Party Wall Act Guide: What London Homeowners Need to Know

The Party Wall etc. Act 1996 is often the most confusing part of a renovation for homeowners. Ignoring it can lead to legal injunctions and costly delays. This guide demystifies the process, costs, and timeline.

What is the Party Wall Act?

The Act provides a framework for preventing and resolving disputes in relation to party walls, boundary walls, and excavations near neighboring buildings. A “Party Wall” is a wall that stands on the lands of two (or more) owners and forms part of a building.

When Do You Need to Serve Notice?

You must inform your neighbors (serve notice) if you plan to:

• Work on an existing wall: Cutting into a party wall to insert beams (e.g., for a loft conversion), making it taller, or removing chimney breasts.
• Build on the line of junction: Building a new wall astride or up to the boundary line (e.g., for a side return extension).
• Excavate: Digging within 3 meters of a neighbor’s foundation (typical for extensions) to a depth lower than their foundations. Or within 6 meters for deep basements.

The Step-by-Step Process

1. Speak to your neighbors: Always chat informally first. Showing them plans over coffee can prevent dissent later.
2. Serve Notice: You must serve a formal notice at least 2 months before work starts on walls, or 1 month for excavations.
3. Wait for Response: Neighbors have 14 days to consent or respectfully dissent.

The Three Outcomes

1. Consent: The neighbor agrees in writing. You can proceed. (This saves you fees!)
2. Dissent – Agreed Surveyor: Dissent doesn’t mean “no building.” It means a formal award is needed. You both agree to use one “Agreed Surveyor” to draw it up. (Cost: ~£800-£1,200).
3. Dissent – Two Surveyors: Each party appoints their own surveyor. You, as the building owner, pay for BOTH. (Cost: ~£1,800-£2,500).

Schedule of Condition

Regardless of whether they consent, it is vital to have a “Schedule of Condition” prepared. This is a photographic record of the neighbor’s property before work starts. It protects YOU from false claims of damage later.