When a Party Wall matter arises, it’s common for each neighbour to appoint their own surveyor — one acting for the Building Owner and one for the Adjoining Owner. But there’s a third person mentioned in the Party Wall etc. Act 1996 that often causes confusion: the Third Surveyor.

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What Does the Act Say?

Under Section 10(1)(b) of the Party Wall etc. Act 1996,

“Each party shall appoint a surveyor and the two surveyors so appointed shall forthwith select a third surveyor (all of whom are in this section referred to as ‘the three surveyors’).”

This means that as soon as both owners have appointed their respective surveyors, those two surveyors must immediately agree on a third — an independent professional who will only become involved if required.

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What Is the Role of the Third Surveyor?

The Third Surveyor is entirely impartial and acts as a safeguard in the process. Their name is recorded within the Party Wall Award but they don’t normally participate in discussions or inspections.

Their main role is to be available if the two appointed surveyors cannot agree on any aspect of the matter — whether that’s a technical issue, procedural point, or disagreement over fees. If called upon, the Third Surveyor has the authority to make a binding decision.

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When Might the Third Surveyor Be Used?

In practice, the Third Surveyor is rarely called upon. However, they may become involved if:

• The two surveyors reach an impasse over any element of the works
• There’s a dispute about damage, access, or compensation
• The parties disagree over surveyors’ fees or procedures
• Either owner believes their appointed surveyor is not acting effectively or independently — in which case they can make a direct referral to the Third Surveyor for guidance or determination

This is an important protection within the Act, ensuring that every owner has access to an impartial route for resolution if they feel their interests are not being properly represented.

Either surveyor or either owner can make a referral, and the Third Surveyor’s decision carries full legal weight under the Act.

For further reading, the Faculty of Party Wall Surveyors provides useful guidance on the role of the Third Surveyor here.

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Do We Use the Third Surveyor Often?

At Christopher Anthony Surveyors, Third Surveyor involvement is very uncommon.
We maintain open communication and a professional working relationship with other surveyors, meaning most matters are resolved swiftly and collaboratively without escalation.

Nevertheless, the existence of the Third Surveyor ensures that the process remains balanced, transparent, and fair for all parties involved.

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In Summary

• Section 10(1)(b) of the Act requires a Third Surveyor to be selected by the two appointed surveyors.
• They act if there’s disagreement or concern over a surveyor’s conduct.
• Either surveyor or either owner can make a referral.
• Their decision is binding and legally enforceable.
• In practice, they’re rarely needed — but their presence safeguards fairness and independence in the Party Wall process.

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Need Professional Advice?

Contact Christopher Anthony Surveyors for clear advice and professional support.
Get in touch with us or read more about our Party Wall Surveying Services.

Areas We Cover
Christopher Anthony Surveyors provide professional Party Wall Surveyor services across London and the surrounding areas, including Hackney, Islington, Camden, Haringey, North London, East London, South London, West London, Bexley, Essex, Hertfordshire, Surrey, and Kent.

Our coverage also extends to Tower Hamlets, Waltham Forest, Enfield, Barnet, Southwark, Greenwich, Lewisham, Bromley, Croydon, Lambeth, Hammersmith & Fulham, Wandsworth, Merton, Kingston upon Thames, Ealing, Brent, Harrow, Hillingdon, Richmond upon Thames, and Sutton.

We continue to expand our reach — explore your local area page to learn more about Party Wall services near you.

If you’re planning building works that involve a shared wall or boundary, one of the most common questions is: who pays for the Party Wall surveyor? The answer depends on whether you are the building owner (doing the work) or the adjoining owner (whose property might be affected). In most cases the building owner covers the cost—but it’s worth knowing all the details so you’re not caught out.

