What happens during a party wall dispute?

Published on: 16th June 2016

In many cases, work completed on a property’s boundary wall can lead to a party wall dispute between neighbours, this needs to be resolved with the assistance of Chartered Surveyors.

Chris Eglin, partner in our building consultancy department, explains what a party wall is and what should be done in the case of a dispute.

A party wall is a structure which straddles the boundary between two properties. This can be either vertical, as in a typical semi-detached property or horizontal, as in the floor of a flat.  It can also be a wall which stands solely on the land of one person but is used to separate the adjoining property.

Party Wall Act 1996

The Party Wall Act 1996 enables an individual who shares ownership of a wall to work on the full thickness of the wall without trespassing on the adjoining owner’s property. This can lead to what is known as a party wall dispute between both the Building Owner (the person undertaking the work) and the Adjoining Owner (the neighbour).

What is a party wall dispute?

A party wall dispute occurs when a Building Owner serves a notice that they intend to undertake building works under the Act, but the Adjoining Owner objects to the work or fails to respond to the notice.

In this situation, the neighbours may each appoint a surveyor or jointly appoint a single surveyor to act for both.  The role of the appointed surveyor (s) is to act impartially in the implementation of the Party Wall Act and to draw up a document that settles the dispute between the two owners in much the same way as a judge would in court. This legally binding document is referred to as an Award.

The Award may relate to the works themselves, such as the extent of the works, restrictions on timing of the works, and any additional works that might be required.  With cases that result in loss or damage suffered by the adjoining owner, the Award will also include the level of compensation payable.

If either Owner disagrees with the surveyor’s Award then they may appeal this to the county court.  Owners have 14 days to do this and the Award will only be overturned if the court feels that the surveyors have not abided by the dispute resolution procedure, set out in the Act.

For more information, please click here to view our full list of party wall frequently asked questions.

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Party Wall & Neighbourly Matters

We’re experts in neighbourly laws, and in managing neighbourly disputes and negotiations, as well as providing informal advice on boundary disputes such as party wall, schedules of condition, and over sailing licences for cranes and scaffolding. We offer impartial advice to building owners and their neighbours in order to resolve disputes quickly and amicably through open discussion. We are also expert Party Wall Surveyors who fully understand the Party Wall etc. Act 1996 and can guide you through the process. Early appointment of a party wall surveyor can limit the possibility of delays to developments by early planning of the required timescales within your development programme. A swift and efficient delivery of the party wall process can also ensure that your development stays on track and that your neighbourly relations are maintained. Contact Us

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We’re experts in neighbourly laws, and in managing neighbourly disputes and negotiations, as well as providing informal advice on boundary disputes such as party wall, schedules of condition, and over sailing licences for cranes and scaffolding.

We offer impartial advice to building owners and their neighbours in order to resolve disputes quickly and amicably through open discussion. We are also expert Party Wall Surveyors who fully understand the Party Wall etc. Act 1996 and can guide you through the process.

Early appointment of a party wall surveyor can limit the possibility of delays to developments by early planning of the required timescales within your development programme. A swift and efficient delivery of the party wall process can also ensure that your development stays on track and that your neighbourly relations are maintained.

Contact Us

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A video guide to party walls

Party wall disputes can lead to stressful situations, so here’s our video guide on everything you need to know about them, and what procedures you need to follow before carrying out any work. {loadposition embed} A party wall is a wall that is shared by two buildings, which have different owners, like the wall separating you and your neighbour in a semi-detached house.

Read More....

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Party wall disputes can lead to stressful situations, so here’s our video guide on everything you need to know about them, and what procedures you need to follow before carrying out any work.

{loadposition embed}

A party wall is a wall that is shared by two buildings, which have different owners, like the wall separating you and your neighbour in a semi-detached house.

[fulltext] =>

To help take away the potential headache they can cause, we’ve launched a video guide explaining everything you need to know about party walls. Remember, if you’re carrying work out on or near a party wall, there’s a set procedure to follow – introduced by the 1996 Party Wall Act.

To talk to Martin, our Building Consultancy expert, about the party wall process, you can contact him on the below.

Email: martin.smith@sw.co.uk

Tel: 0191 269 0140

Mobile: 07730212391

Contact Us

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Party Wall FAQs 2

What are the Surveyors Roles? The roles of the Surveyors are to take into account the interests of the two individual owners when implementing the terms of the Act.  Their duty is to the Act and the provisions in it.  The Act gives the two Surveyors certain powers to adjudicate between the parties and settle disputes.

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What are the Surveyors Roles?

The roles of the Surveyors are to take into account the interests of the two individual owners when implementing the terms of the Act.  Their duty is to the Act and the provisions in it.  The Act gives the two Surveyors certain powers to adjudicate between the parties and settle disputes.

[fulltext] =>

Whilst both Surveyors’ initial responsibility is to their Appointing Owners, they also have a duty to the other Owner and must also take into consideration their opinion.  The duty on both Surveyors is to act impartially in the implementation of the Act.

What is an Award?

An Award is a legally binding document that is signed by both Surveyors to settle a dispute between the Owners.  Both Owners have 14 days after service of the Award to appeal the Award to the County Court and have it amended or overturned.  Such an appeal would be upheld if the Surveyors had exceeded the authority that is given to them under the Act.  The court would not overturn an Award if the appealing party just did not like the decision.

What happens about noisy work?

Under the Act it is possible for noisy works to the Party Wall to be restricted to certain hours if there are special circumstances relating to the Adjoining Owner e.g., the Adjoining Owner works nights and is sleeping in the first half of the day.  In such circumstances the timing for the Party Wall works can be determined by the two Surveyors to fit in with this.  However, timing of such works only applies to the works to the Party Wall and not the rest of the works undertaken on the site over which the two Surveyors have no jurisdiction.

Why do the Surveyors prepare a Schedule of Condition?

A Schedule of Condition assists the two Surveyors in assessing whether any damage has occurred to the Adjoining Owner’s property as a result of the Party Wall works.  It is only a tool to assist them and there is no specific requirement for one to be produced.  Failure to produce a Schedule of Condition therefore does not prevent the Award being issued.  However, it is in both parties interests to have the existing condition of the Adjoining Owner’s property recorded before the works commence.

Even if an Award has been issued without a Schedule of Condition, if the Adjoining Owner subsequently gives access to prepare a Schedule of Condition, this can be undertaken at any time after the Award is in place, although for obvious reasons this needs to be before work starts.

I do not want the works to go ahead – what can I do?

The Act is an enabling Act. It is there to allow the works to go ahead and any attempt to block work that is permitted under the Act can be bypassed under the Act’s provisions.  There are clauses in the Act which allows the Building Owner to continue with the works regardless of any delays or refusal to act by either the Adjoining Owner or the Adjoining Owner’s Surveyor.

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