Understanding Party Wall Surveyors' Fees — Who Pays and When
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The Party Wall etc. Act 1996 sets out a clear legal framework for serving notices, appointing surveyors, and producing awards. What it does not do is fix a fee. Party wall surveyors' costs are a frequent source of friction between neighbours and their contractors, because the amount is unpredictable — and the party who pays it is often not who building owners expect.
This post explains how party wall surveyor fees work, who bears the cost, and how to avoid being caught out.
The basics of the fee structure
The PWA 1996 does not set a prescribed scale of fees. Each surveyor sets their own rates. This means there is a wide range in the market, and the variation between surveyors — in both quality and cost — is significant. The Act does, however, set the standard by which fees are assessed: reasonableness.
Section 10(13) of the Act states that the costs incurred in making or obtaining an award shall be paid by the building owner — unless the surveyors determine otherwise. The building owner is the party carrying out the works.
Who pays whose surveyor?
This is the point that surprises most homeowners.
Under the PWA 1996, you — as the building owner carrying out the works — normally pay the reasonable fees of your neighbour's surveyor as well as your own. This is not a penalty for doing something wrong. It reflects the principle that the building owner is the party creating the situation that requires the statutory process, and so the cost of protecting the adjoining owner's interests falls to the building owner.
In practice: if your neighbour appoints a party wall surveyor to protect their interests, you will receive a fee invoice from that surveyor in addition to invoices from your own. Both are your cost, subject to the reasonableness standard.
The two scenarios: agreed surveyor versus two surveyors
Agreed surveyor. Section 10(1)(b) of the Act allows both parties to jointly appoint a single surveyor who acts impartially for both. This is usually cheaper and faster. The agreed surveyor prepares the schedule of condition and the award, and a single fee is paid — usually by the building owner. This works well where both parties are cooperative and willing to trust the same professional.
Two surveyors. Where the adjoining owner appoints their own surveyor under Section 10(1)(a), each party has separate representation. The two surveyors agree the award between them. If they cannot agree on any point, they refer the matter to a Third Surveyor — named at the outset of the process — whose decision is binding.
A Third Surveyor's involvement adds further cost. The agreed surveyor route typically results in a total professional cost around 60–70% of the two-surveyor route for a straightforward case.
What does "reasonable" mean in practice?
Hourly rates for party wall surveyors in London typically range from approximately £150–£350 per hour, depending on seniority, firm size, and project complexity. For a straightforward rear extension — one adjoining owner, a standard schedule of condition, and a routine award — the combined time across both surveyors might be 6 to 12 hours. That gives a total cost range of approximately £1,000–£4,000 depending on rates.
For more complex cases — particularly Section 6 excavation works near shared foundations, which involve more detailed surveys and additional inspections — the process takes longer and costs more.
Warning signs of unreasonable fee conduct
The PWA 1996 has been used by some surveyors — particularly those positioning themselves as specialists in representing adjoining owners — in ways that inflate fees beyond what the work genuinely requires. Warning signs include:
Multiple unnecessary site visits. One schedule of condition visit is usually sufficient for a standard case.
Correspondence charges for routine letters. Some surveyors charge for every letter sent, including standard acknowledgements.
Billing before the award is made. Fees are recoverable on completion of the award — not on an ongoing basis throughout the notice period.
Claims that there is "no cap" on their fees. While there is no statutory cap, the reasonableness test in Section 10(13) means unreasonable fees can be formally challenged.
How to challenge unreasonable fees
Under Section 10(17) of the PWA 1996, a Third Surveyor can determine any dispute — including a dispute about the amount of fees charged. If you believe the adjoining owner's surveyor's fees are unreasonable, refer the matter to the Third Surveyor. RICS also maintains a professional conduct process for members whose conduct falls below the standards expected of their qualification.
When fees escalate
Costs tend to increase when: the adjoining owner is uncooperative and multiple rounds of correspondence are needed before a response is received; the building owner fails to serve notices correctly, requiring re-service; or the scheme involves complex excavation near shared foundations with multiple inspection visits. All of these are avoidable with proper preparation.
RCB's approach to party wall costs
At RCB, party wall requirements are flagged during the pre-construction stage so that surveyor fees are budgeted as part of the overall project cost — not discovered after the contract is signed. Knowing upfront that you will likely pay two surveyors' fees changes how you approach the project budget. It should not come as a surprise in month two of the build.