Guide summary

Serve notice at least 2 months before work on an existing party wall or structure
Serve notice at least 1 month before a new boundary wall or excavation near a neighbour's building
Describe the proposed work in the notice; it is valid for a year
Expect a counter-notice within 1 month if your neighbour wants extra work done for their benefit
Appoint a surveyor if your neighbour will not; you cannot act as your own surveyor
Either owner can appeal against the award to the county court within 14 days of it being served
Give 14 days' notice before entering the adjoining property, except in an emergency
Do not start the notifiable work in a dispute until the surveyors have made the award

The Party Wall etc. Act 1996 applies in England and Wales. It sets out how you tell your neighbour about building work on or near a shared boundary and how disputes are settled. Your neighbour cannot stop lawful work, but can affect how and when it is done. It is separate from planning permission and Building Regulations approval.

You do not need to give notice for minor work such as plastering, replacing wiring or sockets, or drilling to put up shelves.

Party Wall etc. Act 1996

The Party Wall Act provides a framework for preventing and resolving disputes in relation to party walls, boundary walls and excavations near neighbouring buildings. It applies to certain types of work on shared walls and structures.

The Party Wall etc. Act 1996 applies throughout England and Wales.

When the Act applies

The Act applies to three types of work.

Work to an existing party wall or structure (section 2)

Cutting into a party wall
Making a party wall weatherproof
Demolishing and rebuilding a party wall
Underpinning a party wall
Inserting a damp proof course in a party wall

Building a new wall at the boundary (section 1)

Building a new wall astride the boundary line (a party wall): you need your neighbour's written consent
Building a wall up to the boundary but wholly on your land
Placing projecting footings under your neighbour's land for a wall built wholly on your land: allowed only where necessary, and you must compensate your neighbour for any damage. Special foundations need their written consent.

Excavating near neighbouring buildings (section 6)

Excavation within 3 metres of a neighbouring building's foundation, going deeper than that foundation, or excavation within 6 metres of a neighbouring building's foundation, going deeper than a line drawn at 45° from that foundation.

The party wall procedure

Serve notice on the adjoining owners at least 2 months before party structure work under sections 2 and 3, or at least 1 month before a new boundary wall under section 1 or excavation under section 6. The notice must describe the proposed work, and is valid for a year.
The adjoining owner can consent in writing, disagree, or within 1 month serve a counter-notice asking for extra work for their own benefit.
If they do not reply within 14 days to a notice about party structure work or excavation, a dispute is deemed to have arisen. If they do not consent within 14 days to a new wall astride the boundary, you must build it wholly on your own land.
In a dispute, each owner appoints a surveyor, or both agree on a single agreed surveyor.
The surveyors make a party wall award setting out what work is allowed, when and how it may be done, and usually record the condition of the adjoining property before work starts.
The award is binding. Either owner can appeal to the county court within 14 days of it being served.
Carry out the work in line with the award.

Costs

The building owner usually pays all costs of drawing up the award, including the adjoining owner's surveyor's fees, if the work is solely for the building owner's benefit. Where work is needed because of a defect or need of repair, the surveyors can split the costs between the owners.

What is a party wall?

A party wall is:

a wall standing astride the boundary of land belonging to two or more different owners
a wall standing wholly on one owner's land but separating buildings belonging to different owners, as in terraced houses

Rights and obligations

The building owner must not cause unnecessary inconvenience and must provide temporary protection for adjacent buildings where needed
The building owner must make good any damage, or pay for it if the adjoining owner asks
The adjoining owner must let in workers and surveyors to carry out work under the Act, after 14 days' notice except in an emergency
Consenting to the work does not remove these obligations

Party structure notice: At least 2 months before work starts
Boundary wall or excavation notice: At least 1 month before work starts
Notice valid for: 1 year
Reply to notice: 14 days, or a dispute is deemed to arise
Counter-notice: Within 1 month of the notice
Appeal against award: County court, within 14 days
Access to adjoining property: 14 days' notice, except in an emergency

Party wall guidance for building owners (opens in a new tab)

Before you serve notice

You can talk to your neighbour first, but put any agreement in writing. Work on a party structure, which needs the longer notice, includes work on a floor separating flats.

Counter notices

Instead of consenting or refusing, your neighbour can serve a counter notice asking for extra work to be done at the same time, which they pay for if it benefits them. A counter notice must be served within a month of your notice, and you must reply to it within 14 days.

Surveyors and the award

You cannot act as your own surveyor. If your neighbour will not appoint one, you can appoint a surveyor for them. The award also sets out who pays for which part, including the surveyors' fees. Either of you can appeal against the award to the county court within 14 days of receiving it.

Sharing costs and access

Your neighbour may have to share the cost of work on a party wall if it is needed because of defects or lack of repair, or if they asked for extra work. Your neighbour must let surveyors and workers in during usual working hours, with 14 days' notice except in an emergency.

A list of adjoining owners

Identify every owner of each neighbouring property the work affects.
Written notices served in time

Use the letter templates in the GOV.UK explanatory booklet and serve them at least one or two months ahead, depending on the work.
Written consent or a surveyor

Keep any written consent; if none arrives within 14 days, appoint a surveyor.
A party wall award

If there is a dispute, do not start the notifiable work until the surveyors have made the award.

Legal basis

Primary legislation and key regulations

Party Wall Act 1996 Primary 1996 · UK-wide

Read it on legislation.gov.uk legislation.gov.uk

Official guidance

The Party Wall etc. Act 1996: revised explanatory booklet (opens in a new tab)

Publication · GOV.UK · England and Wales

Party walls and building work (opens in a new tab)

GOV.UK · England and Wales

Follow the Party Wall Act procedure

Before you serve notice

Counter notices

Surveyors and the award

Sharing costs and access

A list of adjoining owners

Written notices served in time

Written consent or a surveyor

A party wall award

Legal basis

Official guidance

Related guides in Planning Permission

Get Building Regulations approval