They say high fences make good neighbours – but what happens when construction work or refurbishment plans impact the shared party wall structure that separates them?
While the Party Wall Act 1996 doesn’t concern itself with fences, it remains the primary legislation governing work that impacts shared walls, boundary lines, and foundations between adjoining properties. And while it’s long been a fixture of projects in London and the South East, its application is increasingly relevant across the UK – particularly as urban density grows and development becomes more complex.
Originally shaped by lessons learned after the Great Fire of London, the Act exists to protect both the fabric of buildings and the interests of those who own them. It most often comes into play during basement extensions, structural alterations or nearby excavations – specifically, within three and six metres of neighbouring foundations – even where the party wall itself remains untouched.
Although much of the post-Covid spike in home improvements has now levelled off, the rising cost of moving means property upgrades remain on the agenda. And in commercial and mixed-use settings, the Party Wall Act is just as critical – particularly where asset protection, programme management, and regulatory compliance are front of mind.
If you’re involved in planning or delivering works that may engage the Act, here are four points worth revisiting:
1. Neighbour engagement can directly affect your programme
Disputes over party wall matters are rarely about the technicalities – they’re often rooted in communication breakdowns. In cases of tension or lack of dialogue, neighbours may delay responding to notices, appoint surveyors with limited experience, or request Security of Expenses – introducing unexpected time and cost pressures.
Direct, professional communication with adjoining owners before serving formal notices is often the simplest way to reduce friction. Explaining the scope of works early and taking time to address initial concerns can help maintain momentum once notices are in play.
2. The legal process has firm milestones – stick to them
The Party Wall Act has a structured legal framework that must be followed. After a notice is served, the adjoining owner has 14 days (plus postal time) to respond. If there’s no reply, a reminder can be issued with a further 10-day deadline. Only after this can a surveyor be appointed on their behalf.
Once an award is finalised, a further 14-day period is allowed for any objections before it becomes binding. Failing to observe these timelines – or mismanaging the process – can lead to avoidable delays, disputes, or additional fees.
3. Prioritise surveyors with relevant local and technical knowledge
Where a surveyor must be appointed for an unresponsive neighbour, local knowledge and sector-specific expertise become crucial. A surveyor familiar with regional construction types and planning context is better placed to assess structural implications, especially where access is restricted or heritage elements are involved.
In commercial or multi-unit developments, the right professional can also add value by ensuring alignment with wider risk management strategies.
4. Think beyond immediate works
While compliance with the Act is key, so too is the quality and durability of the works. Structural interventions – such as steel beams bearing onto a party wall or deep groundworks – must be carefully reviewed in relation to the wall’s age, construction method, and condition.
In some cases, follow-up inspections post-completion are necessary to verify the works meet both the Award and the design intent. Ensuring a robust audit trail and structural record can help avoid complications further down the line.
Whether you’re representing a landlord, developer, or commercial client, early engagement with an experienced party wall surveyor can navigate obligations and reduce risk. While the Act is sometimes dismissed as a “London issue”, its implications are nationwide – and overlooking it can derail even the most routine of projects.
Handled correctly, the process is rarely a blocker. But if neglected, it can quickly become one.
The post Four points to consider when undertaking work on a party wall appeared first on Planning, Building & Construction Today.
