What Is a Project Review?

Before any party wall notices are served, it is essential to establish whether the proposed building works fall within the scope of the Party Wall etc. Act 1996. A Project Review is a detailed assessment of your architectural plans and drawings carried out by one of our qualified surveyors. We identify every element of the proposed works that may trigger obligations under the Act.

Common Work Types We Review

Click on any work type to learn more about how the Party Wall Act applies:

What You Receive

A written report setting out which notices are required, who they must be served on, relevant notice periods, and recommended next steps. Our initial consultation is always free.

New Buildings and the Party Wall Act

When you construct a new wall or building along the boundary between your property and a neighbour’s, the Party Wall etc. Act 1996 is almost certainly engaged. This applies whether you’re building a new house on a cleared plot, replacing a demolished property, constructing a wall astride the boundary, or simply building wholly on your own land up to the line.

New-build projects often combine several notifications — a Line of Junction notice for the new wall, and an Adjacent Excavation notice for the foundations. Getting these served together, correctly, and in the right order is the difference between a clean start on site and a stalled project.

Which Sections of the Act Apply

Most new-build projects engage two sections, and sometimes three:

• Section 1 · Line of Junction — where you intend to build a new wall on or at the boundary with the neighbour. Within this:
  • s.1(2) — new wall astride the boundary (requires the neighbour’s written consent)
  • s.1(5) — new wall wholly on your land but up to the boundary (one month’s notice; consent not required)
• Section 6 · Adjacent Excavation — foundations dug within 3 metres of a neighbouring building (to any depth below their foundations) or within 6 metres (where the 45° rule is engaged).
• Section 2 · Works to Existing Party Walls — applies where an existing party wall is involved. The main sub-sections here are:
  • s.2(2)(f) — cutting into the party wall itself for any purpose (beams, padstones, damp-proof course)
  • s.2(2)(j) — cutting into the adjoining owner’s wall to insert flashing or other weatherproofing
  • s.2(2)(h) — cutting away parts of the adjoining owner’s wall or building that overhang your land or a party wall, to enable a vertical wall to be erected or raised

Section 1 and Section 6 require one month’s notice; Section 3 requires two months’. Where multiple notices apply, the longest notice period governs your start date.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

If your neighbour dissents and a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the complexity of the project — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

For a single adjoining owner, assuming no complications:

• Day 0 — Notice(s) served. Section 1 and Section 6 need one month; Section 3 works need two
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: no Award is needed; works may start on the notice expiry date
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start once the notice period has elapsed
• Option 2 · Agreed Surveyor: typically 2–3 weeks to serve the Award
• Option 3 · Separate Surveyors: typically 3–5 weeks to agree and serve the Award

Starting earlier. Works can begin before the notice period expires if the adjoining owner gives written consent to an earlier start. This is common where neighbours are cooperative and the paperwork is in order.

Common Mistakes We See

• Assuming an empty plot means no party wall issue. Section 1 still applies when you build on or at the boundary — whether a party wall exists or not.
• Building astride without consent. Section 1(2) requires the neighbour’s written consent for an astride wall. No consent → you must build wholly on your land under s.1(5).
• Missing Section 6 on foundations. New builds almost always trigger Section 6 for excavation, even where Section 1 is the more visible issue. Both should be served.
• Serving Section 1 too close to the intended start. One month is the minimum, not the target — the 14-day response window and potential dissent mean you need 6–8 weeks’ headroom.
• Forgetting multiple neighbours. A corner plot or end-of-terrace rebuild can have two or more adjoining owners. Each needs their own notice, served separately.
• Free templates that default to domestic extension wording. New builds have specific Section 1 phrasing that most templates get wrong. Our Free Notice Generator handles Line of Junction notices correctly.

Working With Your Neighbours

A notice landing on the doormat with no warning is the single biggest source of neighbour friction we see. Before you serve:

• Tell them first. New builds involve prolonged site activity — keeping neighbours informed from day one prevents most disputes.
• Offer the Schedule of Condition route. A new-build programme involves demolition, excavation, and prolonged plant on site; a pre-works SoC protects both sides.
• Share the construction programme. Working hours, access arrangements, and scaffolding plans should be set out clearly — ideally in the Award itself.
• Keep them updated during works. Most complaints that escalate aren’t about the works themselves — they’re about feeling ignored.

