We are totally certified specialist Party Wall Surveyors with years of experience producing Schedule of Condition reports and lawfully serving Party Wall Agreements and Notices.
With workplaces in Central, South and North London it makes us completely placed to serve Greater London and the surrounding counties.
Whether you’re a Structure Owner preparing a new task or a neighbour who has been served a Party Wall Notification our understanding and experience guarantees we are constantly best prepared to assist with your Party Wall requirements.
Call now and speak to a Specialist Surveyor for friendly professional advice.
Party Wall (WikiPedia)
A party wall (occasionally parti-wall or parting wall, also known as common wall or as a demising wall) is a dividing partition between two adjoining buildings that is shared by the occupants of each residence or business. Typically, the builder lays the wall along a property line dividing two terraced houses, so that one half of the wall’s thickness lies on each side. This type of wall is usually structural. Party walls can also be formed by two abutting walls built at different times. The term can be also used to describe a division between separate units within a multi-unit apartment complex. Very often the wall in this case is non-structural but designed to meet established criteria for sound and/or fire protection, i.e. a firewall.
Party Wall Act
The Party Wall and so on. Act 1996 is an enabling Act, insofar as it gives the owner of a home the legal right to carry out particular works that may otherwise constitute trespass or problem.
However, it likewise seeks to safeguard the interests of adjoining owners from any potentially negative effects that such works may have by enforcing a requirement that all adjacent owners be offered prior notice of them.
In addition, the Act provides for a mandatory disagreement resolution treatment moderated by a statutorily selected surveyor or surveyors if neighbouring owners have issues about the execution of any proposal so notified.
Specifically, such notification should be served where the owner of a residential or commercial property (known as ‘the structure owner’) intends to undertake any building work described in Sections 1, 2 and 6 of the Act. Note that it is only those works that are covered by the Act and the scope is restricted to the following:
- Section 1 uses where it is proposed to set up a brand-new wall at a boundary that is not already built on.
- Area 2 concerns existing party structures, that include party walls, partitions and floorings (that different buildings or parts of buildings), party fence walls (essentially a limit wall in between lands in separate ownership which is constructed astride a border) and, in some circumstances, a neighbour’s independent residential or commercial property.
- Section 6 can apply to excavations up to 6 m away from a structure or structure on neighbouring land, based on depth requirements which the Act sets out.
The info that Notices must provide in regard of works covered the above areas is various in each case. The requirements of Section 1 and Area 6 Notices are set out in those areas but the requirements of a Notification associating with Area 2 works is set out in Section 3 of the Act. It is necessary to keep in mind that the validity of any notification not providing all the appropriate info or served in the incorrect manner, could be open up to challenge in Court.
There is no standard type of Notice although lots of people utilize those released by the RICS or variations added to the explanatory pamphlet released by the Department for Communities and City Government. However, provided all the info needed by the relevant area of the Act is present, an easy letter would be similarly legitimate.
Depending on the scenarios of any provided project there may be more than one adjoining owner on whom observe requirements to be served in regard of the exact same work and, in the case of deep excavations, an Adjacent Owner may be besides an instant neighbour. It is constantly more suitable to go over the intended deal with adjoining owners prior to serving them with formal composed notice – a proposal well described may relieve concerns sufficient to prevent a dispute developing and prevent the requirement to designate surveyors.
There are 2 exceptions where the need to serve notice might be prevented:
- De minimis works: The federal government’s explanatory brochure states that some works on a party wall might be so small that service of notification under the Act would be generally considered not essential and give as examples works unlikely to impact the structural strength or support functions of a party structure or cause damage to the neighbours side of it, such as re-plastering, shallow chasing for electrical wiring or inserting power sockets, and screws to support shelves, cooking area cabinets, and so forth.
- Functions under Section 2 of the Act provided that composed authorization is acquired from all Adjoining Owners and Occupiers before work commences.
The 3 types of Notification are known, respectively as:
- Area 1: Line of Junction Notification
- Area 3 (for S2 works): Party Structure Notification
- Section 6: Notification of Adjacent Excavation
A party structure notice should be served at least 2 months prior to the date on which it is proposed to begin that work. The other two notices must be served a minimum of one month prior to work starting.
The necessary information which Sees need to contain are as follows:
- Line of Junction Notification:
- An indication of the structure owner’s desire to construct a wall.
- A description of the wall.
- Party Structure Notice:
- The name and address of the structure owner.
- The nature and details of the proposed work.
- The date on which the proposed work will start.
- Notification of Adjacent Excavation:
- A sign of the building owner’s proposals.
- A declaration as to whether or not the building owner proposes to underpin or otherwise enhance or protect the structures of the structure or structure of the adjacent owner.
