The Complete Guide to Party Wall Matters in West London
By Twickenham Surveyors | January 2025 | 10 min read
If you're planning building works in Twickenham, Richmond, or anywhere across West London that affect a shared wall with your neighbour, you'll need to understand the Party Wall etc. Act 1996. At Twickenham Surveyors, we handle hundreds of party wall cases every year in areas like Richmond and Kingston, where terraced and semi-detached properties are the norm.
The Party Wall Act protects both building owners and their neighbours, but many homeowners find it confusing and intimidating. This comprehensive guide explains everything you need to know about party wall matters, from when notices are required to how the process works and what it costs.
What is the Party Wall Act?
The Party Wall etc. Act 1996 is legislation that provides a framework for preventing and resolving disputes between neighbours about party walls, boundary walls, and excavations near neighbouring buildings. It applies across England and Wales and came into force on July 1, 1997.
In simple terms, the Act requires you to notify your neighbours before carrying out certain building works that affect shared structures or involve excavation near their property. If your neighbours don't agree to your plans, the Act provides a formal dispute resolution procedure involving party wall surveyors.
Why Was the Party Wall Act Created?
Before 1997, similar legislation existed only in London. The Act was extended nationwide to:
- Prevent damage to adjoining properties during building works
- Provide a clear procedure for resolving disputes
- Protect both building owners' rights to improve their property and adjoining owners' rights to have their property protected
- Create a formal record of property condition before works commence
- Establish who is responsible for any damage that occurs
When Do You Need to Serve Party Wall Notices?
Understanding when the Party Wall Act applies is crucial for anyone planning building works in areas like Twickenham where terraced properties are common. You must serve party wall notices for three main types of work:
Section 1: Building on the Line of Junction
This covers building a new wall on or astride the boundary line between your property and your neighbour's. Examples include:
- New boundary walls - Building a wall right on the property line
- Garden walls - Replacing or building walls that sit on the boundary
You must give one month's notice for these works.
Section 2: Work to Existing Party Structures
This is the most common section and covers works to existing party walls (walls shared between properties). It includes:
🏗️ Click to see common Section 2 works requiring notices
- Loft conversions - Cutting into the party wall for steel beams
- Extensions - Building against or into the party wall
- Inserting damp proof courses - Cutting into the wall
- Removing chimney breasts - Affecting the party wall structure
- Underpinning - Strengthening foundations beneath the party wall
- Raising the wall height - Making it higher
- Demolishing and rebuilding - Replacing a party wall
- Cutting into the wall - For beams, flues, or services
You must give two months' notice for Section 2 works.
Section 6: Excavation Near Neighbouring Buildings
This covers digging near your neighbour's property. Notice is required if you're excavating:
- Within 3 metres of a neighbour's structure - If you're digging deeper than their foundations
- Within 6 metres of a neighbour's structure - If you're digging to a depth that meets a line drawn downwards at 45 degrees from the bottom of their foundations
Common examples in Richmond and Twickenham include:
- Basement conversions
- Underpinning works
- Deep excavations for extensions
- Creating below-ground rooms
You must give one month's notice for Section 6 works.
The Party Wall Process: Step-by-Step Timeline
Here's exactly how the party wall process works from start to finish:
Step 1: Design Your Works (Weeks before serving notice)
Before serving notices, you need clear plans showing what you're doing. Work with your architect or builder to finalize designs. This is also when you should consult a party wall surveyor to confirm whether notices are needed.
Step 2: Serve Party Wall Notices (2 months before start)
Serve formal notices to all affected neighbours. These must include:
- Details of proposed works
- Start date (at least 2 months away for Section 2, 1 month for Sections 1 and 6)
- Drawings showing the works
- Your contact details
The notice must be in writing and delivered by hand, recorded delivery, or other traceable method.
Step 3: Neighbour Responds (14 days)
Your neighbour has 14 days to respond in one of three ways:
- Consent - They agree to the works. You can proceed but should still document existing conditions.
- Dissent - They disagree or raise concerns. This triggers the formal party wall procedure.
- No response - Silence is treated as dissent after 14 days.
Step 4: Appoint Party Wall Surveyors (Immediately after dissent)
When there's dissent (or deemed dissent through no response), both parties must appoint surveyors:
- Building Owner's Surveyor - Appointed by you
- Adjoining Owner's Surveyor - Appointed by your neighbour
- OR Agreed Surveyor - One surveyor acting for both parties (most efficient)
Step 5: Schedule of Condition (2-4 weeks)
The surveyor(s) inspect and document the existing condition of both properties. This creates evidence of any pre-existing damage, so you're not blamed for problems that already existed.
