Frequently Asked Questions

It depends on where the extension will be. If your extension will sit on or astride the boundary with a neighbour, or cut into a wall or structure that you share with them, you must serve a written notice under the Party Wall etc. Act 1996 before starting. A separate "party wall agreement" doesn't exist by itself — if your neighbour consents in writing you can proceed after the notice period, but if they dissent (or don't reply within 14 days) you'll need to appoint one or more party wall surveyors to agree a party wall award. Rear extensions in terraced and semi-detached homes almost always fall under the Act. Read our guide to the Party Wall Act for the exact rules and the information page to work out whether your specific plans trigger it.

Fees vary with the complexity of the case and whether a dispute arises. For a straightforward extension where the neighbours agree, a building owner can often budget for a few hundred pounds per notice, plus any Schedule of Condition survey. When a dispute is referred and surveyors negotiate or produce a formal party wall award, costs rise — and the Building Owner normally pays both surveyors' reasonable fees as well as any damage their work causes. At Grey & Associates we quote a fixed fee up front, so the cost of your case is agreed before we start and won't increase. See how party wall surveyor fees should work for a full breakdown and what to watch out for.

Grey & Associates specialise in the Party Wall Act, including serving notices, Schedules of Condition (surveys), negotiating Awards and offering free advice to home owners and architects. We provide expert advice and guidance on party wall matters.

A party wall is a wall shared by two adjacent properties, often dividing the properties. The Party Wall etc. Act 1996 governs the rights and responsibilities of property owners in relation to these walls.

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The Act is legislation that provides a framework for preventing and resolving disputes regarding party walls, boundary walls, and excavations near neighbouring buildings.

Technically there is no such thing as a party wall agreement. You may consent or dissent to notice(s) which have been served. If you dissent both parties will need to appoint surveyor(s) and the surveyor(s) will agree/negotiate and serve an Award. It is this Award that is often referred to as a party wall agreement. Notice needs to be served when you are planning to carry out building work on or near a party wall or boundary or excavating within 3m of, and lower than a structure owned by or shared with a neighbour.

Serving a party wall notice means giving your neighbour a written notice describing the work you propose and when it will start. The minimum lead time is one month for building a new wall at the boundary and for excavation near their building, and two months for most other work on a shared wall or structure. The notice must include both parties' names and addresses, a clear description of the works, and the intended start date, and you should always keep proof of delivery. There are specific details a valid notice must contain which the Government's explanatory guide doesn't flag up, which is why a large proportion of notices prepared by homeowners turn out to be defective. Our party wall notice timeline breaks down exactly how far in advance each type of notice should be served, and the Act explained covers what each notice needs to contain.

If a neighbour disagrees they can dissent, leading to the appointment of a party wall surveyor to resolve the dispute. It is important to note that providing the proposed works comply with any planning requirements your neighbour cannot prevent the works from taking place. Depending on your design it does sometimes happen that minor changes need to be made to the design.

A party wall surveyor is a specialist who helps resolve disputes under the Party Wall etc. Act 1996. They ensure that the rights of both parties are protected during construction work.

Disputes are resolved through the appointment of one or more party wall surveyors who will agree an Award outlining the work and how it should proceed.

A party wall Award includes the details of the proposed works, conditions for carrying out the works, and who pays for the work along with the rights and responsibilities of both the Building Owner (person carrying out the works) and the Adjoining Owner (the neighbour).

The Act aims to prevent and resolve disputes related to party walls, boundary walls, and excavations near neighbouring buildings.

The Act covers new building on the boundary line, work to an existing party wall or party structure, and excavation near neighbouring properties.

Two months' notice for most work on an existing party wall or party structure, such as a rear or side-return extension that cuts into a shared wall, inserting a beam, or underpinning. One month's notice for building a new wall on or astride the boundary (the line of junction), and for excavation within three metres of a neighbouring building — or within six metres where the excavation would cut a plane drawn down at 45 degrees from the level of their foundations. The clock starts when the notice is actually served, so keep proof of delivery.

The notice should include the Building Owner's and Adjoining Owner's names and addresses, details of the work proposed which trigger the Act, and the start date.

You have the right to carry out certain works, but you must notify your neighbour and, if necessary, take steps to protect their property.

You must either make good the damage caused or compensate your neighbour for any damage caused by the works.

Your neighbour can dissent to the notice but, with one exception, they cannot refuse your notice. If you are proposing to build a new party wall astride the boundary you need their explicit consent which they can refuse. In this situation you can still build the wall but it will need to be wholly on your own land.

Consult a professional party wall surveyor to ensure compliance and to help resolve any disputes.

When surveyors are first appointed the first thing they must do is to agree on the selection of a Third Surveyor who will act as a judge after the two surveyors refer the disputed matter(s) to him. They will both make submissions, the Third Surveyor will ask questions to clarify the matters in dispute and then make his determination in the form of an Award.

The Building Owner undertaking the work usually pays the surveyors' fees unless agreed otherwise.

Expenses can include costs for making good any damage, securing the adjoining property, and any other necessary protective measures, Security for Expenses and a contribution for making use of a party wall constructed by a neighbour.

Yes, the Act allows you to access your neighbour's property to carry out works, provided you give proper notice and take steps to minimize disruption.

If your neighbour refuses access you will need your surveyor to speak to the police and explain to them that they are required to accompany you, your contractor and/or your surveyor to force access. We have experience with this situation but it is very rare.

Consult a party wall surveyor to ensure compliance with the Act and to help manage the process smoothly.

A copy of the Act is available on our Party Wall Act page.

Contact us to ensure compliance and to help resolve any disputes.