sequencing, temporary works, monitoring, Security for Expenses, emergency procedures, robust access protocol.
- Outcome: Heavier process, but appropriate risk management.
Red flags when appointing
- Vague or hourly-only fees with no cap.
- No PI insurance / unwilling to confirm PI cover.
- Combative tone (“we’ll get this through regardless”).
- Over-promising speed without acknowledging statutory timings.
Simple Survey — fixed, transparent pricing (nationwide)
- 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 & 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)
Why choose us
- Fixed fees from the outset.
- Nationwide coverage.
- Experienced & qualified (RICS-accredited building surveyors with real building pathology expertise).
- Calm, impartial administration that keeps projects moving and neighbours protected.
Quick checklist before you appoint
- ☐ Do they hold RICS membership and PI insurance?
- ☐ Have they handled your type of project before (basement/loft/extension)?
- ☐ Is the fee fixed and does the scope list what’s included (notices, award, service, postage, inspections)?
- ☐ Are they clear on statutory timings and realistic on speed?
Ready to move forward?
Send us your drawings (PDFs are fine) and the site address. We’ll confirm what’s notifiable, set out the exact steps and timings, and issue your notices the same day once instructed.
Email: team@simplesurvey.co.uk
Subject line: Party Wall – Quick Check & Fixed Fee
Or, if you prefer, just say: “Here are my plans—can you confirm if I need notices and quote?” We’ll handle the rest.
Simple Survey — the most cost-effective, qualified route to a robust Party Wall Award.