Your building project has hit a roadblock in the form of a party wall, and now you’re hearing terms like “party wall surveyor” being mentioned. But what exactly does this professional do, and do you actually need one? This comprehensive guide will walk you through everything you need to know about party wall surveyors, their legal responsibilities, and how they can help your construction project proceed smoothly while maintaining good relations with your neighbours.
What is a Party Wall?
Before diving into the role of a party wall surveyor, it’s important to understand what constitutes a party wall. A party wall is a wall that sits astride the boundary of land belonging to two or more different owners. These are commonly found in terraced and semi-detached houses where the wall separates adjoining buildings.
Different types of party walls: shared walls between terraced houses (left) and semi-detached properties (right)
Party walls can also include:
- A wall forming part of only one building but which stands on the boundary line between two properties
- A wall which is on one owner’s land but is used by two or more owners to separate their buildings
- Garden walls built astride the boundary (known as party fence walls)
- Floors or other structures separating buildings or parts of buildings approached by separate staircases or entrances
The Party Wall etc. Act 1996 provides a framework for preventing and resolving disputes related to party walls, boundary walls, and excavations near neighbouring buildings. This is where party wall surveyors come into play.
What Does a Party Wall Surveyor Do?
A party wall surveyor is a professional appointed under the Party Wall etc. Act 1996 to resolve disputes between building owners and adjoining owners. Their primary role is to act impartially and ensure that construction work complies with the Act while protecting the interests of all parties involved.
The key responsibilities of a party wall surveyor include:
For Building Owners
- Advising on the requirements of the Party Wall Act
- Preparing and serving party wall notices
- Creating a schedule of condition before work begins
- Preparing a party wall award (a legal document outlining how work should proceed)
- Resolving disputes that arise during construction
For Adjoining Owners
- Reviewing party wall notices received
- Assessing potential impact of proposed works
- Documenting the condition of their property before work starts
- Ensuring their property is protected during construction
- Addressing any damage that might occur
It’s important to understand that party wall surveyors are appointed to be impartial. Even if you pay for their services as the building owner, they must act fairly and in accordance with the law, not simply advocate for your interests.
When Do You Need a Party Wall Surveyor?
Not all building work requires the involvement of a party wall surveyor. However, under the Party Wall etc. Act 1996, you must notify your neighbours and potentially appoint a surveyor if you plan to:
- Build on or at the boundary of your property
- Work on an existing party wall or party structure (including cutting into it, rebuilding it, or underpinning it)
- Excavate near a neighbouring building (within 3 or 6 metres, depending on the depth of excavation)
- Construct a new wall on the boundary line
- Cut off projections from a party wall (like chimney breasts)
Not Sure If Your Project Requires a Party Wall Surveyor?
Our experts can quickly assess your plans and advise on party wall requirements.
Common home improvement projects that typically require party wall procedures include:
Loft Conversions
When work involves the party wall or raising a party wall or cutting into it to insert beams.
Basement Excavations
Digging below the foundation level of neighbouring properties requires party wall procedures.
Extensions
Building up to or astride the boundary line, or requiring foundations within 3m of a structure.
The Party Wall Process: A Step-by-Step Guide
Understanding the party wall process can help your project proceed smoothly and avoid unnecessary delays. Here’s what typically happens:
The party wall process from initial notice to construction completion
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Serve a Party Wall Notice
The building owner must serve written notice to all affected adjoining owners at least two months before work begins (or one month for excavation work). This notice describes the planned work and when it will start.
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Wait for Neighbour’s Response
Adjoining owners have 14 days to respond. They can either consent to the works, dissent (disagree), or do nothing (which is treated as a dissent after 14 days).
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Appoint Party Wall Surveyors
If consent isn’t given, both parties must appoint surveyors. They can agree on a single surveyor (called an “agreed surveyor”) or appoint separate ones. If an adjoining owner refuses to appoint a surveyor, the building owner can appoint one on their behalf.
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Prepare a Schedule of Condition
The surveyor(s) will inspect and document the condition of the adjoining property before work begins. This creates a record that can be used to assess any damage later.
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Create a Party Wall Award
The surveyor(s) will prepare a party wall award, which is a legal document detailing how the work should proceed, working hours, access arrangements, and safeguards to protect the adjoining property.
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Begin Construction
Once the award is in place, construction can begin according to the terms set out in the award.
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Address Any Damage
If damage occurs to the adjoining property, the surveyor(s) will assess it against the schedule of condition and determine appropriate compensation or repairs.
Creating a detailed schedule of condition is a crucial step in protecting both properties
Costs and Timeframes
Understanding the financial implications and timeframes involved with party wall matters can help you plan your project more effectively.
How Much Does a Party Wall Surveyor Cost?