Planning a new build? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

Rear and Side Extensions and the Party Wall Act

Rear and side extensions are the most popular home improvement in London — and the most common reason we’re asked to serve notices. Almost any ground-floor extension on a terraced or semi-detached property will engage the Party Wall etc. Act 1996 in at least one way, and often several.

The trigger is usually the foundations rather than the walls above. Even if your extension stands clear of the party wall, excavation within 3 metres of a neighbour’s building is almost always notifiable under Section 6. Miss that, and you can find yourself trying to obtain retrospective consent after works have started — a much more difficult and expensive position.

Which Sections of the Act Apply

Most rear and side extension projects engage two sections, and sometimes three:

• Section 1 · Line of Junction — where you intend to build a new wall on or at the boundary with the neighbour. Within this:
  • s.1(2) — new wall astride the boundary (requires the neighbour’s written consent)
  • s.1(5) — new wall wholly on your land but up to the boundary (one month’s notice; consent not required)
• Section 6 · Adjacent Excavation — foundations dug within 3 metres of a neighbouring building (to any depth below their foundations) or within 6 metres (where the 45° rule is engaged).
• Section 2 · Works to Existing Party Walls — applies where the extension connects to an existing party wall. The main sub-sections here are:
  • s.2(2)(f) — cutting into the party wall itself for any purpose (beams, padstones, damp-proof course)
  • s.2(2)(j) — cutting into the adjoining owner’s wall to insert flashing or other weatherproofing
  • s.2(2)(h) — cutting away parts of the adjoining owner’s wall or building that overhang your land or a party wall, to enable a vertical wall to be erected or raised

Section 1 and Section 6 require one month’s notice; Section 3 requires two months’. Where multiple notices apply, the longest notice period governs your start date.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

If your neighbour dissents and a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the complexity of the project — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

For a single adjoining owner, assuming no complications:

• Day 0 — Notice(s) served. Section 6 and Section 1 need one month; Section 3 works need two
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: no Award is needed; works may start on the notice expiry date
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start once the notice period has elapsed
• Option 2 · Agreed Surveyor: typically 2–3 weeks to serve the Award
• Option 3 · Separate Surveyors: typically 3–5 weeks to agree and serve the Award

Starting earlier. Works can begin before the notice period expires if the adjoining owner gives written consent to an earlier start. This is common where neighbours are cooperative and the paperwork is in order.

Common Mistakes We See

• “The extension doesn’t touch their wall, so it’s fine.” The trigger is usually the foundations, not the walls. Section 6 captures excavation within 3 metres, regardless of where the building above sits.
• Serving Section 6 only when Section 3 also applies. If the extension roof flashes into the neighbour’s wall, or cuts beams into the party wall, Section 3 is engaged too — with its longer 2-month notice period.
• Ignoring the depth of the neighbour’s foundations. Excavation goes below their foundations → Section 6(1). Shallower → often still caught by the 6-metre rule. Don’t assume.
• Missing the side-return neighbour. Side-return extensions often involve a second adjoining owner whose foundations sit within 3 metres. Both neighbours need notices.
• Starting before the notice period is up. Builders are ready, the client is impatient — but starting a day early turns a notice into a trespass.
• Free templates that default to Section 3. Rear extensions are usually Section 6 first, not Section 3. Our Free Notice Generator selects the right sections for your project type.

Working With Your Neighbours

A notice landing on the doormat with no warning is the single biggest source of neighbour friction we see. Before you serve:

• Tell them first. A five-minute conversation explaining what’s planned, when, and that the process is standard removes most of the anxiety.
• Offer the Schedule of Condition route. For rear extensions especially, a pre-works SoC is strongly advisable — excavation vibration and temporary supports are the main sources of disputed damage claims.
• Keep them updated during works, particularly during groundworks. Most complaints that escalate aren’t about the works themselves — they’re about feeling ignored.
• Method statements matter. Where Section 6 applies, the neighbour is entitled to details of the excavation method, depth, and sequencing. Share them early.

Planning a rear or side extension? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

Loft Conversions and the Party Wall Act

Loft conversions are one of the most common reasons we’re instructed in London. Almost every loft conversion in a terraced or semi-detached house touches the party wall in some way — whether it’s cutting in steels, raising the flank wall, or weathering a new roof into the neighbour’s. All of these are notifiable under the Party Wall etc. Act 1996, and getting the paperwork right protects both you and your neighbour.

