Demystifying Party Wall Awards: What They Include and How They Work

Planning a home extension, loft conversion, or basement excavation? If your project involves a shared wall or a boundary near your neighbour’s property, you’ll likely come across a legal document called a Party Wall Award. While the term may sound intimidating, understanding what a Party Wall Award includes and how it functions is essential to staying compliant and avoiding costly neighbour disputes.

This blog breaks down everything you need to know about Party Wall Awards, what they are, why they're needed, what they contain, and how they are enforced.

What Is a Party Wall Award?

A Party Wall Award is a legally binding document prepared by a Party Wall Surveyor (or Surveyors) under the Party Wall etc. Act 1996. It is created when there’s a dispute between a building owner (who is planning the work) and an adjoining owner (typically the neighbour) regarding proposed construction affecting a party wall or boundary.

This document:

• Outlines the nature of the planned work

• Sets rules on how and when the work should be carried out

• Protects both parties' properties and legal rights

• Establishes mechanisms to resolve issues during or after the project

It is not an optional document. Once surveyors are appointed (due to dissent or no response within 14 days of a Party Wall Notice), a Party Wall Award becomes mandatory.

When Is a Party Wall Award Required?

You’ll need a Party Wall Award if:

• Your neighbour dissents to a Party Wall Notice

• There is no reply from the adjoining owner after 14 days

• You are undertaking works like:

• Extending upwards on a shared wall

• Cutting into a party wall

• Excavating near a neighbouring foundation

• Building along a boundary line

Even if you're not demolishing the wall, any changes that affect its structure could trigger the need for an Award.

Who Prepares the Party Wall Award?

When a dispute arises, one of two scenarios can occur:

Agreed Surveyor: Both parties agree to appoint a single independent surveyor.

Separate Surveyors: Each party appoints their own surveyor, and a third "Third Surveyor" is nominated in case further disagreements arise.

These surveyors are impartial, regardless of who pays for their services.

What’s Included in a Party Wall Award?

A well-prepared Party Wall Award typically includes:

1. Details of the Property and Owners

• The address of the properties involved

• The names and addresses of both the building and adjoining owners

2. Description of the Proposed Works

• A clear explanation of the construction being undertaken (e.g., excavation, wall alterations)

• Technical drawings and structural engineer’s plans (if applicable)

• Method statements, especially for complex or risky procedures

3. Working Hours and Access

• Permitted times for noisy work

• Rules regarding access to the neighbour’s property for scaffolding or repairs

• Duration of the work and its stages

4. Condition Schedule

This is a crucial section that includes a Schedule of Condition, documenting the current state of the adjoining property. It typically consists of:

• Written descriptions

• Photographic evidence

• Observations of cracks, damp, or structural wear

This protects both parties by providing a benchmark in case of damage claims.

5. Protection Measures

• How the neighbour’s property will be protected during works (e.g., dust barriers, hoarding)

• Vibration or noise control methods

6. Dispute Resolution Clause

Outlines the procedure if one party feels that the Award has been breached or if damage occurs. This includes:

• Steps to notify the surveyor(s)

• Potential remedies

• Timeframes for resolution

7. Legal Signatures and Date

The document must be signed and dated by the appointed surveyor(s) to make it valid.

How Does the Party Wall Award Work in Practice?

Once the Party Wall Award is served, both parties must adhere to its terms. Here’s how it works:

For the Building Owner:

• You may now legally proceed with the work, following the rules set in the Award.

• You must notify the surveyor if delays or modifications occur.

• You are responsible for any damages caused during the construction.

For the Adjoining Owner:

• You have the right to monitor the work and raise concerns through the surveyor.

• You are protected if your property is damaged due to the work.

• You must allow reasonable access as per the Award’s terms.

If either party breaches the terms, it can be enforced in the County Court.

How Long Is a Party Wall Award Valid?

The Award itself does not have an explicit expiry date, but works must commence within 12 months of serving the Party Wall Notice. If that doesn’t happen, a new notice and Award process may be needed.

Can You Appeal a Party Wall Award?

Yes, under Section 10(17) of the Party Wall Act, either party can appeal the Award at the County Court within 14 days of its service. However, this is rare and should only be considered if there's a serious flaw in the Award.

Keep in mind:

• Appeals can be costly and time-consuming

• The burden of proof is on the appellant

• Most disagreements can be resolved through the surveyors without legal action

Who Pays for the Party Wall Award?

Usually, the building owner bears the cost of:

• Serving notices

• Appointing surveyors

• Producing the Party Wall Award

However, if the adjoining owner demands unnecessary delays or appoints multiple experts, they may be required to share or cover those extra costs.

Common Misunderstandings About Party Wall Awards

“I can do what I want on my property.”

Not if it affects a shared wall or boundary. The Party Wall Act gives legal rights to both parties.

“If my neighbour doesn't reply, I can skip the process.”

Silence after 14 days counts as dissent, requiring an Award.

“The surveyor works for me because I’m paying.”

Surveyors are legally required to act impartially—even if hired by you.

Conclusion: A Party Wall Award Is Not Just Paperwork—It’s Legal Protection

Although it may seem bureaucratic, a Party Wall Award is a vital tool that protects both you and your neighbour. It ensures that any work done on or near a shared boundary is safe, fair, and well-managed.

By understanding:

• What a Party Wall Award includes

• How the process works

• Your rights and obligations

…you’re better equipped to move forward with your building project smoothly and legally.

If you're planning works that may affect a shared wall or boundary, don’t wait for trouble to arise. Consult a qualified Party Wall Surveyor to ensure your project complies with the law and respects your neighbour's rights.

For more information you can call Express Party Wall Surveyor at 020 3633 0823 or contact us