The schedule includes:
- Detailed written descriptions
- Photographs of all relevant areas
- Notes on existing cracks, damage, or defects
Step 6: Party Wall Award (2-4 weeks)
The surveyor(s) prepare a Party Wall Award - a legal document that:
- Grants permission for specific works
- Sets conditions and restrictions
- Specifies working hours
- Details access requirements
- Establishes who pays costs
- Provides for dispute resolution
Both parties must be served with the Award. They have 14 days to appeal to the Third Surveyor if they disagree.
Step 7: Works Proceed (As per Award)
Once the Award is in place, building works can proceed according to its terms. The surveyor may conduct site visits to ensure compliance.
Step 8: Post-Works Inspection (Within 2 months of completion)
After works finish, the surveyor inspects both properties again to identify any damage caused by the works. If damage occurred, the Award establishes liability and repair obligations.
Common Party Wall Scenarios in Twickenham and Richmond
Let's look at real-world examples we handle regularly:
Case Study 1: Loft Conversion in a Victorian Terrace
Location: Richmond
Work: Loft conversion requiring steel beams through party walls on both sides
The Process:
- Client contacted us 3 months before their planned start date
- We reviewed plans and confirmed party wall notices needed for both neighbours
- Notices served with 2 months' lead time
- Neighbour 1 consented immediately
- Neighbour 2 didn't respond - deemed dissent after 14 days
- We acted as Agreed Surveyor for the dissenting neighbour
- Schedule of condition completed within 2 weeks
- Award prepared and served within 1 month of dissent
- Works proceeded without issues
- Post-works inspection found no damage
Total cost to building owner: £1,200 (included both neighbours' surveyor fees as per the Act)
Outcome: Works completed on schedule with good neighbourly relations maintained
Case Study 2: Rear Extension on a Semi-Detached Property
Location: Twickenham
Work: Single-storey rear extension building against the party wall
The Challenge: The neighbour had concerns about:
- Potential damage to their conservatory
- Loss of light
- Disruption during works
The Solution:
- Detailed schedule of condition documented the conservatory's existing condition
- Award specified working hours (8am-6pm Monday-Friday, 9am-1pm Saturday)
- Protective boarding required near conservatory
- Regular dust sheets and cleaning specified
- Weekly progress updates required
Outcome: Works completed with minor, easily repaired plaster crack. Building owner paid £300 for professional repair. Both parties satisfied with process and outcome.
Who Pays for Party Wall Surveyors?
This is one of the most common questions we receive. The answer is straightforward but often surprises people:
The building owner (person doing the works) pays all reasonable surveyor fees.
This includes:
- Your own surveyor's fees
- Your neighbour's surveyor's fees (if they appoint their own)
- The Third Surveyor's fees (if there's an appeal)
Typical Party Wall Surveyor Costs in West London
At Twickenham Surveyors, our party wall fees are transparent and competitive:
- Simple case (one neighbour, straightforward works): £600-£900 plus VAT
- Standard case (two neighbours, typical extension or loft conversion): £1,000-£1,500 plus VAT
- Complex case (multiple neighbours, basement, or complicated works): £1,500-£2,500 plus VAT
These fees typically cover:
- Initial consultation and notice preparation
- Schedule of condition inspection and report
- Party Wall Award preparation
- Serving documents
- Site visits during works (if required)
- Post-works inspection
Common Party Wall Myths Debunked
❌ Myth 1: "My neighbour can stop my building works"
Truth: Your neighbour cannot prevent you from carrying out permitted works. The Party Wall Act provides a framework to protect their property, but they can't block works that you have planning permission and building regulations approval for. Dissent triggers the formal procedure, but the Award will allow your works to proceed with appropriate protections in place.
❌ Myth 2: "Party wall matters are only needed for major works"
Truth: Even minor works can require party wall procedures. Cutting into a party wall to install a single beam for a small extension triggers the Act. The scale of works doesn't determine whether notices are needed - the type of work does.
❌ Myth 3: "I can't start works until my neighbour signs something"
Truth: You can start works after serving proper notice and completing the party wall procedure (if required). Your neighbour doesn't need to "approve" or sign anything. If they don't respond, it's deemed dissent and the formal procedure applies, but works can still proceed once an Award is in place.
