The Party Wall Award Process: What Happens After You Serve Notice

If your building project is notifiable under the Party Wall etc. Act 1996, you must serve notice on all adjoining owners before work starts. But what happens after the notice is served — especially if your neighbour dissents? Here's how the process works.

Step 1: Serving the Notice

Party wall notices must be served in writing on all adjoining owners (not just occupiers). The standard notice period is:

• Two months' notice: for party wall and party structure work, and foundation work within 3m or 6m of the adjoining owner's building
• One month's notice: for excavations and certain other works

The notice must describe the work and the proposed start date.

Step 2: The Neighbour's Response

After notice is served, the adjoining owner has 14 days to respond in writing:

• Consent: The adjoining owner agrees to the works. No further party wall process is required (though a Schedule of Condition is still strongly advisable).
• Dissent and agree to appoint a single agreed surveyor: Both parties appoint one surveyor jointly to act for both. The most cost-effective route.
• Dissent and appoint their own surveyor: The adjoining owner appoints their own party wall surveyor. The building owner must appoint their own. The two surveyors then appoint a third surveyor in case of disagreement.
• No response within 14 days: Deemed dissent — a dispute is deemed to have arisen and surveyors must be appointed.

Step 3: Schedule of Condition

Before work starts, the party wall surveyor (or surveyors) typically carry out a Schedule of Condition — a written and photographic record of the condition of the adjoining property at the time of the inspection. This protects both parties: if damage later occurs, the Schedule establishes the pre-works condition.

Step 4: The Party Wall Award

The party wall surveyor(s) draw up a Party Wall Award — a formal document that:

• Authorises the building owner to carry out the notifiable works
• Sets out conditions under which the works must be carried out (hours of work, method of working, protection measures, dust and noise mitigation)
• Includes the Schedule of Condition as an annexure
• Specifies the rights and obligations of both parties

The Award is a legally binding document. Either party can appeal to the County Court within 14 days of the Award being served.

Timescales

From notice to Award typically takes 4–8 weeks where surveyors cooperate. In contentious cases, it can take longer. The building owner cannot start notifiable works until the Award is in place (or, if the neighbour consented in writing, until the notice period has expired).

Costs

The building owner typically pays the adjoining owner's reasonable surveyor fees. An agreed surveyor costs less — typically £800–£1,500. Two separate surveyors (building owner + adjoining owner) cost more — typically £1,500–£3,500+ depending on complexity.

RCB Design & Build

RCB Design & Build manages the party wall process — advising clients on notice requirements, coordinating with surveyors, and ensuring the party wall timeline aligns with the construction programme.