Building Owner: typically pays for everything

Under the Party Wall etc. Act 1996, when a building owner serves valid Party Wall notices, they are generally responsible for paying the costs associated with the process for both sides. This means:

• Notices served and the administrative costs of preparing them
• The adjoining owner’s appointed surveyor’s reasonable fees
• Where the building owner and adjoining owner agree, the cost of an agreed surveyor or a third surveyor
• Schedule of Condition reports and other protection measures

So if you’re the one doing the work, you should budget for these costs. At Christopher Anthony Surveyors we offer fixed-fee Party Wall Awards from £699 + VAT per award, a Schedule of Condition from £350 + VAT, and notice packages from £50 total (plus Land Registry searches at £7 per title). These fees cover the building owner’s responsibilities and help avoid unexpected costs.

Adjoining Owner: what you should know

If you receive a Party Wall notice as an adjoining owner (your neighbour is building), you have the right to appoint your own surveyor. Although the building owner normally pays, that doesn’t mean your surveyor can charge unlimited fees. The cost must be reasonable.

Here’s what you should keep in mind:

• Your surveyor must act in your interest and be experienced in Party Wall matters
• You should ask for a fee estimate in advance
• If you choose not to appoint your own surveyor (and both sides consent), you may allow an agreed surveyor and still be protected
• If the building owner fails to serve notices properly or the process is delayed, your costs may increase

At Christopher Anthony Surveyors, we help both building owners and adjoining owners. If you’re an adjoining owner, we’ll explain costs clearly upfront. We often act as agreed surveyor where both parties consent, which keeps costs lower and the process quicker.

What can affect costs?

Several factors influence how much the Party Wall process will cost:

• Number of adjoining owners involved
• Whether they consent or dissent to the notice
• Complexity of the proposed works (loft conversion, basement underpinning, deep excavations)
• Whether only one surveyor is appointed (agreed) or two independent surveyors
• Whether a schedule of condition is needed (which is highly recommended)
• Location of the property (central London vs suburbs) and accessibility

If a neighbour dissents, additional steps and negotiations may increase time and cost. Clear communication early on helps reduce delays and unexpected fees.

Simple example

Imagine you’re the building owner in London planning a side extension with two neighbours:

• Notice service & admin: £50
• Land Registry searches: 3 titles × £7 = £21
• Neighbour 1 consents → you agree a schedule of condition: £350 + VAT
• Neighbour 2 dissents → you appoint us as your surveyor for them: £699 + VAT
  Total fee (excluding VAT & disbursements): £1,120 + disbursements

This shows how cost depends on neighbour responses and how the building owner carries the main responsibility.

Summary: who pays?

• Building owner = pays for notices, adjoining owner’s surveyor, schedule of condition, awards
• Adjoining owner = may appoint surveyor (cost borne by building owner) but should ensure fees are reasonable
• Clear upfront fees and process reduce risk of disputes

At Christopher Anthony Surveyors we aim to keep everything simple and transparent. If you’re planning works and want clarity about costs, we offer a free initial call and an online quote tool to estimate your fees instantly.

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Need Professional Advice?

Contact Christopher Anthony Surveyors for clear advice and professional support.
Get in touch with us or read more about our Party Wall Surveying Services.

Areas We Cover
Christopher Anthony Surveyors provide professional Party Wall Surveyor services across London and the surrounding areas, including Hackney, Islington, Camden, Haringey, North London, East London, South London, West London, Bexley, Essex, Hertfordshire, Surrey, and Kent.

Our coverage also extends to Tower Hamlets, Waltham Forest, Enfield, Barnet, Southwark, Greenwich, Lewisham, Bromley, Croydon, Lambeth, Hammersmith & Fulham, Wandsworth, Merton, Kingston upon Thames, Ealing, Brent, Harrow, Hillingdon, Richmond upon Thames, and Sutton.

We continue to expand our reach — explore your local area page to learn more about Party Wall services near you.

When a Building Owner serves a Party Wall Notice and does not receive a response, the Party Wall etc. Act 1996 includes a process that allows matters to move forward fairly. This process is known as a 10(4)(b) appointment.