A loft conversion started without proper notice is one of the most common sources of disputes we’re called in to resolve — usually after works have already begun, which is exactly when it costs the most to fix.

Which Sections of the Act Apply

The main section engaged is Section 2 — the list of works a building owner may carry out to an existing party wall. For a typical loft conversion, the relevant sub-sections are:

• s.2(2)(a) — raising the party wall to support the new floor or roof
• s.2(2)(f) — cutting into the party wall to insert beams, padstones, or bearings (the steels carrying the new floor)
• s.2(2)(j) — cutting in and lead-flashing a new roof abutment into the adjoining owner’s wall, where the design requires it
• s.2(2)(n) — exposing a party wall previously enclosed, common when opening up the roof space

These are served by a Section 3 Party Structure Notice, which requires two months’ notice before works begin. If your conversion also involves excavation — for instance, underpinning to support a new staircase below — Section 6 may also apply, with its own one-month notice.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

If your neighbour dissents and a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the complexity of the project — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

For a single adjoining owner, assuming no complications:

• Day 0 — Section 3 Notice served
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: no Award is needed; works may start on the notice expiry date (day 60)
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start once the notice period has elapsed (day 60)
• Option 2 · Agreed Surveyor: typically 2–3 weeks to serve the Award
• Option 3 · Separate Surveyors: typically 3–5 weeks to agree and serve the Award
• Day 60 onwards: works may commence, provided any Award is in place

Starting earlier. Works can begin before the two-month notice period expires if the adjoining owner gives written consent to an earlier start. This is common where neighbours are cooperative and the paperwork is in order.

For most loft conversions we handle, any Award is served well inside the two-month notice period — so the statutory clock, not the surveyor process, is usually the critical path.

Common Mistakes We See

• “My builder said it’s fine.” Builders are not party wall surveyors. If the works touch the party wall, a notice is required — the Act doesn’t care what your builder thinks.
• Serving too late. Starting the process six weeks before works leaves no margin. Serve as soon as drawings and a projected start date are ready.
• Missing the flashing clause. DIY notices often forget s.2(2)(j). If your roofline changes, you almost certainly need it — and the Award will be defective without it.
• Free online templates that don’t match the project. We routinely see notices citing the wrong sub-sections, or with works missing entirely. Our Free Notice Generator is built around the loft scenario and gets the sub-sections right.
• Wrong owner’s name. Joint owners (e.g. husband and wife on the title) must both be served. Missing one invalidates the notice.
• Combining works, noticing only some. If you’re doing a loft and removing a chimney breast, both need to appear in the notice.

Working With Your Neighbours

A notice landing on the doormat with no warning is the single biggest source of neighbour friction we see. Before you serve:

• Tell them first. A five-minute conversation explaining what’s planned, when, and that the process is standard removes most of the anxiety.
• Offer the Letter of Acknowledgement route where appropriate — it’s quicker, cheaper, and avoids a full Award where the neighbour is happy to consent.
• Keep them updated during works. Most complaints that escalate aren’t about the works themselves — they’re about feeling ignored.
• A Schedule of Condition protects both sides. If the adjoining owner doesn’t have one, suggest it: the cost is yours, and it prevents future arguments about pre-existing cracks.

Planning a loft conversion? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

Chimney Breast Removals and the Party Wall Act

Removing a chimney breast is one of the most frequently misunderstood party wall issues we encounter. The chimney breast almost always forms part of the party wall — even when it sits inside your house on your side of the plaster. Cutting it out is a notifiable work under the Party Wall etc. Act 1996, and the chimney stack that remains above the roof affects both properties.

Chimney breast removals are also the project type we’re most often called in to fix after the fact — where works have started, cracks have appeared on the neighbour’s side, and there’s no notice, no Award, and no Schedule of Condition to fall back on.

Which Sections of the Act Apply

Chimney breast removals engage Section 2, specifically:

• s.2(2)(g) — cutting away any chimney breast, jamb or flue from a party wall. This is the core notifiable sub-section for a breast removal.
• s.2(2)(a) — where structural support is needed after removal, such as raising or adjusting the remaining party wall.
• s.2(2)(f) — where steel beams or gallows brackets are cut into the party wall to support the chimney stack above.

