In today’s Party Wall Surveying blogpost, we are going to be taking a look at the necessary Party Wall Procedures that will come into play if the building owner is planning on undertaking a loft conversion to their property.
Here at Stokemont, over the years we have seen all different types of party wall works, and are very proud to have been able to assist clients with all types of works from loft conversions, to extensions, to complex basement conversions.
Over the years, one of the most common types of work that we see coming to play under the Party Wall etc Act Procedures, is loft conversions.
Loft conversions are by far and wide one of the most typical types of construction work that fall within the realm of the Party Wall Act.
In undertaking a loft conversion, the building owner will not only need to cut into the party wall to support the added load of the new loft floor and raised ridge beam, they will also need to remove the existing roof coverings, which effectively exposes the party wall.
Both of these types of works fall within the realm of the Party Wall Act under Section 2(2)(F) as follows:
to cut into a party structure for any purpose
and under Section 2(2)(N):
to expose a party wall or party structure hitherto enclosed subject to providing adequate weathering.
While loft conversions are an incredibly common, and altogether conventional form of construction work, The works do carry a risk, with the Party Wall Act etc 1996 recognising that risk and implementing procedures to safeguard the adjoining owner and their property.
We are now going to be looking at some of the procedural aspects of the Party Wall etc Act that will come into play, if indeed the building owner is planning on undertaking a loft conversion.
Party Wall Surveyor Review
First and foremost, upon receipt of a Party Wall Notice, the adjoining owner is given the right to dissent to that Notice and request the input of a party wall surveyor.
The party wall surveyor’s role will very much be to look at the building owner’s proposed works from the perspective of the adjoining owner’s property, ensuring that the associated risks are as low as they can be.
Schedule of Condition Reports
A Schedule of Condition Report is relatively self-explanatory, however, effectively means that the party wall surveyor will visit the adjoining owner’s property in advance of the building owner’s works commencing.
The party wall surveyor’s role will be to document and record the condition, thereby creating a record of proof in the event of any future damage allegation as a result of the building owner’s proposed works.
The Agreement of a Party Wall Award
A Party Wall Award, also commonly referred to as a Party Wall Agreement will be required if the adjoining owner dissents to the Party Wall Notice and requests the input of a party wall surveyor.
The role of that party wall surveyor will be to administer the Party Wall etc Act 1996, and ultimately agree the Party Wall Award.
The Party Wall Award is effectively the legal document which not only governs the building owner’s proposed construction works, it also ensures that the adjoining owner has the added protections above and beyond common law.
We are now going to look at some of those protections through the eyes of a loft conversion.
The Use of Hand Tools
The Party Wall Award will require the building owner to ensure that their contractors only use hand tools when working directly on the party wall.
Hand tools will not only significantly reduce the vibrations that the work causes, they will likewise reduce the risk of any issue or damage in that regard.
It is worth noting that the majority of contractors will not have hand tools as their go-to when it comes to the works.
It is therefore key that the building owner ensures that the contractor is fully aware of this requirement prior to them commencing the works.
Covering Chimney Breasts & Open Vents
As with many properties throughout the UK, there will be air vents affixed to the party wall, or chimney breasts with gas, wood-burning or other forms of fireplaces.
Once the works are taking place directly to the party wall, even if hand tools are used, there is always going to be a degree of vibration.
This vibration can cause loose fibrous particles to vibrate free, and if the adjoining owner’s open chimney breasts and air vents are not sufficiently covered, there is going to be a degree of mess and muck that gets into their property.
For this reason, it is common for party wall surveyors to insist that these are temporarily covered with heavy-duty polythene sheeting in advance of the proposed works commencing.
Structural Calculations
The party wall surveyors will often request to see a full set of the structural engineer’s structural calculations.
The calculations will effectively set out exactly how the loft structure has been designed, importantly ensuring that the current party wall has been taking into account, as well as ensuring that any future use of the party wall is not minimised or reduced.
After all, this would effectively mean that the adjoining owner did not have the opportunity likewise undertake a loft conversion in the future.
Party Wall Procedures, and in particular loft conversions, can be a worrying time for an adjoining owner. Equally for a building owner, they want to ensure that they take all the necessary precautions to reduce the associated risks that come with their works.
Here at Stokemont, we have seen it all, from the great contractor to the incredibly poor. One thing that is common on all of these jobs is that a robust and well-considered Party Wall Award was always in place.
If you would like to discuss your party wall surveying requirements with our team of experienced and qualified party wall surveyors here at Stokemont. Give us a call today and we will be more than happy to assist and advise you.