Under Section 10(4)(b) of the Party Wall etc. Act 1996, if a neighbour fails to appoint a surveyor within 10 days of a formal request, the Building Owner may appoint one on their behalf.

This ensures the process cannot be blocked by non-response and allows the project to proceed lawfully. The appointed surveyor must act impartially and with reasonable care for both sides.

At Christopher Anthony Surveyors, we regularly manage these appointments — ensuring compliance and issuing awards promptly so projects stay on schedule.

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What the 10(4)(b) Process Involves

The 10(4)(b) procedure usually follows the service of a Party Wall Notice under Section 3 or Section 6 of the Act, which cover works to party structures or excavations near a neighbouring property.

If the Adjoining Owner does not respond within 14 days, a dispute is automatically deemed to have arisen. The Building Owner must then issue a ten-day request asking the neighbour to appoint a surveyor.

If there is still no response after those ten days, the Building Owner may appoint a surveyor on behalf of the Adjoining Owner. This ensures that both sides have professional representation and that an Award can be properly prepared and agreed, allowing the Building Owner to start work legally.

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The Importance of Handling 10(4)(b) Appointments Properly

In practice, the 10(4)(b) procedure can sometimes raise concerns about impartiality, particularly where the Building Owner chooses the surveyor to represent the Adjoining Owner. Poor or careless appointments can result in disputes or even appeals.

At Christopher Anthony Surveyors, we handle every 10(4)(b) appointment with the same level of care as if we were acting for our own client. We ensure that all appointments are fair, transparent and fully compliant with the Party Wall Act. Our approach helps both owners progress their projects confidently, knowing the legal process has been properly followed.

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Recent Example in Islington

We recently acted for a Building Owner in Ronalds Road Highbury, Islington, who was carrying out a loft conversion. One neighbour appointed us as the Agreed Surveyor, while the other failed to respond to the notice. Following the ten-day request, we proceeded with a 10(4)(b) appointment.

Both Party Wall Awards were agreed within four weeks, allowing the project to begin on time and in full compliance with the Act.

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Summary

Section 10(4)(b) is an important part of the Party Wall Act. It ensures that property owners can move forward with their works even if a neighbour does not respond, while still protecting everyone’s rights.

Choosing a surveyor experienced in managing 10(4)(b) appointments is essential. A professional and balanced approach avoids unnecessary conflict and ensures the process is fair and legally sound.

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Need Professional Advice?

If you are unsure how to proceed when a neighbour fails to respond to your Party Wall Notice, our team can help guide you through the 10(4)(b) process.

Contact Christopher Anthony Surveyors for clear advice and professional support.
Get in touch with us or read more about our Party Wall Surveying Services.

Areas We Cover
Christopher Anthony Surveyors provide professional Party Wall Surveyor services across London and the surrounding areas, including Hackney, Islington, Camden, Haringey, North London, East London, South London, West London, Bexley, Essex, Hertfordshire, Surrey, and Kent.

Our coverage also extends to Tower Hamlets, Waltham Forest, Enfield, Barnet, Southwark, Greenwich, Lewisham, Bromley, Croydon, Lambeth, Hammersmith & Fulham, Wandsworth, Merton, Kingston upon Thames, Ealing, Brent, Harrow, Hillingdon, Richmond upon Thames, and Sutton.

We continue to expand our reach — explore your local area page to learn more about Party Wall services near you.

When to Start the Party Wall Process for Your Extension or Loft Project

Planning a home extension or loft conversion is exciting — but it’s also important to think about the Party Wall process early. Many homeowners leave it too late, not realising that the procedure can take several weeks (or even months). Starting at the right time helps avoid delays to your build and keeps relations with your neighbours positive.