These are served by a Section 3 Party Structure Notice, requiring two months’ notice before works begin. A chimney breast removal does not normally trigger Section 6 (adjacent excavation) unless the works go below ground level.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

If your neighbour dissents and a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the complexity of the project — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

For a single adjoining owner, assuming no complications:

• Day 0 — Section 3 Notice served
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: no Award is needed; works may start on the notice expiry date (day 60)
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start once the notice period has elapsed (day 60)
• Option 2 · Agreed Surveyor: typically 2–3 weeks to serve the Award
• Option 3 · Separate Surveyors: typically 3–5 weeks to agree and serve the Award

Starting earlier. Works can begin before the two-month notice period expires if the adjoining owner gives written consent to an earlier start. This is common for straightforward breast removals where the neighbour is cooperative and the method is agreed.

Common Mistakes We See

• “It’s inside my house, so it’s not a party wall issue.” The chimney breast is almost always part of the party wall — even when it sits wholly within your property. The Act still applies.
• Gallows brackets vs. through-beams. Many builders default to gallows brackets, which are often inadequate for larger stacks. Structural engineers frequently require through-beams — and cutting those into the party wall is a separate notifiable work under s.2(2)(f).
• Forgetting the stack above. The chimney stack above roof level needs continuing support. If it serves the neighbour’s flues, the Award will set out conditions for maintaining it.
• Removing both sides in sequence without notice. Where the neighbour has already removed theirs, you still need to serve notice for yours — each side’s removal is separately notifiable.
• Missing Building Control. Chimney breast removal affects structural stability. You need Building Control approval and Party Wall compliance — they are separate processes running in parallel.
• No Schedule of Condition. Vibrations from cutting travel through the party wall easily. Hairline cracks on the neighbour’s side are common. Without an SoC, proving what was there before is impossible.

Working With Your Neighbours

Chimney breast removals often create the cleanest disputes we see — cracks appearing on the neighbour’s side the day after works. Before you serve:

• Tell them first. Chimney removals are short works (often under a week) but vibration-heavy. Warning them about noise and the odd week of disruption prevents most friction.
• A Schedule of Condition is essential. Specifically on the neighbour’s side adjoining the breast — ceilings, cornices, decorative plasterwork. Document it before you start.
• Share the method statement. Temporary propping, sequencing, stack support — the neighbour is entitled to understand how their half of the chimney will stay up.
• Protect the stack. If the stack serves their flues, the Award will require a method for continuing that service — don’t improvise on site.

Removing a chimney breast? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

Basement Conversions and the Party Wall Act

Basement conversions are among the most technically complex and highest-risk projects covered by the Party Wall etc. Act 1996. They almost always involve underpinning the party wall, deep excavation close to neighbouring foundations, and prolonged works with significant vibration and ground movement. The risk of damage — and of disputes — is higher than any other project type we handle.

Because of the risks involved, basements are also the project type where the statutory process matters most. A proper Party Wall Award sets out method statements, sequencing, monitoring, and insurance arrangements that protect both sides. Trying to start a basement without the full paperwork in place is the fastest route we know to an injunction.

Which Sections of the Act Apply

Basements typically engage multiple sections of the Act simultaneously:

• Section 2(2)(a) — underpinning the party wall, extending it downwards to enclose the new basement space. This is the core notifiable work.
• Section 6 · Adjacent Excavation — almost always engaged. Deep basement excavation triggers both the 3-metre rule (s.6(1)) and the 6-metre rule (s.6(2)) for neighbours on multiple sides.
• Section 2(2)(f) — cutting into the party wall to insert beams or lintels, where needed for structural support of the remaining structure.
• Section 1 · Line of Junction — where new retaining walls are built at the boundary.

Works under Section 2 are served by a Section 3 Notice requiring two months’ notice. Section 1 and Section 6 notices require one month. Multiple notices are usual, often served on more than one adjoining owner.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

In practice, full consent is rare for basement projects — adjoining owners almost always appoint a surveyor to review the method statements and monitor the works. Where a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the depth, neighbours involved, and engineering complexity — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

Basement timelines run longer than other project types because of the engineering review involved. For a single adjoining owner:

• Day 0 — Section 3 and Section 6 Notices served (Section 3 sets the longer 2-month clock)
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: uncommon for basements; works may start on day 60
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start on day 60
• Option 2 · Agreed Surveyor: typically 4–6 weeks to review method statements and serve the Award
• Option 3 · Separate Surveyors: typically 6–10 weeks to agree the Award, longer where multiple neighbours are involved

Starting earlier. Works can begin before the two-month notice period expires if the adjoining owner gives written consent — but for basements this is rare, because most neighbours want the Award in place first.

