Structural alterations that involve the shared wall — cutting in steels, removing load-bearing walls or inserting joists — are regulated by the Party Wall etc. Act 1996. As RICS-accredited party wall surveyors covering all of London, we ensure these works are notified correctly and your neighbour’s property is safeguarded throughout.
Which structural works engage the Act?
Section 2 of the Act covers a wide range of works to an existing party wall or party structure. If your alteration cuts into, loads or removes part of the shared wall, it is almost certainly notifiable. Typical examples include:
- Inserting an RSJ or steel beam that bears onto the party wall.
- Removing a load-bearing wall and transferring loads onto the party wall.
- Cutting pockets or chases into the party wall for beams, joists or services.
- Inserting a damp-proof course or raising, thickening or underpinning the wall.
- Removing a chimney breast that forms part of the party wall.
Each is a Section 2 activity requiring a party structure notice served at least two months before works begin. Our party wall notices guide explains how to serve validly.
Cutting in beams and bearing onto the party wall
The most common structural trigger is a steel beam whose end bears into a pocket cut in the party wall. This both cuts into the wall and imposes a new, concentrated load on it. The Act gives you the right to do this, subject to notice and to leaving the wall properly supported and made good. Padstones, spreader plates and the beam design should be covered by your engineer and reflected in the party wall award.
| Structural work | Party wall issue | Section |
|---|---|---|
| Steel beam bearing into party wall | Cutting in and new load | Section 2 |
| Removing load-bearing wall onto party wall | Load transfer | Section 2 |
| Inserting floor joists into party wall | Cutting in | Section 2 |
| Raising or thickening the party wall | Alteration of structure | Section 2 |
Removing load-bearing walls
Opening up ground floors by removing internal load-bearing walls is a signature London renovation. Where the removed wall’s loads are picked up by a beam bearing onto the party wall, the party structure is affected and notice is required. Even where the new beam sits on independent posts and pad foundations, excavation for those foundations near the boundary can engage Section 6 and the 3 and 6 metre rule. It is worth reviewing the full types of party wall works to be sure nothing is missed.
Protecting the neighbour
Before cutting in, we prepare a photographic schedule of condition so any alleged cracking — a common concern when beams are seated — can be assessed fairly. If the adjoining owner dissents or does not reply within 14 days, a dispute is deemed to arise and surveyors are appointed, either an agreed surveyor or one for each party with a third surveyor in reserve. The award sets out the works, support method, working hours and making-good, balancing the interests of building owners and adjoining owners. Reasonable fees usually fall to the building owner, as explained in our costs and process guide.
FAQs
My steel sits on my own leaf of the wall — is that still notifiable?
If the wall is a party wall and you are cutting into it or adding load, it is a Section 2 activity even where the bearing is on your side of the shared structure.
Do I need notice to remove an internal load-bearing wall?
If the loads are transferred onto the party wall, or you cut into it to seat a beam, yes. If the work is entirely within your own independent structure, it may not be notifiable.
How far ahead should I serve notice?
A party structure notice must be served at least two months before the works start, so build this into your design and build programme.
Get your structural works right
If your renovation involves steels, joists or removing load-bearing walls tied to a party wall, our RICS-accredited surveyors will serve the correct notices and secure a fair award. Please contact us to discuss your London project.