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Why Timing Matters in the Party Wall Process

The Party Wall etc. Act 1996 requires you to serve formal notice on your neighbours before starting notifiable works, such as:

• Building an extension close to a boundary
• Loft conversions involving party walls or chimney breast removal
• Excavations within three or six metres of a neighbouring structure

If your neighbours dissent (which is common), surveyors need time to inspect, prepare a Schedule of Condition, and agree an Award. This process can easily add 6–8 weeks before you can start work.

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When Should You Begin?

We recommend beginning the Party Wall process as soon as you submit your planning application (or, if no planning permission is needed, at least three months before your proposed start date).

This ensures:

• You have enough time to serve notices properly
• Any disputes can be resolved without delaying your build
• Surveyors can carry out inspections well in advance

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Typical Party Wall Timeline

Flowchart: From instruction to completion

1. Instruction – Homeowner appoints surveyor
2. Notice Served – Neighbours formally notified (1–2 weeks)
3. Response Period – Neighbours have 14 days to reply
4. Surveyor Appointments – If dissent, surveyors appointed (1 week)
5. Schedule of Condition – Inspection of neighbour’s property (1–2 weeks)
6. Award Preparation & Agreement – Surveyors draft and agree Award (2–4 weeks)
7. Works Begin – Once Award is served

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Key Takeaway

If you are planning a loft conversion or extension, start the Party Wall process early and ideally alongside your planning application. This way, you can keep your project on track and avoid last-minute stress.

Areas we cover

Hackney

Islington

Why is it Important under the Party Wall Act?

A Schedule of Condition Survey records the existing state of a property before nearby works begin. It includes detailed photographs and notes of cracks, defects, and finishes — providing essential evidence should damage be alleged later.

Whether you’re a homeowner planning an extension or a landlord preparing a lease, this document protects both parties.

At Christopher Anthony Surveyors, we prepare clear, dated, and geo-tagged reports within 48 hours — forming a crucial part of any Party Wall Award.

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What is a Schedule of Condition?

A Schedule of Condition (often called an SOC) is a written and photographic record of a property’s condition at a specific point in time. It forms part of the Party Wall Award where works fall under the Party Wall etc. Act 1996.

The surveyor visits the adjoining property and records existing defects such as cracks, damp patches, or other signs of wear. This ensures that if new damage occurs as a result of the notifiable works, there is a clear baseline for comparison.

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Why is a Schedule of Condition Important?

Without a Schedule of Condition, it can be difficult to prove whether a defect existed before the works began. Disputes often arise between neighbours over cracks or other issues that appear during or after construction.

By having a detailed SOC in place:

• Building Owners are protected against false claims.
• Adjoining Owners have confidence their property is safeguarded.
• Surveyors have clear evidence to assess whether damage has been caused by the works.

Put simply, a Schedule of Condition is about fairness and protection for all parties involved.

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What Does a Schedule of Condition Include?

Every Schedule of Condition is tailored to the property, but typically includes:

• Photographic record – a room-by-room and external set of high-quality photos capturing current condition.
• Written notes – a detailed description of walls, ceilings, floors, doors, windows, roofs, and external areas.
• Defects recorded – such as cracked render, loose tiles, damp, hairline cracks, or uneven finishes.
• Structural elements – observations on walls, beams, chimney breasts, and external boundary walls.

For example, in a Schedule of Condition survey we carried out in 2021, we recorded:

• Hairline cracking in plaster ceilings.
• Loose and cracked floor tiles in a kitchen area.
• Evidence of historic damp and minor mould in corners.
• External render cracking and uneven brick pointing.

This level of detail means there is little room for disagreement later.

You can see for yourself by downloading a real example: Download Sample Schedule of Condition Report.

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When is a Schedule of Condition Needed?

Schedules of Condition are not just for Party Wall matters. They are valuable in a range of situations:

Residential Party Wall Works

• Extensions and loft conversions.
• Basement excavations.
• Removal of chimney breasts or load-bearing walls.

Other Construction Projects

• Large refurbishments, structural changes, or works close to neighbouring properties.

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Why Use a Surveyor for a Schedule of Condition?

