Party Wall etc. Act 1996 explained: notices, awards and costs

The Party Wall etc. Act 1996 sets out a process for preventing and resolving disputes about certain works affecting shared walls, boundary walls and nearby excavations. It sits separately from planning permission and building regulations. Based on the guidance and legislation cited here, the key issues are what the Act covers, when notice is needed, how awards work and how costs are decided.

What the Act covers

The Act covers three main areas: building a new wall on or at the boundary, carrying out work to an existing party wall or party structure, and excavating near a neighbouring building below its foundation level. a party wall can include a wall astride the boundary forming part of a building, a garden wall astride the boundary, or a wall on one owner’s land used to separate buildings, while a party structure can include floor partitions in flats.

When you must serve notice

The notice period depends on the type of work. The cited material says you must give at least one month’s notice for a new wall on the line of junction and for certain excavations within 3 or 6 metres, and at least two months’ notice for work to an existing party wall or party structure. It also says a notice is valid for 12 months. For a new wall on the line of junction, if the adjoining owner does not consent within 14 days, the wall must be built wholly on the building owner’s own land.

What a party wall award is

If there is a dispute, it is decided by surveyors. The owners can agree on one surveyor, or each can appoint one and those two select a third; the appointments must be in writing. The surveyors then settle the disputed matters by making an award. The legislation cited here says the award is conclusive unless it is appealed to the county court within 14 days of being served.

Who pays the surveyors

The official guidance cited here says the building owner will usually pay the costs of drawing up the award, including the adjoining owner’s surveyor fees, where the works are solely for the building owner’s benefit. But that is not an absolute rule: the legislation says the surveyors decide which party pays the reasonable costs of the award and inspections. party wall surveyors’ fees are unregulated, with no set charges, and a breakdown of hours and rates can be requested if costs look unreasonable.

What happens if you skip the notice

that if work starts without proper notice, the adjoining owner can apply to court for an injunction to stop the work or seek other legal redress. That means failing to follow the notice process can lead to a legal dispute before the building work is finished.

Key facts

Source: GOV.UK - Preventing and resolving party wall disputes — Guidance checked August 2026

Source: GOV.UK - Preventing and resolving party wall disputes — Guidance checked August 2026

Source: GOV.UK - Party Wall etc. Act 1996 explanatory booklet — Guidance checked August 2026

Source: GOV.UK - Party Wall etc. Act 1996 explanatory booklet — Guidance checked August 2026