- Accompanying areas and plans revealing: a) the site and depth of any excavation the structure owner proposes to make; b) if he proposes to set up a building or structure, its site.
Most of the pro-forma notifications in use consist of the following details as a matter of course no matter the type of notice:
- The date of the notice.
- If various), the name and addresses of both the structure and adjoining owners (and the addresses of the residential or commercial properties being worked on/affected.
- A declaration as to the start of works relative to the proper notification period.
- An advisory note explaining what takes place if the recipient actively dissents from the works or stops working to react within 2 week.
Section 10 of the Act specifies that where an adjacent owner does not authorization in writing to works informed by the structure owner under Areas 3 and 6, both celebrations must either agree on the consultation of a single property surveyor to act for both of them (referred to as the Agreed Property Surveyor), or each designate their own surveyor, to determine by award matters in dispute between the celebrations.
Where a job is straightforward, this may just involve consideration of the time and manner in which those works are to be performed. In more complex plans, thought will need to be offered to a commensurately greater number of elements and indeed selected property surveyors have the statutory jurisdiction to make an award in respect of any matter connected with any work to which the act relates.
The very same treatment is used to resolve any subsequent conflicts between neighbouring owners that might emerge in relation to the alerted works, including any loss or damage suffered by an adjacent owner as a result of their execution.
Inaction on the part of the adjacent owner does not stop the statutory process. A dispute can occur by an adjoining owner actively dissenting, that is, interacting to the structure owner an objection in respect of some matter arising out of or incidental to the works – the methods of making that objection are trivial, but if he stays silent, neither consenting nor dissenting for a duration of 2 week after having actually been served with a Notification under either Section 3 or Section 6, the Act deems a dissent to have actually developed in any event.
There is no considered dissent arrangement in Section 1 of the Act. A legitimate dispute can still emerge, and property surveyors be appointed in accordance with Area 10, in regard of works informed under that area but only as concerns real dissent on particular grounds. An adjoining owner’s reasons for disputing Area 2 and Section 6 works are rarely specified prior to the consultation of surveyors and oftentimes not even then.
Where dissent has actually occurred, whether real or deemed, both owners are lawfully required to select a concurred surveyor or, if they can not jointly agree on a bachelor, a surveyor each and if asked for to make such a visit by the other party, should do so within 10 days of the request being served. Failure to comply, instantly provides the owner making the request the statutory authority to select a property surveyor on behalf of the recalcitrant party. This procedure is set out in area 10( 4) of the Act.
Where two property surveyors are appointed, they are required to agree upon the choice, in writing, of a third surveyor who might be called upon by either of the surveyors or either of the parties to determine the disputed matters and make the essential award. The third surveyor is never selected by anybody but the Act gives the person so chose the exact same statutory powers as the two surveyors.
Third property surveyors are most typically called upon where the two property surveyors have reached an impasse in their deliberations over some specific point and frequently this can be in respect on the reasonableness of the fees of the property surveyor selected by the adjoining owner. Rarely will a 3rd surveyor be asked to draw up an award in respect of the entire works but might accompany one or other of the two surveyors to do so if the requirement occurs.
There is no meaning of who can be a surveyor, but it should not be the same individual that will supervise the works.
The award will set out the works that can be performed, who will pay the costs for the preparation of the award and evaluation of the works to guarantee that they abide by the works, and who will spend for the works. If the work is exclusively for the benefit of the structure owner, then they will normally be needed to pay the charges and the expense of the works.
If they disagree with the award, celebrations have 14 days to appeal to the county court.
The Act allows access to the adjacent residential or commercial property for the functions of performing the works whether the adjacent owner allows or not, however they should be offered 2 week notice.
NB: The intro of The Party Wall etc. Act 1996 (Electronic Communications) Order 2016 implies that from 6 April 2016, notices and other files can be served by electronic communications.
The info that Notices must offer in respect of works covered the above sections is different in each case. The requirements of Area 1 and Section 6 Notices are set out in those sections however the requirements of a Notice relating to Section 2 works is set out in Section 3 of the Act. A legitimate conflict can still arise, and surveyors be designated in accordance with Area 10, in regard of works alerted under that area but only as relates to actual dissent on specific premises. An adjacent owner’s reasons for disputing Area 2 and Area 6 works are rarely defined prior to the consultation of property surveyors and in lots of cases not even then.
Where dissent has actually arisen, whether real or deemed, both owners are lawfully obliged to appoint an agreed surveyor or, if they can not jointly concur on a single individual, a property surveyor each and if asked for to make such a consultation by the other party, should do so within 10 days of the demand being served.
Around the Web