Multiple neighbours. Basements often involve two or three adjoining owners. Each has their own 14-day response window and, if dissenting, their own surveyor process — running in parallel. Start as early as you can.

Common Mistakes We See

• Underestimating the risk. Basements aren’t “just excavation” — they’re the highest-risk work on the Act. Treat the process with the seriousness it deserves.
• Starting excavation before the Award. Starting early under Section 6 without a Section 3 Award is a fast route to an injunction and retrospective liability.
• Missing remote neighbours. The 6-metre rule under s.6(2) catches properties you might not think of as “adjoining” — particularly in dense London terraces. Don’t assume.
• Inadequate method statements. Sequence of excavation, spoil removal, underpinning order — all need to be set out in detail. The Award will require them; prepare them early.
• Monitoring not agreed. Movement monitoring, crack pins, and inspection regimes are standard. Skipping them invites disputes later.
• Insurance gaps. Standard works insurance often excludes basement underpinning. Specific cover is usually required and the Award will specify it.

Working With Your Neighbours

Basements test neighbour relationships like no other project. Before you serve:

• Tell them early and properly. Not a passing word at the bin store — a proper conversation explaining what’s planned, when, and what the process will look like.
• Expect them to want a surveyor. For basement projects this is reasonable, not obstructive. Appoint yours early and offer the Agreed Surveyor route if the neighbour is willing.
• A Schedule of Condition is essential. Not optional. Without one, damage claims become almost impossible to resolve fairly.
• Share the programme and method. Engineers’ drawings, sequencing, working hours, access arrangements — all of this goes into the Award, so share it willingly.

Planning a basement conversion? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

Underpinning and the Party Wall Act

Underpinning strengthens or lowers the foundations of an existing building. It comes up in three main contexts: as part of a basement conversion (extending the party wall downwards), as remedial work to address subsidence, and as enabling work for a deeper neighbouring excavation. In every case, underpinning a party wall is expressly notifiable under the Party Wall etc. Act 1996 — and it’s one of the highest-risk works the Act covers.

Getting the sequence wrong — underpinning too long a section, or failing to support the remaining wall — can cause rapid and severe settlement on the neighbour’s side. The Award process exists precisely to agree method, sequence, and monitoring before anyone puts a spade in the ground.

Which Sections of the Act Apply

Underpinning engages two sections of the Act, almost always together:

• Section 2(2)(a) — underpinning, thickening, or raising of a party wall. Expressly notifiable.
• Section 6 · Adjacent Excavation — typically engaged by the depth of excavation required. The 3-metre rule under s.6(1) almost always applies because the underpinning goes below the existing foundation level.
• Section 2(2)(f) — where temporary beams or structural supports are cut into the wall during the underpinning sequence.

Section 2 works are served by a Section 3 Notice, requiring two months’ notice. Section 6 requires one month. Both are typically served together.

Common underpinning methods — and all engage the Act:

• Mass concrete (traditional pin-by-pin) — excavating in short bays beneath the existing foundation and casting concrete. Most common for basement conversions.
• Mini-piled underpinning — small-diameter piles driven or bored to greater depths, with a reinforced beam connecting them. Used where mass concrete isn’t viable.
• Beam-and-base underpinning — a reinforced concrete beam built under the existing foundation, transferring load to new bases. Used where settlement is localised.

Typical Costs in London

As the Building Owner, you’re responsible for all reasonable fees. Where your neighbour consents, our fixed fees are:

• Option 1(a) · Consent — £100 per owner for preparing and serving the Notice
• Option 1(b) · Consent + Schedule of Condition — £100 Notice + £400 per property for the Schedule of Condition (£500 total)

In practice, full consent is uncommon for underpinning works — adjoining owners almost always appoint a surveyor to review the method statements and monitoring regime. Where a Party Wall Surveyor is appointed (Option 2 · Agreed Surveyor or Option 3 · Separate Surveyors), fees depend on the method, depth, and engineering review involved — please contact us for a fee estimate. As the Adjoining Owner, your cost is £0 — the Act makes the Building Owner responsible for all reasonable fees.

