Party Wall Surveyors: How the Appointment Works and What to Expect

The Party Wall etc. Act 1996 requires property owners to serve formal notice on neighbours before carrying out works that affect shared walls, floors, excavations near neighbouring foundations, and similar construction activities. The notice-and-agreement process involves appointing party wall surveyors — and most renovation clients are unclear about how that appointment works.

This guide explains the surveyor appointment process clearly.

The two types of party wall surveyor

The Party Wall Act establishes two possible surveyor arrangements:

Agreed surveyor: A single party wall surveyor appointed by both the building owner (the person doing the works) and the adjoining owner (the neighbour). An agreed surveyor acts impartially for both parties. This is the simplest and usually the cheapest arrangement.

Two surveyors: Each party appoints their own surveyor. The two surveyors then agree an Award between them. If they cannot agree, they appoint a third surveyor (from a pre-agreed panel or selected by the Pyramus & Thisbe Club or similar) whose decision on the disagreement is final.

The adjoining owner has the right to appoint their own surveyor, and the building owner must pay their fees. This is a legal requirement under the Act — the building owner cannot force an agreed surveyor arrangement.

Who pays

The building owner pays all surveyor fees — both their own surveyor and the adjoining owner's surveyor (where two surveyors are appointed). This is established by the Act.

Fees vary significantly. A typical party wall Award for a single residential extension in London: - Agreed surveyor: £800–2,000 in total - Two surveyors: £1,500–4,000 in total (£750–2,000 per surveyor)

Complex situations — basement excavations, multiple adjoining owners, contentious works — can cost significantly more.

How to appoint a party wall surveyor

Step 1 — Serve notice. Before appointing a surveyor, you must serve the appropriate statutory notice on each adjoining owner. The type of notice depends on the works: - Section 3 Notice (Party Structure Notice): for works to a party wall or party floor - Section 6 Notice: for excavations within 3m or 6m of an adjoining structure (depending on depth) - Section 2 Notice: for specific works listed in section 2 of the Act

Notices must be served in writing. They must include specific statutory information — description of works, intended start date (minimum 1 month notice for Section 3; 2 months for Section 6). Using a standard form available from the RICS or from the Planning Portal is advisable.

Step 2 — Wait for response. The adjoining owner has 14 days to respond to a party wall notice. They can: - Consent in writing: no further party wall process is required for that owner - Dissent and agree to an agreed surveyor: you proceed jointly - Dissent: the Act deems them to have dissented, and both parties must appoint surveyors

If there is no response within 14 days, the adjoining owner is deemed to have dissented and both parties must appoint surveyors.

Step 3 — Surveyor appointment. If surveyors are required: - The building owner appoints their surveyor - The building owner serves a form on the adjoining owner requesting them to appoint their surveyor within 10 days - If the adjoining owner fails to appoint within 10 days, the building owner's surveyor can appoint one on their behalf

The two surveyors then correspond to agree the terms of the Award.

What the Party Wall Award contains

The Party Wall Award (formally the Award) is a document that:

1. 1.Describes the works that are to be carried out
2. 2.Records the condition of the adjoining owner's property before works begin (a schedule of condition, usually with photographs)
3. 3.Sets out any conditions under which the works must be carried out — working hours, vibration limits, dust control, access requirements
4. 4.Establishes a compensation framework for any damage caused by the works
5. 5.Sets the surveyor fees

The schedule of condition is one of the most practically important elements. It records the state of the neighbouring property — cracks in plaster, condition of garden walls, state of basement — before works begin. If the neighbouring owner claims damage after the works, the schedule of condition provides a baseline against which the claim is assessed.

Common misconceptions

"My neighbour can stop the works." They cannot. The Party Wall Act does not give an adjoining owner the right to prevent works — only the right to a proper process, a fair award, and compensation for any damage. A difficult neighbour can slow the process (by refusing to appoint a surveyor, requiring extensive schedule of condition work) but cannot ultimately prevent works that are legal.

"If I serve notice and my neighbour consents, I don't need a surveyor." Correct — if the adjoining owner gives written consent to all notices, no surveyor appointment is required. This is the best outcome for all parties and should be sought by serving notice early, explaining the works clearly, and having a direct conversation with the neighbour before formal notice is served.

"The party wall surveyor acts for me." An agreed surveyor acts for both parties impartially. Your own surveyor in a two-surveyor situation acts for you, but the Award they produce must be reasonable and fair to both parties.

"The process is quick." It is not, and this is the most significant practical consequence for renovation programmes. From initial notice to an agreed Award is typically 2–4 months in a cooperative situation and 4–6 months or more where there is dispute or delay. Party wall notice should be served as early as possible — ideally before planning permission is obtained, so the processes run in parallel rather than sequentially.

Selecting a party wall surveyor

A party wall surveyor should be RICS-qualified, experienced specifically in party wall work, and familiar with the type of works you are planning. For a basement conversion or excavation, appoint a surveyor who has done many basement party wall Awards — the technical content (structural monitoring requirements, vibration limits, dewatering protocols) is more complex than for a standard extension.

The Pyramus & Thisbe Club is a specialist organisation for party wall surveyors and its members list is a good starting point for identifying qualified surveyors.

ASAAN's approach

ASAAN assists clients in understanding their party wall obligations at the project planning stage. We can advise on which works require notice, help prepare draft notices, and introduce clients to reliable party wall surveyors where required.

If you are planning a renovation and want to understand the party wall implications, contact us for an initial assessment.