If your neighbour has notified you of planned building work, or you are carrying out work that affects a shared wall, you may need a party wall survey. Here is exactly what that process involves — step by step, with no jargon.
Quick answer: A party wall survey involves a surveyor inspecting the shared structure before, during, and sometimes after building work. The process results in a legally binding Party Wall Award that protects both parties. It typically involves a schedule of condition, a site visit, and a formal agreement between owners.
What Is a Party Wall Survey?
A party wall survey is a formal inspection carried out under the Party Wall etc. Act 1996. It is triggered when one property owner wants to carry out building work that may affect a shared wall, boundary, or adjoining structure.
The survey is designed to protect both the building owner (the person doing the work) and the adjoining owner (the neighbour). It documents the existing condition of the affected structure so that any damage caused by the works can be clearly identified and resolved.
The end result is a Party Wall Award — a legally binding document that sets out the rights and responsibilities of each party before the work begins.
Step One: Serving a Party Wall Notice
The process begins before any survey takes place. The building owner must serve a formal Party Wall Notice on their neighbour. This notice explains what work is planned, when it will start, and which parts of the party wall it will affect.
The adjoining owner then has 14 days to respond. They can consent in writing (no surveyor needed), dissent and agree to a single agreed surveyor, or dissent and appoint their own surveyor. If the adjoining owner does not respond within 14 days, they are deemed to have dissented and the process moves to a formal survey.
Step Two: Appointing a Surveyor
Once dissent is confirmed, one of two approaches applies. Both parties may appoint a single agreed surveyor — often simpler and more cost-effective — or each party appoints their own. The two surveyors then work together to reach an agreed Party Wall Award. If they cannot agree, a third surveyor is appointed to decide.
A RICS-regulated party wall surveyor brings professional impartiality to the process, which often helps both sides reach agreement without unnecessary delay.
Step Three: The Schedule of Condition
This is the core of the party wall survey itself. The surveyor visits the adjoining property — with the owner’s permission — and records the existing condition of the shared wall, the adjoining structure, and any areas that may be affected by the works.
This schedule typically includes photographs of existing cracks and defects, written notes on the condition of walls, ceilings and floors, measurements where relevant, and a record of any existing damage before work begins. The schedule of condition is important because it provides a baseline — if the adjoining owner later claims that the works caused damage, the schedule shows what was already there beforehand.
Step Four: Drafting the Party Wall Award
Once the schedule of condition is complete, the surveyor (or surveyors) prepares the Party Wall Award. This formal, legally binding document covers the type and scope of work permitted, working hours and access arrangements, who is responsible for costs, how any damage should be made good, and a copy of the schedule of condition as an appendix.
The Award is served on both parties. It comes into effect 14 days after service unless either party appeals to a county court.
Step Five: During and After the Works
Once the Award is in place, the building owner may proceed with the notifiable works within the terms set out. If the adjoining owner notices damage during or after the works, they can refer back to the schedule of condition to support a claim for making good. In some cases, a further inspection may be carried out after the works are complete to assess whether any repairs are needed.
Do You Always Need a Party Wall Survey?
Not always. If the adjoining owner consents in writing to the proposed works, no formal award is required. However, even where consent is given, it may be worth recording the condition of the party wall beforehand.
Work that typically triggers the Party Wall Act includes loft conversions involving the shared wall, side or rear extensions built on or near the boundary, excavations within 3 metres of an adjoining building, removing or altering a chimney breast on a party wall, and inserting a damp-proof course into a party wall.
Speak to a Party Wall Surveyor
If you have received a party wall notice or need to serve one, LM Surveyors can help. We are a RICS-regulated practice based in Lincoln, serving Lincolnshire, Nottinghamshire, and surrounding areas.
Contact us to discuss your situation Party wall surveyor service
Q: How long does the party wall process take?
A: From serving the initial notice to receiving the Party Wall Award often takes between four and eight weeks, depending on how quickly both parties respond and whether there are any areas of disagreement.
Q: Can I refuse a party wall survey?
A: As an adjoining owner, you cannot block the process once a notice has been properly served. However, you do have the right to appoint your own surveyor and have your interests protected through the Party Wall Award.
Q: What if my neighbour refuses to respond to the notice?
A: If the adjoining owner does not respond within 14 days, they are deemed to have dissented under the Act. The process then moves to a formal survey and Party Wall Award.
Q: Can I carry out the works before the Award is agreed?
A: No. Once dissent has been registered, you should wait until the Party Wall Award is in place before beginning notifiable works. Starting work prematurely may expose you to legal action from the adjoining owner.
