What Is a Party Wall Award and Do I Need One?

One of the most common questions I am asked as a Party Wall Surveyor is:

“Do I need a party wall award?”

Having been involved in more than 900 party wall matters, I’ve found that many homeowners are unclear about what a party wall award actually is, when it is required, and what purpose it serves.

In this article, I’ll explain what a party wall award is, how to determine whether you may need one, and address some of the misconceptions I encounter most frequently.

What Is a Party Wall Award?

A party wall award is a legally binding document prepared by party wall surveyor(s) under the Party Wall etc. Act 1996.

The award sets out:

• The works that are proposed.

• How and when those works may be carried out.

• The rights and obligations of the parties involved.

• Measures to protect adjoining properties.

• Procedures for dealing with any damage should it occur.

  
  

A party wall award is typically required when a building owner intends to undertake notifiable works and the adjoining owner does not consent to the relevant party wall notice.

Contrary to popular belief, the award is not designed to stop building work. Its purpose is to facilitate development whilst protecting the interests of neighbouring owners.

Do I Need a Party Wall Award?

Before I can answer that question for any homeowner, I usually ask three simple questions:

1. Are the works affecting the party wall directly?

Examples might include:

• Removing a chimney breast connected to a party wall.

• Cutting into a party wall to insert steel beams.

• Raising, thickening or otherwise altering a party wall.

  
  

2. Are you excavating within three metres of a neighbouring property?

If so, will the excavations extend deeper than the assumed level of the underside of the neighbouring foundations?

3. Are you building a new wall on the line of junction or boundary?

If the answer to any of these questions is yes, the Party Wall etc. Act 1996 may apply and party wall notices may need to be served.

However, every project is different, which is why professional advice should always be sought before work begins.

Myth #1: “My Neighbour Can Refuse My Building Work”

This is probably the misconception I encounter most often.

Many homeowners believe that if a neighbour objects, the project cannot proceed.

In reality, the Party Wall etc. Act 1996 is not designed to give neighbours a veto over lawful development.

Where works fall within the scope of the Act, the legislation provides a framework for resolving disputes through appointed surveyors. The process is intended to balance the rights of the building owner with the protection of the adjoining owner.

A neighbour’s dissent does not automatically prevent the works from taking place. Instead, it usually triggers the surveyor appointment process and the preparation of a party wall award.

Myth #2: “Party Wall Awards Are Just a Money-Making Exercise”

Another common criticism is that party wall awards exist simply to generate fees for surveyors.

As a surveying practice, we maintain detailed timesheets of our fee input and our charges are transparent.

The reality is that party wall surveyors often invest significant professional time reviewing drawings, assessing proposals, inspecting properties, preparing schedules of condition, liaising with owners, and drafting awards.

In many cases, the professional fees can exceed the value of any damage that might ultimately arise.

However, this misses the wider point. The award is not simply about dealing with damage. It provides a structured framework that helps prevent disputes, records property condition before works begin, and establishes a clear process should issues arise later.

A Real Example: When a Party Wall Award Wasn’t Needed

Not every project near a boundary requires party wall notices.

I was recently approached by a building owner who planned to undertake drainage works.

They believed notices needed to be served on their adjoining neighbour and wanted assistance commencing the party wall process.

After discussing the proposal in greater detail, including the depth and location of the excavations, it became clear that the works were not notifiable under the Act.

As a result, party wall notices were not required.

This illustrates why obtaining professional advice at an early stage can be valuable. Some homeowners assume the Act applies when it does not, potentially creating unnecessary cost and administration.

A Real Example: When a Homeowner Thought They Didn’t Need Notice

The opposite situation is equally common.

One client planned to remove a chimney breast within a kitchen-dining area.

Because the chimney breast projected from the party wall, the homeowner assumed it was entirely their own structure and that party wall notices were unnecessary.

However, on inspection it became clear that the chimney breast was connected to the party wall.

Removing it involved removing projections from the party wall itself, making the works notifiable under the Act.

Had the issue not been identified before works commenced, the homeowner could have proceeded without serving the required notices, potentially creating difficulties later.

Why Party Wall Awards Protect Building Owners Too

One of the biggest misunderstandings surrounding party wall awards is that they exist solely to protect neighbours.

In my view, that is only half the story. We live in an increasingly claims-conscious environment. A properly prepared party wall award can provide significant protection for the building owner as well.

The schedule of condition records the state of the adjoining property before work begins. This can be invaluable if allegations of damage are made later.

Without that evidence, it can be difficult to determine whether a crack, defect or issue existed before the project commenced.

For that reason, party wall awards often protect building owners from claims relating to pre-existing defects or matters entirely unrelated to the works being undertaken.

How to Avoid Delays and Additional Costs

The best advice I can give homeowners is simple:

Start the process early.

Many projects encounter avoidable delays because party wall considerations are only addressed shortly before construction is due to begin.

Engaging a party wall surveyor early and providing the necessary plans, drawings and specifications allows compliant notices to be prepared and served in good time.

This helps reduce the likelihood of delays, avoids last-minute complications and can often reduce overall project costs.

My Advice After More Than 900 Party Wall Matters

If there is one thing I would encourage homeowners to do, it is to take the time to choose their party wall surveyor carefully.

Always obtain quotations from party wall surveyors.

Always consider appointing surveyors who are affiliated with recognised professional bodies, such as the Faculty of Party Wall Surveyors.

And don’t simply focus on the hourly rate.

Ask how much time is likely to be required for your particular project and what services are included within the quotation.

The cheapest hourly rate does not necessarily result in the lowest overall fee, and the most expensive quote is not always the best value.

A good party wall surveyor should be transparent about costs, explain the process clearly and help you understand whether the Act applies to your proposed works in the first place.

Final Thoughts

A party wall award is not simply a piece of paperwork. It is a legal mechanism designed to allow building works to proceed while protecting the interests of everyone involved.

The key question is not whether you want a party wall award, but whether your proposed works trigger the requirements of the Party Wall etc. Act 1996.

If you’re unsure, seek advice early and speak to us today  In my experience, that simple step can save considerable time, cost and stress later in the project.