While anyone could take photos, only a qualified Party Wall Surveyor can prepare a Schedule of Condition Survey that stands up in a legal context under the Act. Surveyors know what to look for, how to describe defects in professional terms, and how to present the report as part of a Party Wall Award.

At Christopher Anthony Surveyors, all our Schedule of Condition reports are:

• Independent and impartial.
• Carried out in accordance with professional standards.
• Accepted as reliable evidence under the Party Wall etc. Act 1996.
• Regulated by the Residential Property Surveying Association

You can also find out more about our dedicated service here: Schedule of Condition Surveys.

Get Your Online Party Wall Quote

If you are planning works and want to know exactly what your costs will be, use our new Online Party Wall Quote tool.

It is quick, simple, and gives you a clear guide to what you will pay, based on your project and the number of neighbours affected.

Or see our full Party Wall Pricing page for more details.

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Learn More

If you are planning works in London that may fall under the Party Wall Act, our team can help.

We carry out Schedule of Condition surveys across Hackney and beyond. Learn more on our Party Wall Surveyor Hackney page.

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service

For example, in a recent instruction at Wood Lane Surgery, Ruislip, our surveyors recorded the full condition of the property

Planning building works near a neighbouring property often raises one key question — how much does a Party Wall Survey cost?

At Christopher Anthony Surveyors, we believe in transparent, fixed-fee pricing. The cost depends on the type of project, the number of neighbours, and whether they consent or dissent under the Party Wall etc. Act 1996.

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Typical Party Wall Survey Costs

Here is a breakdown of the most common costs involved:

• Party Wall Notices: £50 per notice (including explanatory notes, stamped envelope, and follow-up ten-day notices if needed). Find out more about our Party Wall Notice service here.
• Land Registry Searches: £7 per title register to confirm ownership details.
• Schedule of Condition (SOC): £350 + VAT for a clear record of the neighbouring property’s condition before works begin.
• Party Wall Award: £699 + VAT as Building Owner Surveyor (excluding underpinning and basement works). Reduced rates apply for multiple awards.

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Real-Life Example: Extension with Two Neighbours

Let’s look at a typical scenario.

A Building Owner in North London planned a rear extension. Their property adjoined two neighbours, one on each side.

Here’s how the costs added up:

• Party Wall Notices: 3 notices served – £50+VAT total
• Land Registry Searches: 2 neighbours’ titles + the Building Owner’s title = 3 x £7 = £21(NO VAT)
• Neighbour 1 (Consented): Requested a Schedule of Condition – £350 + VAT
• Neighbour 2 (Dissented): Appointed us as Agreed Surveyor – £699 + VAT

Total Cost: £1,099 + VAT (£1,318.80) + £21 disbursement TOTAL FEE £1,339.80

This example shows how the Party Wall Survey Cost can change depending on whether neighbours consent or dissent (which requires a Party Wall Award).

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Why Party Wall Survey Costs Vary

Party Wall Surveying costs are influenced by:

• The number of adjoining owners
• Whether they consent or dissent
• The type of works (extensions, loft conversions, basement works, etc.)
• Whether one surveyor (Agreed) or two surveyors are appointed

At Christopher Anthony Surveyors, we aim to keep costs fair and transparent, with reduced rates for multiple awards where duplication can be avoided.

For a full breakdown of our fees, visit our Party Wall Surveyor Pricing page

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Get Your Online Party Wall Quote

If you are planning works and want to know exactly what your costs will be, use our new Online Party Wall Quote tool.

It is quick, simple, and gives you a clear guide to what you will pay, based on your project and the number of neighbours affected.

Or see our full Party Wall Pricing page for more details.

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Learn More

If you are planning works in London that may fall under the Party Wall Act, our team can help.

Government guidance: Party Wall etc. Act 1996

Read about our Building Owner Surveyor service

Read about our Adjoining Owner Surveyor service

Learn about our Schedule of Condition service