Legal & Tenure

What is a Party Wall Agreement? A Homeowner's Guide

The Party Wall etc. Act 1996 requires you to notify neighbours before certain building works. Here is what the process involves, what it costs, and how to avoid disputes.

Published: 16 Mar 2026 · Updated: 16 Mar 2026 · 6 min read

What is the Party Wall etc. Act 1996?

The Party Wall etc. Act 1996 is legislation that governs building works affecting shared walls, boundaries, and excavations near neighbouring properties. It applies in England and Wales.

The Act is designed to prevent and resolve disputes between neighbours by establishing a formal process of notification, consent, and, if needed, a legally binding award issued by a surveyor. It is not about preventing the work; it is about ensuring your neighbour's interests are protected and that there is a clear record of the property's condition before work begins.

When Do You Need to Serve a Party Wall Notice?

You must serve written notice on your adjoining owners before starting any of the following:

Works to a Party Wall or Structure

Cutting into a party wall (for example, to install a beam or flue)
Raising or lowering a party wall
Demolishing and rebuilding a party wall
Underpinning a party wall

New Walls on or at the Boundary

Building a new wall on the line of junction between two properties

Excavations Near a Neighbouring Property

Excavating within 3 metres of a neighbouring building to a depth greater than the neighbour's foundations
Excavating within 6 metres where the excavation will cut a line drawn at 45 degrees downward from the neighbour's foundations

This last category often catches people out, a basement conversion or deep strip foundation can trigger the Act even if the work does not touch the party wall itself.

The Notice Process

1. Serve written notice on all adjoining owners at least two months before works begin (one month for excavation notices)

2. The adjoining owner has 14 days to respond in writing

3. They can either consent (no surveyor needed) or dissent (triggering the surveyor process)

4. If there is no response within 14 days, a dispute is deemed to have arisen

What Happens If Your Neighbour Objects?

If your neighbour dissents or does not respond, both parties must appoint surveyors to agree a party wall award.

Option	How It Works
Agreed surveyor	Both parties appoint one surveyor, faster and cheaper
Two surveyors	Each party appoints their own; they agree the award jointly

What is a Party Wall Award?

A party wall award is a legally binding document that sets out:

The work to be carried out and how it will be done
A schedule of condition, a photographic and written record of the neighbouring property before work starts
When work can be carried out (usually weekday daytime hours)
Access rights for the surveyor and building owner
Who pays the surveyor's fees (usually the building owner)

Typical Costs

Item	Typical Cost
Agreed surveyor	£700–£1,200
Building owner's surveyor	£600–£1,000
Adjoining owner's surveyor	£600–£1,000 (paid by building owner)
Schedule of condition only	£200–£400

Tips to Avoid Disputes

Serve notice as early as possible, do not wait until contractors are booked
Use a RICS-registered or Pyramus and Thisbe Club member surveyor
Speak to your neighbour informally before serving formal notice
Keep copies of all notices, responses, and the final award

A party wall award forms part of your property's legal history. Future buyers and their solicitors will want to see it. You can store your party wall notices, consents, and award in your Property Passport UK account alongside your other legal and building documents, making them easy to share during a sale.