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What a party wall surveyor does
If you have received a party wall notice, or you are planning building work close to a neighbour's property, the Party Wall etc. Act 1996 may apply to you. The Act sets out a legal process that has to be followed before certain work begins. It protects both sides: your right to build, and your neighbour's right to have their property recorded and safeguarded first. A party wall surveyor tells you whether the Act applies, prepares and serves the correct notices, and resolves the matter if your neighbour dissents.
What the Party Wall Act covers
The Party Wall etc. Act 1996 covers three situations, each with its own notice and its own notice period.
Section 1, Line of Junction:
building a new wall on or at the boundary line. Notice served at least one month before work starts.
Section 6, Adjacent Excavation:
excavating close to a neighbour's building or structure. Notice served at least one month before work starts.
Section 3(2), Party Structure:
work to a shared wall or structure, such as cutting into it, raising it, removing a chimney breast or inserting beams. Notice served at least two months before work starts.
Once your neighbour receives the notice they have 14 days to give written consent. If they do not respond within those 14 days, or they dissent, a dispute is deemed to have arisen and surveyors are appointed to prepare a party wall award. That does not stop your project, it changes the route.
When you need a party wall surveyor
The Act is likely to apply if you are:
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Converting a loft where beams will bear on the party wall
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Removing a chimney breast attached to a shared wall
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Building a rear or side extension with foundations near the boundary
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Excavating within three metres of a neighbour's building and deeper than their foundations
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Excavating within six metres, where your excavation would cut a line drawn down at 45 degrees from the bottom of their foundations
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Building a new wall on or at the boundary line
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Or you have received a notice from a neighbour and need to know what it means
If you are not sure, send us the drawings. We will tell you whether the Act applies before you commit to anything.
What we do
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Advise whether the Act applies: from your drawings, before you commit to a start date.
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Prepare and serve notices: under Section 1, Section 3(2) and Section 6.
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Building owner's surveyor: acting for the person carrying out the work.
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Adjoining owner's surveyor: acting for the neighbour, at the building owner's cost.
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Agreed surveyor: a single surveyor where both owners consent. Usually faster and cheaper.
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Schedules of condition: a written and photographic record of the neighbouring property before work starts.
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Party wall awards: setting out what may be done, when, and on what terms.
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Drawings and method statements: reviewed where the works require it.
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Dispute resolution: resolving matters arising under the Act.
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Completion inspections: with us available throughout the build.
How it works
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Initial consultation. We discuss the proposed works and establish whether the Act applies.
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Drawings reviewed, within two working days. We confirm which notices are required.
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Notices prepared and served, within five working days of instruction. The statutory lead-in still applies: two months for a Section 3(2) notice, one month for Section 1 and Section 6.
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14 days from your neighbour receiving the notice for them to consent in writing, or be deemed to dissent.
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If consent is given, works may proceed on the agreed terms.
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If a dispute arises, surveyors are formally appointed under the Act.
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Schedules of condition prepared before works begin, where appropriate.
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Party wall award prepared, agreed and served.
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Works commence in accordance with the award.
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Completion inspection, with us available throughout for questions and issues.
Why Acton & Co
A chartered surveyor handles your matter, start to finish. Not passed to an unqualified administrator.
Fixed fees, published. You know the cost before you instruct. Most London firms will not put a number on their website.
Drawings reviewed within two working days, notices drafted and served within five.
You are kept updated throughout, rather than chasing for news.
RICS regulated, so the advice meets a recognised professional standard.
Our fees
Party wall notice
Building owner's surveyor
Adjoining owner's surveyor
Agreed surveyor, both owners
Fees depend on the complexity of the project and the number of adjoining owners. We confirm the figure in writing before you instruct us.
from £400 plus VAT
from £900 plus VAT
from £900 plus VAT
from £750 plus VAT
Frequently asked questions
Usually yes. Most loft conversions involve beams bearing onto the party wall, which is work covered by the Act. Send us your drawings and we will confirm whether a notice is required before you commit to a start date.
Both have the same effect. If your neighbour dissents, or does not respond within 14 days of receiving the notice, they are deemed to have dissented and a dispute is deemed to have arisen. This does not stop your project. Surveyors are appointed under the Act to prepare a party wall award, and works proceed once that award is served.
As a general rule the building owner, the person carrying out the work, pays the reasonable fees of both surveyors. The award determines how costs are allocated, and where an adjoining owner's request causes unnecessary cost that can be reflected in the award.
Two tests apply. Within three metres of their building and deeper than the bottom of their foundations, a notice is required. Within six metres, a notice is required if your excavation would cut a plane drawn downwards at 45 degrees from the bottom of their foundations. We can confirm from your drawings.
Usually yes, because the chimney breast is normally part of the shared wall. Removing it is work to a party structure and requires a party structure notice. We can review your proposals and advise.
A written and photographic record of the adjoining property's condition before your work begins. It protects both owners by fixing an agreed starting point, so that if damage is alleged later there is evidence of what was already there.
Not always. If you are happy with the proposed work, you can consent in writing and no surveyor is needed. If you dissent, or do not respond within 14 days, you can appoint your own adjoining owner surveyor, or agree on one surveyor to act for both owners. As a general rule the building owner, not you, pays the reasonable surveyor fees.