Timeline — From Notice to Works

For a single adjoining owner, assuming no complications:

• Day 0 — Section 3 and Section 6 Notices served (Section 3 sets the longer 2-month clock)
• Days 1–14 — adjoining owner’s statutory window to consent, dissent, or appoint a surveyor
• Option 1(a) · Consent: uncommon for underpinning; works may start on day 60
• Option 1(b) · Consent + Schedule of Condition: SoC prepared; works may start on day 60
• Option 2 · Agreed Surveyor: typically 3–5 weeks to review method statements and serve the Award
• Option 3 · Separate Surveyors: typically 5–8 weeks to agree the Award, longer where multiple neighbours are involved

Starting earlier. Works can begin before the two-month notice period expires if the adjoining owner gives written consent — but for underpinning this is rare, because the method needs to be fully agreed before anyone wants to sign off the start.

Common Mistakes We See

• Serving Section 6 only. Underpinning of the party wall itself is Section 2 work — a Section 6 notice alone is defective.
• Method statement as an afterthought. Bay sequence, bay width, depth, timing between bays — all need to be agreed before works start. The Award will require them.
• Monitoring not set up. Movement monitoring, crack pins, and inspection regimes are standard in underpinning Awards. Skipping them leaves you exposed to future damage claims.
• Skipping the Schedule of Condition. Underpinning vibrations travel. Cracks on the neighbour’s side are common. Without an SoC, separating new damage from old becomes guesswork.
• Wrong method for the soil. London clay, made ground, and variable fill all behave differently — a mass concrete method appropriate for one site can be inadequate for another. Engineering sign-off is essential.
• Emergency underpinning without notice. Even urgent remedial work requires notice. If there’s a genuine safety emergency the Act has provisions, but don’t assume — get the notice in first wherever possible.

Working With Your Neighbours

Underpinning is invasive, long-duration, vibration-heavy work close to the neighbour’s foundations. Before you serve:

• Tell them first. Underpinning is almost always part of a bigger project (usually a basement). Frame the conversation around the whole project, not just the notice.
• Expect them to want a surveyor. This is reasonable for underpinning work. Appoint yours early and offer the Agreed Surveyor route where possible.
• A Schedule of Condition is essential. Not optional. Movement from underpinning is often subtle but real — you need a baseline.
• Share the programme and method. The neighbour is entitled to see how the underpinning will be sequenced, what propping is in place, and how movement is being monitored.

Planning underpinning works? Get a free project review — we’ll tell you exactly which notices you need before you spend anything.

What Does the Building Owner's Surveyor Do?

As the building owner's appointed surveyor, we guide you through the entire party wall process. While appointed by you, we are required to act impartially. Our duties include: serving notices, reviewing drawings, carrying out a Schedule of Condition, negotiating with the adjoining owner's surveyor, and drafting the Party Wall Award.

Impartiality

Despite being appointed by the building owner, a party wall surveyor must act impartially. We ensure the adjoining owner's property is properly protected and the award is fair and balanced.

Fees

The building owner is responsible for all costs. We provide clear, competitive fixed-fee quotations at the outset.

What Does the Adjoining Owner's Surveyor Do?

If you have received a party wall notice and choose to dissent, you are entitled to appoint your own surveyor — and the building owner pays our fees. Our duties include: reviewing notices, assessing proposed works, carrying out a Schedule of Condition, negotiating safeguards, and reviewing and agreeing the Party Wall Award.

Independence

We act independently and impartially, working constructively with the building owner's surveyor to reach a fair resolution while ensuring your property is protected.

Costs

The building owner pays the adjoining owner's surveyor fees. Appointing us typically costs you nothing.

What Is an Agreed Surveyor?

An agreed surveyor is a single party wall surveyor appointed by both parties to act impartially. Benefits include: quicker decisions, cheaper (one fee instead of two), simpler communication, and statutory impartiality.

When Not Suitable

An agreed surveyor may not be suitable for particularly complex works, pre-existing disputes between parties, where the adjoining owner requires independent representation, or where multiple adjoining owners have different concerns.

What Is a Schedule of Condition?

A comprehensive record of an adjoining property's existing state before any works commence. It protects both sides: the building owner against false claims, and the adjoining owner by providing clear evidence of pre-works condition.

