Party Wall Surveyor Duties: What You Often Fail to Notice

Whether you're planning a loft conversion, basement dig, or rear extension, dealing with the Party Wall etc. Act 1996 is a crucial step in UK property development. Many homeowners think of the party wall surveyor as a mere intermediary, someone who shows up, writes a report, and disappears. But in reality, the duties of a party wall surveyor are far more nuanced and essential than they may appear.

In this blog, we’ll explore what a party wall surveyor actually does, highlight duties that are often overlooked, and explain why choosing a competent and detail-oriented professional matters more than you think.

Understanding the Basics

Before diving into the hidden details, let’s first look at what a party wall surveyor is.

A party wall surveyor is an appointed professional under the Party Wall etc. Act 1996. Their role is to:

• Resolve disputes between neighbours regarding party wall matters

• Prepare legally binding documents (like the Party Wall Award)

• Ensure all construction work complies with legal obligations relating to shared or adjoining walls, boundaries, or structures

They do not work on behalf of the person who hires them. Instead, their duty is to act impartially in the interests of the Act.

1. Interpreting the Act with Precision

One of the surveyor’s most crucial tasks is to correctly interpret the Party Wall etc. Act 1996. Many assume the Act only applies to shared walls between terraced houses, but it’s broader than that.

A skilled surveyor will:

• Determine if the proposed works fall under the Act (many do not)

• Evaluate if the works will affect adjoining properties

• Advise on which sections of the Act are triggered

Failing to interpret the Act correctly can lead to serving invalid notices, delays, and even legal disputes. This legal foresight is an often-overlooked yet critical part of the surveyor's duties.

2. Serving Proper Notices

Many people believe that serving a notice is a DIY job, but poorly drafted notices are one of the top causes of project delays.

A professional party wall surveyor ensures:

• The notice contains all legally required information

• It’s served correctly (via post, hand, or email with consent)

• Neighbours are informed with clarity and respect

They also prepare counter-notices and acknowledgments, smoothing over this legal formality with minimal fuss.

3. Engaging with Adjoining Owners Diplomatically

Not all adjoining owners are friendly or cooperative. A great party wall surveyor knows how to:

• Address concerns tactfully

• Explain the technical and legal aspects of the work

• Build trust through professionalism and transparency

This diplomatic handling of neighbours can prevent full-blown disputes and accelerate the project timeline something many clients never see behind the scenes.

4. Creating a Detailed Schedule of Condition

Perhaps the most underestimated responsibility is preparing a Schedule of Condition (SOC). This is a photographic and written record of the adjoining property’s condition before works begin.

Why it matters:

• It protects both parties if damage claims arise later

• It provides a benchmark for comparing pre- and post-work conditions

• It demonstrates that the surveyor has acted responsibly and professionally

A rushed or careless SOC can lead to legal complications, which is why this duty should never be overlooked.

5. Drafting a Legally Binding Party Wall Award

The Party Wall Award is the key document in the process. It outlines:

• What works are permitted

• When and how they must be done

• Any access rights or safeguards required

• Who pays for what

The surveyor ensures:

• The award is fair, balanced, and legally sound

• It protects both the building owner and adjoining owner

• It includes technical drawings, specifications, and SOC attachments

If this document is poorly written or incomplete, it can be challenged in court. That’s why it takes a seasoned surveyor to do it right.

6. Monitoring Ongoing Works (if Required)

While not always necessary, a party wall surveyor may also carry out interim site visits during construction to:

• Ensure the work adheres to the Award

• Check that no damage is occurring to adjoining properties

• Keep communication open between both parties

This ongoing presence helps to avoid disputes before they escalate, something that many homeowners don’t realise the surveyor is capable of managing.

7. Post-Completion Inspections

Once construction is complete, a responsible surveyor may return to:

• Re-inspect the adjoining property

• Compare with the original Schedule of Condition

• Resolve any claims for damage or repair

This end-to-end accountability makes the process transparent and protects you from false claims or overlooked issues.

8. Advising on Access Rights and Responsibilities

Many building owners are surprised to learn that they may need temporary access to a neighbour's land to carry out certain works.

The surveyor will:

• Determine what access is legally permitted

• Include it in the Award with timeframes and limits

• Advise on compensation if necessary

They balance legal rights with neighbourly conduct, which is vital for avoiding conflict.

9. Cost Assessments and Fair Billing

The party wall surveyor also plays a role in:

• Assessing who pays what portion of the fees

• Estimating repair or damage costs

• Ensuring quotes and invoices are fair and proportionate

This duty requires a strong understanding of cost control and dispute resolution. If overlooked, it can cause resentment and unnecessary litigation.

10. Staying Impartial — Even When Appointed by One Party

One of the most misunderstood duties is impartiality. Even if a surveyor is appointed by the building owner, their duty is to the Act, not the client.

This means they must:

• Protect the interests of both parties equally

• Avoid conflicts of interest

• Base decisions on legal merit, not emotional appeals

Clients often expect surveyors to "take their side," but a reputable professional always upholds neutrality.

Why It Matters

A party wall surveyor’s role is more than just filling out paperwork. They:

• Prevent costly legal disputes

• Protect you from liability

• Safeguard relationships with neighbours

• Ensure the project meets all legal requirements

Overlooking or underestimating their duties can delay your build, increase costs, or create unnecessary stress.

From the moment a party wall notice is served to the final inspection after the dust settles, your surveyor is quietly working behind the scenes, protecting your interests, managing relationships, and upholding the law.

So, if you’ve ever asked, “What does a party wall surveyor actually do?” now you know the answer is: a lot more than you think.

If you're starting a construction project that involves a shared boundary or structure, don’t cut corners. Hire a surveyor who understands the full scope of their responsibilities, not just the obvious ones.

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