The party wall process follows a clear statutory sequence, from identifying notifiable works through to completion. This step-by-step guide from our RICS-accredited London surveyors explains each stage under the Party Wall etc. Act 1996 so you know what to expect and when.
Step 1 – Identify notifiable works
Before anything else, establish whether your project triggers the Act. Cutting into a party wall, building on the boundary line, or excavating near a neighbour’s foundations are all notifiable. If you are unsure, our page on whether you need a party wall surveyor sets out the common triggers under Sections 1, 2 and 6.
Step 2 – Serve notice
If the works are notifiable, you must serve the correct party wall notice on every affected adjoining owner. Timing matters.
- Line of junction and adjacent excavation notices require at least one month’s notice.
- Party structure notices require at least two months’ notice before works begin.
- Notices must correctly identify the owners, describe the works and, for excavation, include plans and sections.
Getting the notice right is important; an invalid notice can invalidate the whole process.
Step 3 – Consent or dissent
Each adjoining owner has 14 days to respond. If they consent in writing, no dispute arises and you may proceed, ideally after recording condition. If they dissent, or fail to respond within 14 days, a dispute is deemed to have arisen and surveyors must be appointed.
Step 4 – Appoint surveyor(s)
Where a dispute arises, the parties choose how to proceed.
| Arrangement | How it works |
|---|---|
| Agreed surveyor | Both owners appoint one impartial surveyor – quicker and cheaper |
| Two surveyors | Each owner appoints their own; the two work together on the award |
| Third surveyor | Selected at the outset to resolve any disagreement between the two |
Once appointed, a surveyor acts impartially under the Act, whichever owner is paying. If you are choosing who to instruct, see our guidance on choosing a party wall surveyor.
Step 5 – Prepare the schedule of condition
Before works begin, the surveyor records the current state of the adjoining property in a dated, photographic schedule of condition. This impartial baseline is the fairest way to assess any damage that may later be alleged, protecting both the building owner and the neighbour.
Step 6 – Agree and serve the award
The surveyor or surveyors then prepare the party wall award. This binding document typically sets out:
- the works that may be carried out and how;
- working hours and methods to limit disturbance;
- rights of access under Section 8;
- the schedule of condition; and
- how any damage or dispute will be resolved, including allocation of costs.
Once served, either owner has 14 days to appeal to the county court; otherwise the award becomes final and binding.
Step 7 – Carry out the works
With the award in place, works proceed in accordance with its terms. The building owner must give the required notice of access, keep to agreed hours and methods, and avoid unnecessary inconvenience to the neighbour.
Step 8 – Completion and damage check
After the works finish, the surveyor can inspect against the schedule of condition. If damage has occurred, the award provides for it to be made good or compensated. Once any issues are resolved, the matter is complete.
How long does it take?
Because of the statutory notice periods, allow at least one to two months from serving notice before works can start, and longer where an award is required. Early planning avoids delaying construction. The costs and process page explains the likely fees at each stage.
FAQs
How far in advance should I serve notice?
Serve notice as early as possible. Party structure works need two months’ notice and excavation or line of junction works need one month, so building this into your programme prevents delay.
Can works start before the award is finalised?
Not for the notifiable elements. Where a dispute has arisen, the relevant works should wait until the award is served, subject to any agreed early access for a schedule of condition.
What if damage occurs during the works?
The schedule of condition is compared with the property’s post-works state. The award sets out how the building owner must make good or compensate for any damage caused.
Planning notifiable works in London? Let our RICS-accredited surveyors guide you smoothly through every step. Contact us to get your party wall process underway.