The costs of party wall surveyors can vary significantly depending on the complexity of the project, location, and whether one or more surveyors are involved.
| Service | Typical Cost Range (£) | Notes |
| Serving Party Wall Notice | £70-£150 | Can be done by yourself to save costs |
| Single Agreed Surveyor | £800-£1,500 | Most cost-effective option if a surveyor is needed |
| Two Separate Surveyors | £1,500-£3,000+ | Building owner typically pays for both surveyors |
| Complex Projects | £3,000-£5,000+ | Basement excavations, major structural work |
Important: As the building owner, you are typically responsible for all reasonable costs associated with the party wall process, including the fees of your neighbour’s surveyor if they choose to appoint their own.
Timeframes to Consider
The party wall process can add significant time to your project schedule:
- Notice period: 2 months before work begins (1 month for excavations)
- Response period: 14 days for adjoining owners to respond
- Surveyor appointment and award: Typically 4-8 weeks, but can be longer for complex projects
In total, you should allow at least 3 months from serving notice to beginning construction if a party wall award is required. Planning ahead and engaging with neighbours early can help minimize delays.
Tips for a Smooth Party Wall Process
Navigating party wall matters doesn’t have to be stressful. Here are some practical tips to help ensure a smooth process:
Early, friendly communication with neighbours can prevent many party wall disputes
For Building Owners
- Talk to your neighbours early: Informal discussions before serving formal notices can help address concerns and build goodwill.
- Provide clear information: Share your plans and explain how you’ll minimize disruption.
- Be prepared to compromise: Consider reasonable requests about working hours or access.
- Budget for party wall costs: Include surveyor fees in your project budget from the start.
- Use qualified professionals: Choose experienced surveyors who specialize in party wall matters.
For Adjoining Owners
- Respond to notices promptly: Ignoring notices doesn’t stop work and may result in a surveyor being appointed for you.
- Express concerns constructively: Focus on specific issues rather than simply objecting.
- Consider an agreed surveyor: This can reduce costs for your neighbour and still protect your interests.
- Review the schedule of condition carefully: Ensure it accurately records the state of your property.
- Keep communication open: Maintain dialogue throughout the construction process.
“The best party wall process is one where surveyors are barely needed because neighbours have communicated effectively from the start.”
Frequently Asked Questions
What happens if my neighbour ignores the party wall notice?
If your neighbour doesn’t respond within 14 days, they are deemed to have dissented to the works. You’ll need to appoint a party wall surveyor, and you can also appoint a surveyor on their behalf if they refuse to do so. The process then continues with the creation of a party wall award.
Can I serve the party wall notice myself?
Yes, you can serve the notice yourself without hiring a surveyor. However, it’s crucial that the notice contains all the required information and is served correctly. Incorrect notices can invalidate the process and cause delays. Many people choose to have a surveyor prepare and serve notices to ensure they’re legally compliant.
Who pays for the party wall surveyor?
The building owner (the person carrying out the work) typically pays all reasonable costs associated with the party wall process. This includes the fees of both their own surveyor and their neighbour’s surveyor if separate surveyors are appointed. This is why appointing an agreed surveyor can be more cost-effective.
What if damage occurs to my neighbour’s property during construction?
If damage occurs, the schedule of condition prepared before work began will be used to assess the damage. The building owner is responsible for making good any damage caused by the works. The party wall surveyor(s) will determine the appropriate remedy, which may include repairs or compensation.
Can my neighbour stop my building work completely?
No, the Party Wall etc. Act 1996 doesn’t give neighbours the right to prevent work entirely. It provides a framework for resolving disputes and ensuring work is carried out properly. As long as you follow the correct procedures and obtain a party wall award if necessary, you can proceed with your project even if your neighbour objects.
How long is a party wall award valid for?
A party wall award is typically valid for 12 months from the date it’s issued. If work hasn’t started within this period, you may need to serve a new notice and go through the process again. The award will specify the exact timeframe for your particular project.
A party wall award is a legally binding document that sets out how work should proceed
Conclusion: The Value of Professional Party Wall Surveyors
Party wall surveyors play a crucial role in ensuring construction projects proceed legally and with minimal disruption to neighbouring properties. While the process may seem bureaucratic, it provides important protections for both building owners and their neighbours.
Investing in experienced party wall surveyors can actually save you time and money in the long run by:
- Ensuring legal compliance and avoiding potential enforcement action
- Preventing disputes through proper documentation and clear agreements
- Providing expert guidance on complex structural matters
- Creating a framework for addressing any issues that arise during construction
- Maintaining good relationships with neighbours throughout your project
Whether you’re planning a small home extension or a major renovation, understanding the party wall process and working with qualified professionals will help your project proceed smoothly while protecting everyone’s interests.
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