At Faulkner Surveyors, we often get asked about the difference between a party wall and a boundary wall. While both involve the space between two properties, they’re not quite the same thing—and confusing them can lead to misunderstandings or even disputes.
A party wall is a wall that stands on the land of two owners and forms part of a building (or is used by both properties). A boundary wall, on the other hand, usually separates two pieces of land and belongs to just one person, even if it runs along the boundary line.
Knowing which type of wall you’re dealing with is important because it affects your rights and responsibilities, especially if you plan to carry out building work.
What’s the Key Difference Between a Party Wall and a Boundary Wall?
The key difference lies in ownership and use.
A party wall is shared. It sits right on the boundary line and is commonly found in terraced or semi-detached houses.
Both neighbours have rights over it, and any changes to it—like cutting into it for an extension—usually require consent under the Party Wall etc. Act 1996.
A boundary wall, however, is generally owned by just one property. It may be positioned entirely on one person’s land and isn’t necessarily shared.
Because of this, the owner can usually alter or remove it (within legal limits) without needing consent from the neighbour—although caution is always advised.
Is the Wall Between Two Gardens a Party Wall or Just a Boundary Feature?
Good question! In most cases, the wall between two gardens is not a party wall. It’s more likely to be a boundary wall or even just a fence or feature that marks the edge of a property.
A party wall has to be part of a building or be used by both properties for structural purposes. Garden walls are usually not part of a structure and are often fully owned by one property owner. See Here What is a Party Boundary? – Faulkner’s Surveyors
That said, garden walls can still cause disputes if one neighbour wants to change or remove them. So it’s always worth checking the title deeds or asking a surveyor before doing anything.
Can One Wall Be Both a Party Wall and a Boundary Wall?
Yes, it’s possible for a wall to be both a party wall and a boundary wall—but only in certain situations.
For example, if a wall sits right on the boundary line and also forms part of both buildings (like in a pair of semi-detached houses), it would be classed as both. It serves as a boundary marker and is also a shared structural wall.
In cases like this, both neighbours usually share responsibility and must follow the rules of the Party Wall Act if any work is proposed.
Who Actually Owns a Party Wall—You, Your Neighbour, or Both?
Ownership of a party wall is shared, but that doesn’t mean both sides can do whatever they like.
If the wall stands directly on the boundary and is used by both properties, then technically, each neighbour owns the half that’s on their land—but the use and changes to it are shared and regulated. Can my Neighbour remove a boundary hedge?
This means if you want to carry out building work that affects the wall—like inserting steel beams or removing a chimney breast—you’ll usually need to serve a Party Wall Notice and get your neighbour’s agreement (or involve a surveyor).
What Does the Party Wall Act Say About Shared Ownership?
The Party Wall etc. Act 1996 doesn’t change ownership—it simply governs how work affecting shared walls should be handled.
It’s there to protect both parties and outlines your rights and responsibilities if you plan to carry out building work that involves:
- A shared wall or structure
- Work near a boundary line
- Excavation close to a neighbouring property
The Act requires that you inform your neighbour, and in some cases, involve a qualified party wall surveyor to make sure everything is fair and legal.
It’s all about avoiding disputes before they arise.
Can You Knock Down a Boundary Wall Without Your Neighbour’s Consent?
Not always. If the wall is clearly within your land and isn’t shared, then yes—you may be able to remove or modify it without needing your neighbour’s consent.
However, things get tricky if the wall sits on the boundary line or if it’s unclear who owns it. In those cases, you could risk a dispute (or even legal action) by knocking it down without checking. Can I put trellis on my Neighbours garage wall?
The safest option? Speak to your neighbour first and, if needed, get advice from a surveyor like Faulkner Surveyors. A quick conversation can save a lot of trouble later on.
If Damage Occurs, Who Is Responsible—You or the Other Party?
Responsibility usually depends on who caused the damage—and whether it was due to building work, negligence, or natural wear and tear.
If you carry out work on or near a shared or boundary wall, and damage happens as a result, you’ll likely be responsible for the repair costs.This is why the Party Wall process matters.
A Schedule of Condition—a detailed record of the neighbouring property before work starts—helps everyone stay protected. If damage does occur, this record makes it much easier to resolve the issue fairly.
What Should You Do If Your Neighbour Builds Over the Boundary?
If you believe your neighbour has built over the boundary without permission, don’t panic—but do act calmly and promptly.
Here’s what we recommend at Faulkner Surveyors:
- Check your title plans to confirm where the legal boundary is.
- Talk to your neighbour—they might not even realise they’ve crossed the line.
- If needed, involve a professional surveyor who can assess the situation and help you take the right steps.
- In more serious cases, legal advice may be necessary—but that should always be a last resort.
Early communication and a clear understanding of the facts often help resolve things before they escalate
For Further Information Please Call Us Today 03300100262