Streamlining the Party Wall Process: Tips and Tricks

Starting a new construction project is exciting, but addressing the party wall process can sometimes feel like a waiting game. So, how long should it really take?  This largely depends on the size and complexity of the project but it will typically be anywhere from 2-12 months.  

Let’s break down the timeline and factors that influence it.

Part 1: Serving the Notice(s) [2 weeks]

The process starts with serving the party wall notice(s).  For a typical residential project it should only take 1-2 weeks for a Party Wall Surveyor to assess and identify the notifiable works, then serve the required notices. Neighbours have 14 days to respond, either consenting or dissenting.

Part 2: Waiting for a response from the Adjoining Owner(s) [Up to 4 weeks]

From the moment the Notices are served, neighbours have 14 calendar days to respond, either consenting or dissenting to the Notices.

• If They Consent: Work can proceed without any further input from Party Wall Surveyors.
• If They Dissent: A dispute is brought about, triggering the need for an Award to be made and served before the notifiable works can commence.
• If there is no response within the 14 day period: There is deemed to be a dispute.  A 10 day notice is served and if there is no response after a further 10 days then a Party Wall Surveyor would be appointed on behalf of the neighbour to make a joint Award.

Part 3: Making and Serving the Party Wall Award [Up to 4 weeks]

Once surveyors are appointed, they will:

• Conduct site visits and prepare a Schedule of Condition.
• Calculate and negotiate the security for expenses and/or enclosure costs with the other surveyor
• Determine if an advising engineer is required to review the works
• Determine if pre-construction surveys are required
• Draft then serve the Party Wall Award, outlining rights, responsibilities, and conditions for the work.

This process usually takes around 4 weeks, but could extend for more complex projects.

Potential Delays (4+ weeks)

• Missing architectural or engineering details
• Missing method statements from the builder
• Delayed communication between advising parties (advising engineers and quantity surveyors)
• Waiting on access to carry out the Schedule of Condition
• Waiting on access for surveys such as drainage or chimney stack surveys
• Slow response from the neighbour’s surveyor
• Requirement to engage third surveyor to resolves disagreements between the two Party Wall Surveyors

Any of these items can lead to a 4+ week delay on finalising the Award.

Ways to Speed Things Up

• Discuss the Party Wall process with your neighbour prior to serving the Notice(s) so that they know what to expect
• Serve Notices early to ensure there is sufficient time to account for potential delays
• Ensure design and construction documentation is close to being finalised
• Choose an experienced surveyor who can efficiently carry out the process
• Keep communication open and proactive to avoid unnecessary delays

For basic residential projects, the Party Wall process takes 2-3 months from serving the notice to finalising the Award but could be over 6 months for more complex projects that involve such things as basement works and underpinning.

Planning ahead and working with professionals can help keep your project on schedule.  The Party Wall process can be dealt with concurrently to design and planning; therefore we feel it’s never too early to get the process started if there is a strict date where works need to start on site.

George Ramsay CEng MICE MFPWS

Director – Geared Consulting Partnerships

Chartered Structural & Civil Engineers l Party Wall Surveyors