Information
Understanding party walls and the notice process
Understanding Party Walls
Grey & Associates at a glance: we are specialist party wall surveyors in Wimbledon, South-West London, advising homeowners, architects and developers across Greater London on the Party Wall etc. Act 1996 since 2008. We act for the owner proposing building work and for the neighbour who receives a notice — serving notices, surveying the condition of walls and buildings, and negotiating the award that resolves any dispute — on a transparent fixed-fee basis.
Who we work with: homeowners planning rear extensions, loft conversions and new builds; architects, designers and builders who need a surveyor to serve and manage party wall notices on their clients' behalf; developers on small schemes; and neighbouring owners who have received a notice and want impartial advice on their rights and protections.
For many people undertaking renovations, extensions or construction works to their home it can come as a surprise to discover that you need to serve notices on your neighbours.
In light of this we've put together a brief resource of terms and procedures so that you understand more fully your role in this process and also to help you converse with your surveyor more effectively. Below is some information to assist. If you have any questions or think you may need some assistance please don't hesitate.
What is a party wall?
A party wall is defined most simply as a wall that is shared by two adjacent properties, where the boundary of the two properties is located within the shared wall. For a more detailed breakdown, read our guide to what a party wall is.
This occurs in semi-detached, terraced properties, flats, etc. Detached properties can have party structures eg: adjoining garages with a shared wall (important if wanting to extend your garage upwards to create additional storage/office space, etc) as well as brick and concrete boundary walls being considered "party fence walls".
It is important to note that as owners build extensions to their properties the relationship of structures to the boundary can vary along the length of the boundary. A property can have a mixture of party walls and non-party walls.
The image below is a basic cross section through two adjoining homes illustrating the concept of a 'Type A' party wall between two properties.
What is a party fence wall?
A party fence wall is a garden wall that is shared by two adjacent properties, where the boundary of the two properties is located within the shared garden wall.
A garden wall that is wholly on the land of a single property is typically referred to as a boundary wall. If you need to work out exactly where the boundary sits relative to a party fence wall, our free party fence wall boundary calculator will do that for you.
It is important to note that as owners add to, and maintain, their properties the relationship of structures to the boundary can vary along the length of the boundary. A property can have a mixture of party walls, party fence walls and boundary walls.
The diagram below illustrates the concept of a party fence wall between two properties.
Do you need to serve notice for your building works?
Listed below are examples of some of the most common types of works carried out where notification may be required under The Party Wall etc. Act 1996:
- Building a rear extension.
- Building a loft conversion.
- Building a conservatory.
- Excavations within 3m (or 6m for deep excavations) of any part of the Adjoining Owner's building, a party wall and/or party fence wall.
- Underpinning any part of the Adjoining Owner's building, a party wall and/or party fence wall.
- Demolishing and rebuilding the party wall, removing chimney breasts, cutting into the party wall for steel beams, flashings, etc.
Minor works such as installing shelves or wall units, replacing recessed electrical sockets, or re-plastering are generally regarded as not necessary for notice to neighbours.
The notice period depends on the type of work: one month's notice for building a new wall on or at the boundary (a Section 1 notice) and for excavation near a neighbour's building (a Section 6 notice), and two months' notice for most other work on an existing party wall or party structure, such as inserting a steel beam or underpinning (a Section 3 notice). The Adjoining Owner may then consent to the works, in which case you can proceed once the notice period has passed. Our party wall notice timeline walks through each type step by step, including what happens if your neighbour dissents or never responds. The documents that follow are covered on their own pages: party wall notices, schedules of condition and party wall awards.
For more answers to common questions, visit our FAQ page or learn more about our firm. If your project involves excavation below ground, our basement and underpinning page deals with the section 6 side, and we have area pages for Kensington, Chelsea, Knightsbridge, Hammersmith, Chiswick and Ealing.