Party Wall Surveyors — What They Do, How to Appoint One, and What It Costs

A party wall surveyor becomes involved when:

**The neighbour consents but wants a surveyor**: even when a neighbour consents in writing to party wall works, they have the right to request that a surveyor inspects the work at each stage. This is rare but possible.

**The neighbour dissents (disputes the works)**: if the neighbour serves a counter-notice disputing the works, or formally dissents from the notice, a party wall surveyor (or two surveyors) must be appointed to draw up a Party Wall Award.

**The neighbour fails to respond**: if the neighbour does not respond to a Party Wall Notice within 14 days, they are deemed to have dissented, and the Award process is triggered.

**The neighbour is unavailable or untraceable**: if the neighbour cannot be reached, the process follows the Act's default route, which typically involves appointing surveyors.

**The Act requires it for specific works**: for certain works under the Act (for example, building a new wall up to the boundary — Section 3), the Act gives the adjoining owner the absolute right to request a surveyor regardless of consent.

In practice, in London, around 30–40% of party wall notices do not result in a surveyor being appointed because the neighbour consents in writing. The remainder progress to surveyor involvement.

A party wall surveyor's role is to facilitate the Party Wall Award — the document that governs how the party wall works are to be carried out and what happens if damage results. Their specific tasks include:

**Schedule of Condition**: a photographic and written record of the condition of the neighbouring property before works start. This is the critical document — it establishes the baseline against which any post-construction damage is assessed.

• **Award drafting**: the Party Wall Award specifies:
• •What works are permitted
• •How the works will be carried out
• •When the works can be done (hours of work)
• •Access rights during and after construction
• •Who bears the cost of the Award (typically the building owner — you)
• •The procedure for dealing with damage if it arises

**Monitoring during construction**: surveyors may visit during construction to check that the works are being carried out in accordance with the Award.

**Damage assessment (if a claim arises)**: if the neighbour claims damage after works are complete, the Party Wall Award provides the framework for assessment and remediation.

The Party Wall Act provides two routes for appointing surveyors:

**Agreed Surveyor**: both the building owner and the adjoining owner agree to appoint a single, impartial surveyor to act for both parties. This is the most cost-effective and efficient route — a single Award is produced at lower combined cost and more quickly than the two-surveyor route.

**Two Surveyors**: each party appoints their own surveyor. If the two surveyors cannot agree on the terms of the Award, they appoint a third surveyor (a 'Third Surveyor' appointed from an agreed list at the outset) to resolve the disagreement. This route is more expensive and slower but provides each party with their own independent professional advocate.

• **Which route is used**: the two-surveyor route is used when:
• •The neighbour insists on appointing their own surveyor
• •There is existing distrust between the parties
• •The works are complex or controversial and each party wants independent representation
• •The agreed surveyor route breaks down due to disagreement

**Practical advice**: where relations with the neighbour are good, proposing an agreed surveyor is the simplest and most cost-effective approach. Where relations are difficult, accept from the outset that two surveyors will be involved and budget accordingly.

Party wall surveyor fees are not fixed by law — they are set by the surveyor and are typically charged on a time basis or as a fixed fee per project. In London:

**Agreed surveyor (single surveyor for both parties)**: £800–£2,000 total for a standard residential project (extension, loft conversion) The cost is typically borne by the building owner (you, as the person carrying out the works).

**Two surveyors (one for each party)**: Building owner's surveyor: £800–£2,000 Adjoining owner's surveyor: £800–£2,000 (you also pay this — the building owner pays both surveyors' fees under the Act) Total: £1,600–£4,000 for a standard residential project

**Third surveyor (if appointed to resolve disagreement)**: Additional cost of £1,000–£3,000+

• **Factors that increase cost**:
• •Complex works (basement excavation, close to the boundary with multiple adjoining owners)
• •Contested Award (neighbour's surveyor disputes multiple terms)
• •Pre-award delay (if the neighbour appoints their surveyor slowly)
• •Post-completion damage assessment (if a claim is made)

**The Award fee is yours to pay**: under the Act, the building owner bears the cost of both surveyors' fees. This is a cost the homeowner must budget for — it cannot be passed to the neighbour (except in specific circumstances where the adjoining owner makes unreasonable demands).