Which works need notice
- Building a new wall on the boundary (line of junction): at least one month’s notice (section 1).
- Work to an existing party wall or party structure, such as cutting in beams, raising or underpinning it: a party structure notice at least two months before work starts (section 3).
- Excavating near a neighbour’s building: within 3 metres and deeper than their foundations, or within 6 metres where the excavation would cut a 45-degree line from their foundations, at least one month’s notice (section 6).
The Act applies in England and Wales. Scotland and Northern Ireland have different rules.
The 14-day rule
The neighbour (adjoining owner) can consent in writing. If they don’t consent within 14 days of a party structure notice (or an excavation notice), a dispute is deemed to have arisen. That doesn’t mean a fight: it means surveyors are appointed.
Surveyors and awards
The owners either agree on one surveyor or each appoints their own, and the surveyors make a party wall award setting out what work can be done, how and when, and usually recording the condition of the neighbour’s property. The building owner normally pays the reasonable surveyors’ costs. An award can be appealed to the county court within 14 days.
For builders
Party wall notices are usually the owner’s responsibility, but contracts should say who deals with them, and starting work before the process is complete can cause delays and claims. Add it to your homeowner contract checklist and see building regulations dutyholders.
General information, not legal advice. What applies to you depends on your contract, the facts and where the work is, and the law changes. Check the sources below and take advice from a qualified professional before acting on anything that matters.
Last updated: 24 September 2026
