The Party Wall etc. Act 1996 covers three categories of work: changes to party structures (walls or floors), erecting new walls at the boundary, and excavation near adjoining residential homes.
The Act is most likely to cover the following jobs:
Where a job falls under the Act, a building owner must serve notice and get the damaged adjacent owner's approval; if that approval is not forthcoming, the events are considered to be 'in dispute' under the Act and surveyors must be selected to settle the dispute using a Party Wall Arrangement (technically called a 'Award').
If the two selected surveyors can't agree on a dispute, they can refer to a Third Property surveyor.
At Party Wall Solutions in Calne, we have 12 trained surveyors, assistants, and supervisors to ensure everything runs smoothly.
Our network of Calne offices covers the entire internal M25 area, so if you're planning a job that falls under the Act or have received a notice of suggested works that may affect your property, please call us for help.
Party Wall Solutions Party Wall Surveys are conducted by RICS-registered surveyors and are impartial and neutral.
A Party Wall divides two properties whose owners share responsibility for it. Our Party Wall Surveyors can propose solutions for a variety of building issues.
Under the Party Wall Act of 1996, a Party Wall Surveyor is hired to help prepare and maintain a Party Wall Award or Agreement for residential or commercial properties sharing a Party Wall.
Party Wall Solutions Surveyors in Calne, acting on behalf of the Structure Owner or the Adjacent Proprietor, analyse the Party Wall's nature and placement in relation to both properties and can make neutral ideas for either party regarding architectural alterations or repairs needed.
Our Party Wall Surveyors can help if you plan to:
Party Wall Notices must be offered for any work being performed in connection to a Party Wall.
As independent RICS Surveyors, we handle Party Wall issues of various complexity for building owners and adjoining owners.
As the building owner, we recommend establishing a good, open relationship with your neighbour to discuss building plans before serving Party Wall Notices.
When do you need a party wall notice or agreement? Our guide includes all the answers you need to get building permits. How to find a party wall surveyor if needed.
Using standard forms or a party wall surveyor, serving notice is free. Usually, a neighbor-appreciation note is provided.
A homeowner must give 2 months' notice for structure improvements affecting a party wall or boundary, or 1 month for excavations.
When a Party Wall notice is served, the homeowner has up to a year to begin work.
A neighbour has 14 days to react to a notice, after which there are 3 outcomes:
i) The neighbour writes consent that the homeowner will fix problems.
ii) If the neighbour disagrees (or does not answer within 14 days, they are deemed to disagree), a Party Wall Honor is required.
Both homeowner and neighbour can select ONE Agreed Surveyor within ten days to serve impartially for both.
The agreed-upon surveyor must be independent and NOT the same as the homeowner's. Otherwise, their neighbour won't see the surveyor neutrally.
The Agreed Surveyor generates a "Honor" with suggested jobs, a timetable of issues, and photos of the neighbor's home.
A party wall award and surveyor costs about 1,000.
Some designers can also survey.
iii) Each owner appoints a surveyor. The homeowner must pay for both their surveyor and their neighbour's.
All of the neighbour's options must be listed in the notice.
When you've given notice your neighbour can:
Your neighbour must respond to your notice within 2 weeks, and you must do the same with any counter notice. First notice must be countered within a month.
The notice must be answered. You can't assume silence indicates approval.
If they don't react within the given time, the dispute resolution process will begin.
You must pay for party wall construction.
Your neighbour may have to pay for repairs due to faults or lack of maintenance. They must pay for extra effort that will benefit them.