Party wall matters come with their own vocabulary drawn from the Party Wall etc. Act 1996. This A–Z glossary from our RICS-accredited London surveyors explains the key terms in plain English so building and adjoining owners can navigate the process with confidence.

A

Adjoining Owner

The owner of land, a building or a flat next to that of the building owner who is carrying out works. There can be more than one adjoining owner, including freeholders and leaseholders with more than a year of their term remaining. See our guidance for adjoining owners.

Award

Also called a party wall award or party wall agreement, this is the binding document prepared by the appointed surveyor or surveyors. It sets out the works, the rights of access, a record of condition and how disputes over damage are to be resolved. Read more about party wall awards.

B

Building Owner

The owner who intends to carry out the works and is therefore responsible for serving notice and, usually, for the surveyors’ fees. See our page for building owners.

C

Consent

Where an adjoining owner agrees in writing to the notified works within 14 days. If consent is given, no dispute arises and surveyors need not usually be appointed, though a schedule of condition remains advisable.

D

Dissent

Where an adjoining owner does not consent to the works. A dispute is then deemed to have arisen under the Act, triggering the appointment of surveyors. Learn more about disputes and resolution.

E

Enclosure

The use by an adjoining owner of a wall built by the building owner. Where a neighbour later builds against, or encloses upon, a wall, they may be liable to pay a due proportion of the original cost.

F

Foundations and Special Foundations

Special foundations are those using an assemblage of beams or rods to spread load, typically reinforced concrete. The Act gives an adjoining owner particular protection: special foundations may not be placed on their land without express written consent.

L

Line of Junction

The boundary line between the lands of two owners. Section 1 of the Act deals specifically with new building on or at the line of junction where no wall currently exists.

N

Notice

The formal written notification a building owner must serve on adjoining owners before starting notifiable works. Different sections require different notice periods. See party wall notices.

Notifiable Works

Works that trigger a duty to serve notice, such as cutting into a party wall, raising or rebuilding it, or excavating within prescribed distances of a neighbour’s structure.

P

Party Fence Wall

A wall that is not part of a building, standing astride the boundary and separating two owners’ lands – for example, a garden wall built on the line of junction. A wall wholly on one owner’s land is not a party fence wall.

Party Structure

A wall or floor partition separating buildings or parts of buildings in different ownership, such as the floor between two flats. This wider term captures horizontal as well as vertical divisions.

Party Wall

A wall standing astride the boundary and forming part of a building (a party wall type A), or a wall on one owner’s land used to separate buildings (a party wall type B). Section 2 governs works to such walls.

S

Schedule of Condition

A dated written and photographic record of the adjoining property’s condition before works start, used to assess any later claim of damage. See schedule of condition.

Section 1

The part of the Act dealing with new walls built on or at the line of junction between properties.

Section 2

The part of the Act setting out the rights to carry out works to an existing party wall or party structure, such as cutting in, raising or underpinning.

Section 6

The part of the Act covering adjacent excavation and construction – digging within three metres and below a neighbour’s foundations, or within six metres where a line drawn down at 45 degrees would meet the excavation.

Special Foundations

See Foundations above. Reinforced concrete or similar load-spreading foundations that require the adjoining owner’s express written consent before being placed on their land.

Surveyor

An impartial person appointed to determine matters in dispute under the Act. A surveyor need not be an owner or a party to the works and, once appointed, acts independently rather than as an advocate.

T

Third Surveyor

A surveyor selected by the two appointed surveyors at the outset. Where the two cannot agree, either surveyor or an owner may refer the matter to the third surveyor for a determination.

Related terms

Boundary

The legal line dividing two properties. Boundary ownership is a separate question from the Act and can give rise to boundary disputes.

Fees and Costs

The reasonable costs of surveyors and, where applicable, the works. These are usually met by the building owner. See costs and the process.

Still unsure about a term or how it applies to your project? Our RICS-accredited London surveyors are happy to explain. Contact us for clear, practical guidance on your party wall matter.