Damaged by a neighbour’s building work? Get it recorded and fixed
For homeowners whose property has been cracked or damaged by next door’s building work, and for building owners dealing with a claim. Compare quotes from surveyors who deal with damage claims.
Cracks, marks, leaks or a stuck door after a neighbour’s building work are worrying, and they are not always the builder’s fault. A party wall surveyor starts by recording the damage, comparing it with any schedule of condition and working out whether the building work caused it. Under the Party Wall etc. Act 1996, in England and Wales, a building owner has to make good damage their work causes, or pay the cost of doing so, and surveyors can settle a disagreement in an award, their written agreement. If no notice was served there are other routes, and advice on the right one is part of the job.
How a professional can help
- Recording the damage properly: The surveyor inspects, photographs and measures the damage, checks dates and notes, and starts a record that both sides can rely on. This is done before any repair, so the evidence is not lost.
- Finding out what caused it: They compare what they see with the schedule of condition, what the builders were doing and when, and the age of the property, to judge whether the work caused the damage or it was already there or came from something else.
- Bringing in a structural engineer: If cracks are wide, a wall seems to be moving or a floor has dropped, a structural engineer can investigate the cause, say what the repair should be, and advise whether monitoring is needed.
- Specifying and pricing the repair: They prepare a repair specification, a list of what needs doing, where and to what standard, so the builder can price it and you can compare that with any offer of payment.
- Settling the outcome: Where an award is in place, the surveyors can deal with the claim under it and make a further award setting out repairs or payment, which either owner can appeal to the county court within a set time.
- When there was no notice or award: If work went ahead without proper notice, they explain your position, record the damage and help you decide whether to write to the building owner, involve insurers or take legal advice.
Is this right for you?
- New cracks, damp or leaks have appeared in your home since a neighbour’s extension, loft or basement work.
- Your neighbour’s builders have damaged a shared wall, a chimney, a boundary wall or your garden.
- You’re a building owner and a neighbour has made a claim that you want to assess fairly.
- You’re unsure whether to speak to the builder, your insurer or a solicitor first.
How the project usually runs
- Record the damage straight away: Take dated photos, note when you first saw the damage, and tell the building owner and builder in writing. If anything looks unsafe, keep clear and get urgent help. Otherwise don’t repair or redecorate until a surveyor has seen it.
- Surveyor inspection: A party wall surveyor inspects the damage, compares it with the schedule of condition and any monitoring readings, and gives an opinion on whether the building work caused it.
- Engineer, if needed: Where movement or structural damage is possible, a structural engineer investigates and recommends repairs, with monitoring where it is not clear whether the movement has stopped.
- Agree who repairs, and how: The surveyors, or the owners directly, agree whether the building owner’s builder repairs the damage or the owner pays you the cost, and what the repair specification says. If agreement fails, a further award can settle it.
- Repairs and sign-off: The repairs are carried out and checked against the specification, and the surveyor confirms in writing that the claim is settled. Keep every record in case related damage appears later.
What affects the cost
- How much damage there is, and whether it is cosmetic or may be structural.
- Whether a schedule of condition exists, which makes it quicker to tell new damage from old.
- Whether a structural engineer’s investigation or monitoring is needed.
- Whether the claim is dealt with under an award, or no notice was served in the first place.
- How far the two sides agree, since a disagreement that needs a further award takes more surveyor time.
- Whether insurers or solicitors are involved.
Your rights, insurers and the four nations
- The Party Wall etc. Act 1996 applies in England and Wales. In Scotland and Northern Ireland different rules apply, and surveyors can still record and assess damage anywhere in the UK.
- Where the Act applies, the building owner is generally responsible for damage the work causes, and an award can set out repair or payment. Either owner can appeal an award to the county court within a set time.
- A builder usually carries insurance, and your own buildings insurer may need to be told. Check your policy wording and keep your own records.
- A surveyor can record and assess damage, but a legal claim for compensation is a matter for a solicitor, so take legal advice if the claim is large or disputed.
Questions people ask
Is my neighbour responsible for cracks after their building work?
Not automatically. Surveyors decide whether the work caused the damage, using the schedule of condition, monitoring and what the builders did. Where it did, the Party Wall etc. Act 1996 expects the building owner to make it good or pay for it, in England and Wales. Hairline cracks can come from ordinary settlement, so the record matters.
What if no party wall notice was served?
You can still record the damage and ask the building owner to put it right. A surveyor can advise on next steps, including whether the Act has been breached. Without a schedule of condition it is harder to show what changed, so gather every photo you have from before the work. A solicitor can advise on legal remedies.
Should I tell my own insurer?
Check your buildings policy, as many expect damage to be reported promptly. The builder’s insurance may also respond. Your surveyor can give you a clear record to pass to either. If you are unsure, ask your insurer before you agree a settlement or arrange repairs.
Can I be paid instead of having repairs done?
Often that is possible. Where the building owner is responsible, their builder can do the repair or, if agreed, they can pay you the cost of having it done. Either way, get a written repair specification first, so everyone is clear what the money or the work should cover. A surveyor can set this out and record the agreement.
How soon should I report damage?
As soon as you notice it, in writing, with dated photos. Prompt reports make it easier to link damage to the work, and they let the builder put it right while still on site. Don’t wait until the end of the project, and don’t repair it before the surveyor has recorded it, unless it is unsafe or letting water in. Photograph it first.
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.