Party Wall Notice Guide: What Homeowners Need to Know (2026)

The Party Wall etc. Act 1996 is a piece of English and Welsh legislation that provides a framework for preventing and resolving disputes between neighbours over building works that affect shared walls, boundaries, or excavation near neighbouring buildings.

The Act applies in England and Wales only. Scotland has separate legislation; Northern Ireland does not have an equivalent Act.

The Act covers three main types of work:

You must serve a party wall notice before starting work on any of the following:

Building a rear extension that involves cutting into a shared wall — Section 2 notice required. Building a loft conversion that involves raising or cutting into a shared wall — Section 2 notice required. Removing a chimney breast on a shared wall — Section 2 notice required. Underpinning a shared wall or foundation — Section 2 notice required. Basement excavation within 3 or 6 metres of a neighbour's building — Section 6 notice required. New wall built on the boundary — Section 1 notice required. Drilling into a shared wall to fit new beams — Section 2 notice required. Internal works not affecting the shared wall — no notice required. Works entirely within your own property not near boundaries — usually no notice required.

If in doubt, seek advice from a party wall surveyor.

The notice periods under the Act depend on the type of work:

Section 1 (new wall on boundary) — 1 month before starting work. Section 2 (works to party wall) — 2 months before starting work. Section 6 (excavation) — 1 month before starting work.

You must give notice before you start the relevant works. Starting work without serving notice is a civil wrong — it does not make the work unlawful, but it exposes you to injunctions and liability for any damage caused to the neighbouring property.

A party wall notice must be in writing and must include:

• Your name and address (the building owner)
• The address of the building to be affected
• A description of the proposed works
• The proposed start date
• The date of the notice

Once a notice is served, the adjoining owner has 14 days to respond. They can consent, dissent, or fail to respond.

When a dispute arises, one or more party wall surveyors are appointed to resolve the matter by making a party wall award.

The surveyors can be appointed in two ways. Agreed surveyor: both parties agree to appoint a single surveyor who acts impartially for both. This is often faster and cheaper. Two surveyors: each party appoints their own surveyor. The two surveyors then work together to make the award. If they cannot agree, they appoint a third surveyor to adjudicate.

The party wall award sets out:

• The right to carry out the works
• The method and time for the works
• Arrangements to protect the adjoining property
• Provisions for access to the neighbouring property if needed
• Responsibility for the costs of the surveyors

A schedule of condition is a surveyor's record of the existing state of the adjoining property, prepared before works commence. It typically includes:

• Written descriptions of existing cracks, defects, and condition
• Photographic evidence

The cost of party wall surveying depends on the complexity of the works and the number of adjoining owners.

Typical costs:

• Building owner's party wall surveyor: £600 – £1,500+ for a standard residential project
• Agreed surveyor (both parties, one surveyor): £800 – £2,000+ for a standard project
• Adjoining owner's surveyor (separate appointment): £500 – £1,200+ (usually paid by the building owner)
• Schedule of condition: £250 – £600 per property

Starting work without serving notice. This exposes you to civil claims and can be very costly if your neighbour obtains an injunction to halt the works.

Serving notice on the wrong person. Always check the Land Registry title to confirm who the legal owner is. If the property is tenanted or jointly owned, all owners must be notified.

Not giving enough notice. Section 2 works require 2 months' notice. Starting work before the notice period expires is a breach of the Act.

Assuming consent means no issues. Even where a neighbour consents, damage can still occur. A schedule of condition protects you by recording the pre-works state of the property.

Using the wrong notice type. Serving a Section 2 notice when a Section 6 (excavation) notice is also required means the excavation work is not covered.

Before you start building work:

• Check whether any proposed work affects a shared wall, boundary, or nearby excavation
• Identify all adjoining owners (check Land Registry)
• Determine which type of party wall notice is required (Section 1, 2, or 6)
• Serve notice with the required notice period (1 or 2 months)
• Wait for the adjoining owner's response (14 days)
• If consent received: consider commissioning a schedule of condition
• If disputed: appoint party wall surveyor(s)
• Obtain party wall award before starting relevant works
• Keep all notices, awards, and correspondence safely