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The Party Wall etc. Act 1996 is a legal framework in England and Wales designed to prevent and resolve disputes between neighbours when building work affects shared walls, boundary walls, or nearby excavations.
If construction works such as a rear extension, loft conversion, basement, or structural changes are planned, these may fall under the Act.
It applies in three main construction scenarios:
- New walls built along or on the boundary line (Section 1 of the Act)
- Alterations to shared walls or party structures (Section 2 of the Act)
- Excavation work within 3 metres of a neighbouring property and deeper than their foundations (Section 6 of the Act)
If the planned work falls within these categories, the owner carrying out the works (the building owner) must serve formal notice (a party wall notice) to all affected neighbours (adjoining owners).
Should any adjoining owner dissent to the notice, party wall surveyors are appointed to resolve the matter and produce a Party Wall Award. This document outlines how the work should proceed and helps avoid damage or disputes.
The Process
- Notice Served – The building owner informs the adjoining owner of the planned works. Notice periods range from 1 to 2 months, depending on the type of work.
- Adjoining Owner’s Response – The adjoining owner can either consent or dissent and appoint one or two surveyors.
- Schedule of Condition – A detailed record of the adjoining owner’s property is made before work begins.
- Party Wall Award – Surveyors agree on how and when the work will be carried out. This legally protects both parties in the event of future disputes related to the works.
- Work Starts – After the Award is served and notice periods expire, construction may begin.
- Final Inspection – Any damage to the adjoining owner’s property is assessed and either repaired or compensated by the building owner.
The Act protects both building owners and adjoining owners, ensuring construction work is completed with minimal risk. It also guarantees disputes are handled fairly through the involvement of party wall surveyors.
If you’d like to discuss your specific works with our experienced Party Wall Surveyors, get in touch with us today.