❌ Myth 4: "Party wall surveyors are expensive and unnecessary"
Truth: Party wall surveyor fees (typically £600-£1,500) are a small fraction of most building projects. They protect you from claims for thousands of pounds in damage and prevent project delays from disputes. Without proper party wall procedures, you could face injunctions stopping your works, expensive litigation, and strained relationships with neighbours.
What Happens If You Don't Follow the Party Wall Act?
Ignoring party wall requirements is risky and can be expensive. Here's what can happen:
1. Injunction to Stop Works
Your neighbour can apply for a court injunction to stop your building works immediately. This means:
- Your builders must stop work
- You'll face legal costs (often £5,000-£15,000)
- Significant project delays
- Damaged relationship with your neighbour
2. Liability for All Damage
Without a Schedule of Condition, you have no proof of your neighbour's property's condition before works started. If they claim damage, you'll struggle to prove it existed already. This can mean paying for pre-existing problems.
3. Insurance Issues
Many insurance policies exclude damage claims related to party wall disputes if you haven't followed the Act properly. You could be personally liable for tens of thousands in damage repair costs.
4. Problems Selling Your Property
When you sell, buyers' solicitors will ask about party wall matters. If you didn't follow the Act properly, you may need to:
- Obtain retrospective agreements
- Provide indemnity insurance (expensive)
- Accept a lower offer
- Face the sale falling through
Practical Tips for Smooth Party Wall Processes
1. Start Early
Contact a party wall surveyor 3-4 months before your planned works start. This gives time for:
- Reviewing plans
- Preparing proper notices
- The 2-month notice period
- Dealing with any dissent
- Completing schedules and awards
2. Communicate with Neighbours
Before serving formal notices, talk to your neighbours informally:
- Explain what you're planning
- Show them plans
- Discuss timing
- Address concerns
Good communication often prevents disputes and makes the formal process smoother.
3. Choose Experienced Surveyors
Party wall work requires specialist knowledge. Twickenham Surveyors has years of experience with party wall matters in Richmond, Twickenham, and Kingston. We understand local property types and common issues.
4. Keep Records
Document everything:
- Save all correspondence
- Keep copies of notices and awards
- Photograph your works
- Note conversations with neighbours
5. Follow the Award Terms
Once you have a Party Wall Award, comply with its terms:
- Stick to specified working hours
- Provide access when required
- Implement protective measures
- Allow surveyor inspections
Party Wall FAQs
From serving notice to having an Award in place typically takes 2-4 months. If your neighbour consents immediately, it can be quicker. If there's dissent, allow 2 months for the notice period plus 1-2 months for the surveyor to complete schedules and prepare the Award.
No. Party wall surveyors must be independent professionals, typically chartered building surveyors who specialize in party wall work. Your builder cannot act as your party wall surveyor as they have a vested interest in the project proceeding.
The Party Wall Award will include provisions for surveyors to access both properties for inspections. Refusing access breaches the Award. In practice, this rarely happens as most neighbours understand the importance of documentation. If it does occur, the surveyor can note the refusal and proceed based on available information.
Only if they affect the party wall. Purely cosmetic work doesn't require notices. But if you're cutting into the party wall (even just chasing for services), removing chimney breasts, or doing anything structural to the shared wall, you need to follow party wall procedures.
This is why the Schedule of Condition is so important. If damage occurs, the post-works inspection will identify it. The Party Wall Award establishes that you're responsible for making good any damage caused by your works. Your contractor should have insurance to cover this, but ultimately you're liable.
Why Choose Twickenham Surveyors for Party Wall Matters?
At Twickenham Surveyors, party wall work is one of our core specialisms. Here's what sets us apart:
- Local Expertise - We know Richmond, Twickenham, and Kingston properties inside out
- Experienced Team - Our surveyors have handled thousands of party wall cases
- Fast Service - We understand builders' schedules and work efficiently
- Clear Communication - We explain everything in plain English
- Fair Fees - Transparent pricing with no hidden costs
- Diplomatic Approach - We're skilled at maintaining good neighbourly relations
Ready to Start Your Party Wall Process?
If you're planning building works in West London that might require party wall procedures, don't leave it to the last minute. Contact Twickenham Surveyors today for a free initial consultation.
We'll review your plans, advise whether notices are needed, explain the process, and provide a clear fee quote. With our help, your party wall matters will be handled professionally, efficiently, and cost-effectively.
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Get Free AdviceAbout the Author: This guide was written by the party wall specialists at Twickenham Surveyors. We're RICS chartered building surveyors with extensive experience handling party wall matters throughout West London.