Get your party wall award drafted and served correctly

A sealed party wall award listing the work, the timing and shared costs, with a plan and a report behind it beside a semi-detached pair

For homeowners in England and Wales whose neighbour has not agreed to the notice or has not replied. Compare quotes from party wall surveyors who prepare the party wall award that sets out how your work will be done.

A party wall award is the formal document that settles a dispute under the Party Wall etc. Act 1996. It is made by the surveyors, or by one agreed surveyor, and served on both owners. It describes the work, how and when it will be done, working hours, access, protection for the neighbour’s property, any monitoring and who pays the surveyors’ fees. It normally has the drawings and the schedule of condition attached. Work covered by the notice normally waits until the party wall award is in place. Either owner can appeal to the county court within a set time of it being served.

How a professional can help

Describing the work precisely: The party wall award sets out exactly what the building owner may do, such as the beams to be cut in or the depth of excavation. It refers to the drawings, so there is no argument later about what was allowed.
How and when the work is done: It sets working hours, the sequence of work, access arrangements, scaffolding and protection of the neighbour’s property, so both owners know what to expect from day to day.
The schedule of condition: The party wall award normally attaches the record of the neighbour’s property made before work starts, so any later damage can be compared with it.
Who pays, and for what: It decides who pays the surveyors’ fees, usually the building owner for reasonable costs, and how damage will be made good. Costs for extra work benefiting one owner are dealt with there too.
Serving it properly: Both owners receive the signed party wall award and the date of service is recorded, because the time limit to appeal runs from it. Your surveyor makes sure this is done correctly.
Appeals and changes: If either owner disagrees, they can appeal to the county court, and the time limit is short, so check the date of service. If the design changes during the job, the party wall award may need to be varied or supplemented.

Is this right for you?

Your neighbour has not agreed to the notice, or hasn’t replied within 14 days, and surveyors are now needed.
You’re about to start work covered by the Act and want the terms settled in writing first.
You’ve been told you need a party wall agreement and want to know what that really involves.
You’ve been given a draft party wall award and want to understand it before it is served.
Your design has changed since the original notice and the terms may need revising.

How the project usually runs

Gather the design and notices: The surveyors collect the notices, drawings and structural design so the party wall award can describe the work accurately, including beams, excavation depths and any temporary support.
Record next door’s condition: They inspect the neighbour’s property together and make the schedule of condition that will be attached, noting existing cracks and finishes.
Draft the terms: The surveyors draft the party wall award, covering hours, access, protection, monitoring where needed and costs, and naming the third surveyor where there are two surveyors, then share the draft for comment.
Sign and serve: Once agreed, the surveyors sign it and serve a copy on each owner. The date of service starts the period within which an owner can appeal to the county court.
Work under the terms: The builder works within the party wall award, the surveyors can be called on if something changes, and a final inspection checks the neighbour’s property against the schedule of condition.

What affects the cost

The number of owners, since the party wall award is served on each one and each may have their own surveyor.
The complexity of the work: a short party wall award for one beam is quicker than one covering a basement and underpinning.
How many rounds of negotiation the neighbour and their surveyor want before terms are agreed.
Whether a third surveyor is needed to settle a disagreement.
Whether the design changes and the party wall award needs a supplement.
The building owner normally pays the reasonable surveyors’ fees for making the party wall award.

Where a party wall award fits

A party wall award comes from the Party Wall etc. Act 1996, which covers England and Wales. Scotland and Northern Ireland have different rules, and surveyors across the UK can explain what applies.
A party wall award doesn’t give planning permission or Building Regulations approval, and those approvals don’t replace it. Each is separate.
It deals with how and when the work is done. Load-bearing alterations and deep digging should be designed by a chartered structural engineer before anything is removed or dug, and the party wall award refers to that design.
Either owner can appeal to the county court within 14 days of it being served, so act promptly if you disagree with something.

Questions people ask

What is the difference between a party wall agreement and a party wall award?

People often call it a party wall agreement, but under the Act the formal document is a party wall award, made by the surveyors and served on both owners. If a neighbour simply consents to a notice, no party wall award is needed.

Do I have to sign a party wall award?

No. The surveyors sign it and serve a copy on each owner. You can ask your surveyor to explain the draft first, and to raise anything that worries you while it is still open to comment. If you still disagree once it is served, an appeal to the county court is possible within the time limit.

Can I appeal a party wall award?

Yes. Either owner can appeal to the county court within 14 days of the party wall award being served on them. Because the clock runs from service, note the date it arrives and take advice immediately if you are unhappy with it.

Can I start work before the party wall award is served?

Work covered by the notice normally waits until the party wall award is in place. Starting early can lead to a dispute or a court order. A party wall surveyor can advise on timing and on how to schedule your builder around the process.

What if the work changes after the party wall award is made?

If the work changes materially, for example a deeper excavation or an extra beam, the party wall award may need to be varied or a further one made, which the surveyors can arrange. Telling your surveyor early avoids delays on site.

Available across the UK

Party wall surveyors cover the whole of the UK. The Party Wall etc. Act 1996 applies in England and Wales; Scotland and Northern Ireland have different rules, and a professional can tell you what applies to your property.