Party Wall FAQs

The Party Wall etc. Act 1996 is legislation that applies in England and Wales. It sets out a legal framework for managing building works that affect shared walls, boundary structures, or excavations near neighbouring properties. It does not prevent works from going ahead — it regulates how they are carried out, ensuring both the building owner and the adjoining owner are protected.
The Act applies when you plan to: carry out work to a shared (party) wall such as inserting steel beams or removing a chimney breast; build on or up to the boundary line; or excavate within 3 or 6 metres of a neighbouring structure's foundations.

The Act applies to most structural works involving a shared wall or boundary. Common projects that require party wall notices include rear extensions, loft conversions, side return extensions, basement excavations, chimney breast removals, and new boundary walls. Minor works such as plastering, rewiring and putting up shelves do not require notice. If you are unsure, send us your drawings and we will advise for free.

No. The Party Wall etc. Act 1996 applies in England and Wales only. Scotland and Northern Ireland have separate legislation covering similar matters.

A party wall notice must be served in writing on every adjoining owner affected by your proposed works. It must include your name and address, the address of the property where works are being carried out, a description of the proposed works, the intended start date, and a statement that the notice is served under the Party Wall etc. Act 1996.
There are three types of notice depending on the works involved: a Party Structure Notice (Section 3) for works to a shared wall; a Line of Junction Notice (Section 1) for new walls on or at the boundary; and an Excavation Notice (Section 6) for excavation within 3 or 6 metres of a neighbouring structure.
We prepare and serve all party wall notices on your behalf from £50+VAT per notice. Contact us and we will confirm which notices are required for your project.

You should serve party wall notices as early as possible — ideally as soon as your planning drawings are finalised. The statutory notice periods are one month before works begin for a Line of Junction Notice, and two months before works begin for a Party Structure Notice or Excavation Notice.
In practice, we recommend instructing us as soon as planning permission is submitted. Starting the notice process early prevents your project being delayed if a neighbour dissents and a party wall award needs to be agreed.

Your neighbour has 14 days to respond. There are three possible outcomes:
Consent — your neighbour agrees to the works. No surveyor is needed and works can proceed once the notice period expires. We recommend a Schedule of Condition is still carried out to protect both parties.
Dissent — your neighbour disagrees. Both parties must appoint surveyors (or agree to one Agreed Surveyor acting for both) and a Party Wall Award will be prepared.
No response — after 14 days of silence, a dispute is deemed to have arisen. We serve a 10-day letter. If there is still no response, we can appoint a surveyor on your neighbour's behalf under Section 10(4)(b) of the Act, allowing the process to continue.

A neighbour who does not respond cannot block your project. After 14 days of no response, a dispute is deemed under the Act. We serve a further 10-day request asking them to appoint a surveyor. If they still do not respond, we appoint a surveyor on their behalf under Section 10(4)(b). The process continues and a party wall award is agreed — your works can proceed lawfully.

Yes — there is no legal requirement to use a surveyor to serve the notice itself. However, an incorrectly worded or served notice can be invalid, which means you would need to start the process again and may delay your project. For £50+VAT we prepare and serve the correct notice, handle Land Registry searches to confirm ownership, and manage all follow-up correspondence

Our fixed fees are:

Party Wall Notice: £50+VAT per notice (plus Land Registry search at £7 per title)
Schedule of Condition Survey: £350+VAT
Party Wall Award (Principal): £699+VAT as Building Owner Surveyor

Use our online quote tool for an instant estimate based on your specific project.

In almost all cases, the building owner — the person carrying out the works — pays the party wall surveyor fees for both parties. This includes their own surveyor's fees and the reasonable fees of any surveyor appointed by or on behalf of the adjoining owner.

This is a legal requirement under the Party Wall etc. Act 1996, not a commercial arrangement. The adjoining owner does not pay. The only exception is where an adjoining owner makes unreasonable demands or appoints a surveyor unnecessarily — in which case the third surveyor or a court can apportion costs differently

Our Party Wall Award fee is £699+VAT as Building Owner Surveyor for a standard residential project. If your neighbour appoints their own surveyor, you will also be responsible for their reasonable fees — typically in the same range. If both parties agree to use us as Agreed Surveyor, the total cost is £699+VAT covering both sides.

The most important things to look for are: specialist party wall experience (not just a general building surveyor who also does party wall work); membership of the Faculty of Party Wall Surveyors (FPWS) or similar professional body; transparent fixed fees; and clear, responsive communication.

Be wary of surveyors who cannot provide a written fee proposal upfront, or who charge hourly rates without a clear estimate. Party wall matters should be manageable and predictable — a good surveyor will tell you exactly what to expect from the outset.

Christopher Anthony Surveyors are regulated by the Faculty of Party Wall Surveyors (FPWS) and members of the RPSA. We provide fixed fees in writing before any instruction is confirmed.

An Agreed Surveyor is a single surveyor appointed to act impartially for both the building owner and the adjoining owner. This is often the most cost-effective approach — rather than each party appointing their own surveyor, one surveyor acts for both and prepares a single party wall award. Both parties must consent to the arrangement. We regularly act as Agreed Surveyor and can explain whether this is appropriate for your situation

No. Each party is entitled to appoint their own independent surveyor. However, if both parties are willing, appointing a single Agreed Surveyor is often quicker and less expensive. If the two appointed surveyors cannot agree, a Third Surveyor (selected at the outset) can be called upon to make a binding decision.

Dissent simply means your neighbour has responded to the party wall notice by indicating they want the formal protection of the Act it does not necessarily mean they oppose your works. Once a neighbour dissents, surveyors are appointed and a Party Wall Award is prepared. The award sets out how the works will be carried out and protects both parties throughout the build.

Dissent is actually the most common outcome in London, where neighbours are often cautious about works to shared walls. It does not mean your project cannot proceed, it simply means the process must be followed properly

A Party Wall Award is a legally binding document agreed by the appointed surveyor or surveyors. It sets out the scope of the proposed works, the method of construction, the hours during which works may be carried out, access arrangements for the surveyor, and provisions for making good any damage that may occur. Once the award is served, the building owner has the legal right to carry out the works in accordance with its terms.

Yes. Either party can appeal a Party Wall Award to the County Court within 14 days of the award being served. Appeals are relatively rare and usually relate to specific terms of the award rather than the works themselves. If you are unhappy with a surveyor's approach before an award is issued, the matter can be referred to the Third Surveyor.

The Party Wall Award will include provisions for making good any damage caused. If damage occurs, the surveyors can be re-appointed to inspect and agree on the necessary remediation. If the building owner fails to make good, compensation can be awarded. This is one of the most important reasons to have a Schedule of Condition Survey in place before works begin — it provides an objective record of the property's condition that both parties can refer to.

A Schedule of Condition is a detailed photographic and written record of a property's condition before nearby building works begin. It forms part of the Party Wall Award and protects both the building owner and the adjoining owner. If any damage is alleged after the works, the schedule of condition is the reference point for establishing what was pre-existing and what is new

It is not a strict legal requirement, but it is strongly recommended and considered standard practice by experienced party wall surveyors. Without one, both parties are exposed — the adjoining owner cannot prove damage was caused by the works, and the building owner cannot prove a crack was pre-existing. We include a Schedule of Condition in all party wall awards as a matter of course.

The building owner pays — it is part of the reasonable costs of the party wall process under the Act. The adjoining owner does not contribute. Our Schedule of Condition Survey fee is £350+VAT, which includes inspection, full photographic report, written condition notes, and digital delivery within 48 hours. Find out more on our Schedule of Condition Survey page.