Thank you for clicking on today’s property blog. In this week’s instalment of our informative surveying blog post, we are going to be taking a deep dive into party wall surveying.
Here at Stokemont, our party wall surveyors deal with hundreds of party wall jobs on a monthly basis. Over this time, we firmly believe that we have developed a procedure that can help fast track the party wall surveying process.
Do I need Party Wall Drawings?
Under the Party Wall Etc Act 1996, party wall drawings are a legal requirement as part of the service of a Party Wall Notice and agreement of a Party Wall Award. If the building owner’s planned construction works involve works relating within 3 or 6m of their neighbours, the adjoining owner’s property, it will have to include a couple of drawings, that not only show the depth of the foundation, however also set out the location of the proposed foundation.
It therefore, goes without saying that this drawing will later form part of the Party Wall Award, likely along with others (should the adjoining owner opt to dissent to the Party Wall Notice).
Flashing Detail
Another typical drawing that building owners will often find themselves having to prepare are flashing details. A flashing detail, or a weathering detail, is often required when the building owner’s planned construction work is going to be built alongside an adjoining owner’s structure or property.
The flashing detail will ensure there is a proper weather proofing junction between two respective walls or properties, thereby ensuring that rainwater, common detritus and vermin cannot enter between the gap, resulting in defect or issue.
Flashing details are one of the most common drawings that an architect will overlook the need for, this can usually result in delay once party wall surveyors request these further down the party wall surveying procedures.
A Section of the Foundation
The next typical drawing is required when a building owner is excavating in close proximity to an adjoining owner’s structure. Often, this will come into play when an adjoining owner has already built their extension, with the building owner then building alongside that.
The two structures will inherently interact with one another, specifically the foundations which are going to be located alongside one another. It is common and typical for party wall surveyors to request a drawing setting out the interaction between the two foundations.
This will ensure that the surveyors can assess the impact of the building owner’s planned excavations and foundation in respect of the adjoining owner’s which pre-exist.
Again, architects will often overlook the need for these. It is also worth noting that in order to accurately set this out, it is very often that trial pits or trial holes will be required. This isn’t one to overlook, as fulfilling the requirements to enable an accurate drawing to be prepared can result in onsite delay and all important delay to the Party Wall Award.
Structural Drawings & Works
Structural works will also require specific drawings, commonly this will be where a building owner is inserting beams, padstones or spreader plates into the party wall. The party wall surveyor or party wall surveyors will want to ensure that they have a specific understanding as to where these respective insertions are going into the party wall.
This will enable them to accurately complete and fulfill the requirements of the Schedule of Condition report that will be undertaken of the adjoining owner’s property pre-works.
Enclosure (Making Use) Drawings
The final drawing often required is one that sets out how a building owner will be making use of an adjoining owner’s wall, or structure. This section will only really apply when Section 11 (11) of the Party Wall Etc Act 1996 comes into play. In this instance, the building owner will be building directly off an adjoining owner’s wall.
This will naturally result in the scenario whereby the adjoining owner needs to be reimbursed for the sum of money that the building owner intends to gain the benefit from through the pre-existing wall that the adjoining owner would have built in the past.
In order for a party wall surveyor or valuation surveyor to accurately assess this, they will need clear drawings which show both the before and after areas, or existing and proposed area of the planned area of making use/enclosure. This will then enable the surveyor to print these at a scalable size, and use a scale rule to measure the exact area of making use. The surveyor will then go on to value or cost this area, based on a Building Cost Information Service (BCIS) rates.
Party wall surveying procedures can often be looked at as the final hurdle by a building owner planning on undertaking construction works.
One of the biggest advices here that we offer at Stokemont is that party wall surveying procedures are started as early as possible. This will ensure that all important delay is avoided and building owners do not feel as if the party wall surveying procedures are creating a stumbling block or barrier to them starting their works.
It is important to note that in the vast majority of cases, the party wall surveyor will just want to ensure that the plans have been properly considered, and that adjoining owner’s structures are well protected.
If you would like to discuss party wall surveying with our team of experienced party wall surveyors here at Stokemont, please feel free to get in touch with us today. We will be more than happy to assist and advise.
