What a party wall award is
When a neighbour dissents from a party wall notice, or does not reply, the Party Wall etc. Act 1996 treats it as a dispute and provides a way of settling it: surveyors make an award. The award is binding on both owners. It is not a negotiation to block the work. It decides how the work may be done.
What an award contains
- A description of the work that is allowed
- When and how it may be carried out, including working hours
- A schedule of condition of the neighbouring property
- Access arrangements for the neighbour’s land, where needed
- Protection and monitoring measures, for example around excavation
- Who pays the surveyors’ fees and any other costs
- How damage will be dealt with and put right
- The right to appeal to the county court within 14 days of service
How an award is made
Section 10 of the Act sets out how a dispute is settled.
| Route | What happens |
|---|---|
| Agreed surveyor | One independent surveyor acts impartially for both owners and writes the award. Usually quickest and most economical. |
| Two surveyors | Each owner appoints a surveyor. The two agree the award between them. |
| Third surveyor | If the two surveyors cannot agree, they refer the point to a third surveyor, chosen by them in advance. |
If your neighbour will not appoint a surveyor, the Act lets the building owner appoint one for them after a ten-day notice.
What our fee covers
From £600, with no VAT, we act as agreed surveyor for both owners. That includes reviewing the drawings, inspecting the property, preparing the notices and the schedule of condition, and writing and serving the award. The price depends on the scope of the works, and we give you a fixed-price quotation in writing. See our fees.
When you will not need an award
If the neighbour consents in writing to a valid notice, there is no dispute and no award. Many owners still choose a schedule of condition, and some ask for an award anyway for the added clarity. An award can also matter when you sell: see party wall awards when buying or selling a house.
Questions about party wall awards
How long does an award take?
In our experience four to six weeks from appointment for a straightforward project, and longer where the surveyors disagree or the neighbour is slow to engage. Starting the notice early is the best way to keep it off your critical path.
Can I appeal a party wall award?
Either owner can appeal to the county court within 14 days of the award being served. You need good grounds, and the court can change or set aside the award. If you are the building owner it is wise to wait for the 14 days to pass before starting work.
Is a party wall award the same as a party wall agreement?
In everyday speech, yes. People say agreement, the Act says award. It is a legal document made by the surveyor or surveyors, which both owners are bound by unless it is successfully appealed.
What if my neighbour wants their own surveyor?
They are entitled to one. Each owner appoints a surveyor, and the two agree the award. The building owner normally pays both. If the two surveyors cannot agree, a third surveyor settles the point.