What the Survey Covers

Internal: room-by-room assessment of walls, ceilings, floors. External: elevations, brickwork, roofline, boundaries. All with high-resolution photographs cross-referenced to written observations.

Drones are used where required.

How It Is Used

Appended to the Party Wall Award. If damage is alleged after works, the schedule provides the objective baseline for comparison.

The Party Wall etc. Act 1996

The Act came into force on 1 July 1997 and applies to England and Wales. It provides a framework for preventing and resolving disputes about party walls, boundary walls, and excavations near neighbouring buildings.

When Does the Act Apply?

• Section 1: Building new walls on or astride the boundary
• Section 2: Works to existing party walls (cutting into, raising, lowering, demolishing, underpinning)
• Section 6: Excavation within 3m (below neighbour's foundations) or 6m (45-degree line)

Three Types of Notice

• Section 1 Notice: New boundary walls — 1 month
• Section 3 Notice: Existing party walls — 2 months
• Section 6 Notice: Excavations — 1 month

Key Principles

Notice before works, right to appoint surveyors, impartial dispute resolution, legally binding award, and right of appeal to the County Court.

Section 1 — Line of Junction Notice

Required when building a new wall on the boundary. Must be served at least one month before works. Must describe the wall, its position, and whether it will be built wholly on your land or astride the boundary.

Section 3 — Party Structure Notice

Covers works to existing party walls: cutting into, raising, reducing, demolishing, underpinning, inserting DPC. Must be served at least two months before works.

Section 6 — Adjacent Excavation Notice

Required for excavation within 3 metres (below neighbour's foundations) or 6 metres (45-degree line). Must be served at least one month before works, with plans showing depth and any proposed underpinning.

Notice Periods

• Section 1: 1 month
• Section 3: 2 months
• Section 6: 1 month

How to Respond

14 days to respond in writing: consent, dissent and appoint a surveyor, or consent subject to conditions. No response = deemed dissent.

→ Received a notice? Read our step-by-step guide for adjoining owners

When Are Surveyors Needed?

When a dispute arises — i.e. an Adjoining Owner dissents or fails to respond within 14 days — surveyors must be appointed under Section 10 of the Party Wall etc. Act 1996.

Agreed Surveyor

Both parties appoint a single impartial surveyor. Fastest and most cost-effective.

Two-Surveyor Appointment

Each party appoints their own. The two work together. If they cannot agree, they refer to the Third Surveyor.

Third Surveyor

Selected in advance by the two appointed surveyors. Acts as referee if needed.

Duties Under the Act

Acting impartially, inspecting the site, preparing the Schedule of Condition, negotiating, drafting and serving the Award, and dealing with subsequent disputes.

Fees

Typically paid by the Building Owner. We provide clear fixed-fee quotations upfront — see our Fees & Process page for full details.

What Is a Schedule of Condition?

A detailed record of the adjoining property's state before notifiable works begin. Creates an objective baseline for assessing damage claims. Appended to the Party Wall Award.

Best Practice

Not technically mandatory but strongly recommended and standard practice. Most surveyors consider it essential.

What It Covers

• Rooms and areas closest to the proposed notifiable works
• External elevations, facing and near the works
• Roof structures and chimney stacks (for loft conversions or works related to roofs)
• Garden walls, boundary walls, outbuildings
• Basements and cellars (excavation cases)

How It Is Prepared

Room-by-room inspection with high-resolution photographs cross-referenced to written observations.

Drones are used where required. The report forms an appendix to the Award.

What Is a Party Wall Award?

The formal legal document produced by the appointed surveyor(s) that resolves the dispute and sets out how works are to be carried out.

What Does It Contain?

• Names and addresses of parties and surveyors
• Description of notifiable works
• Drawings and specifications
• Schedule of Condition
• Permitted working hours and days
• Access arrangements
• Protective measures
• Provisions for making good damage
• Fee apportionment

Legally Binding

Binding on both parties and their successors in title. Non-compliance can lead to injunctions and damages claims.

The 14-Day Appeal Period

Either party may appeal to the County Court within 14 days. The court can rescind or modify the award. Appeals are uncommon. If no appeal is lodged, the award becomes final.

Every term you might encounter in a Party Wall Notice, Award, or correspondence — explained in plain English. Click any term to expand.