Understanding the Importance of a Party Wall Award and When You Need One

Duchy Party Wall Surveyors
Nov 13
2 min read

When planning construction work that affects a shared wall or boundary with a neighbour, many homeowners wonder if they need a party wall award. This legal document can seem complicated, but it plays a crucial role in avoiding disputes and ensuring smooth progress on your project. Understanding when and why you need a party wall award can save time, money, and stress.

Eye-level view of a brick party wall between two residential buildings — Party wall between two houses

What Is a Party Wall Award?

A party wall award is a formal agreement made under the Party Wall etc. Act 1996 in England and Wales. It sets out the rights and responsibilities of property owners when building work affects a shared wall, boundary, or structure. The award is prepared by a surveyor or surveyors and includes details about the planned work, how it will be carried out, and how any damage will be handled.

The award protects both parties by:

Defining the scope of the work
Setting a timetable for construction
Recording the condition of the properties before work starts
Providing a process for resolving disputes

Without this agreement, neighbours can object to the work, causing delays or legal action.

When Do You Need a Party Wall Award?

You need a party wall award if your planned work involves:

Building a new wall on the boundary line between two properties
Cutting into or repairing a shared wall (party wall)
Excavating near a neighbour’s foundation that could affect their building’s stability

For example, if you want to extend your home by building a wall that touches your neighbour’s property, or if you plan to remove part of a shared wall to create an open-plan space, a party wall award is necessary.

Work that does not affect a shared wall or boundary, such as internal renovations or building a detached garage away from the boundary, usually does not require an award.

How Does the Process Work?

The process starts by serving a party wall notice to your neighbour at least two months before work begins. This notice explains the planned work and invites the neighbour to agree or appoint a surveyor. If the neighbour agrees, work can proceed without an award. If they disagree or do not respond, surveyors will prepare the party wall award.

Surveyors inspect the properties, draft the award, and set out how the work will be done and how any damage will be repaired. Both parties receive a copy of the award, which becomes a legally binding document.

Why Is a Party Wall Award Important?

A party wall award protects your rights and your neighbour’s rights. It helps avoid misunderstandings and disputes by clearly defining what is allowed and how issues will be handled. This legal framework encourages cooperation and can prevent costly delays or court cases.

Ignoring the need for a party wall award can lead to: