We are totally certified expert Party Wall Surveyors with years of experience producing Schedule of Condition reports and legally serving Party Wall Agreements and Notices.
With workplaces in Central, South and North London it makes us completely positioned to serve Greater London and the surrounding counties.
Whether you’re a Structure Owner planning a brand-new job or a neighbour who has been served a Party Wall Notice our knowledge and experience guarantees we are constantly best prepared to help with your Party Wall requirements.
Call now and speak to an Expert Surveyor for friendly expert recommendations.
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 allowing Act, insofar as it gives the owner of a home the legal right to carry out certain works that may otherwise make up trespass or problem.
However, it likewise looks for to secure the interests of adjoining owners from any possibly negative impacts that such works might have by imposing a requirement that all adjoining owners be given prior notice of them.
In addition, the Act attends to a compulsory dispute resolution treatment mediated by a statutorily designated surveyor or property surveyors if neighbouring owners have concerns about the application of any proposal so alerted.
Particularly, such notice should be served where the owner of a home (called ‘the structure owner’) plans to carry out any construction work explained in Areas 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:
- Area 1 uses where it is proposed to put up a brand-new wall at a border that is not currently built on.
- Section 2 concerns existing party structures, that include party floorings, partitions and walls (that different buildings or parts of structures), party fence walls (basically a boundary wall between lands in separate ownership which is constructed astride a limit) and, in some circumstances, a neighbour’s independent property.
- Area 6 can apply to excavations approximately 6 m far from a building or structure on neighbouring land, subject to depth criteria which the Act sets out.
The info that Sees should offer in regard of works covered the above areas is various in each case. The requirements of Section 1 and Area 6 Notifications are set out in those sections however the requirements of a Notification relating to Area 2 works is set out in Section 3 of the Act. It is essential to keep in mind that the credibility of any notification not supplying all the relevant details or served in the incorrect manner, could be open to challenge in Court.
There is no standard type of Notice although many individuals use those released by the RICS or variations appended to the explanatory brochure provided by the Department for Communities and City Government. Nevertheless, offered all the info required by the relevant area of the Act exists, an easy letter would be similarly valid.
Depending upon the circumstances of any offered job there may be more than one adjoining owner on whom discover needs to be served in regard of the same work and, when it comes to deep excavations, an Adjoining Owner may be aside from an instant neighbour. It is always more effective to discuss the desired works with adjacent owners before serving them with official written notice – a proposition well explained might minimize issues adequate to prevent a dispute arising and avoid the necessity to appoint property surveyors.
There are two exceptions where the need to serve notice might be avoided:
- De minimis works: The government’s explanatory pamphlet says that some works on a party wall may be so minor that service of notification under the Act would be typically regarded as not necessary and give as examples works not likely 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 racks, cooking area cupboards, and so on.
- Functions under Area 2 of the Act offered that composed permission is gotten from all Adjacent Owners and Occupiers prior to work commences.
The 3 kinds of Notice are understood, respectively as:
- Area 1: Line of Junction Notice
- Area 3 (for S2 works): Party Structure Notice
- Area 6: Notification of Adjacent Excavation
A party structure notice must be served at least two months prior to the date on which it is proposed to begin that work. The other two notifications need to be served a minimum of one month prior to work beginning.
The necessary info which Notices must include are as follows:
- Line of Junction Notification:
- An indicator 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:
- An indication of the building owner’s propositions.
- A statement regarding whether the building owner proposes to underpin or otherwise reinforce or protect the structures of the structure or structure of the adjacent owner.
- Accompanying strategies and sections revealing: a) the site and depth of any excavation the structure owner proposes to make; b) if he proposes to put up a structure or structure, its site.
Most of the pro-forma notifications in use include the following details as a matter of course regardless of the type of notice:
- The date of the notice.
- If different), the name and addresses of both the structure and adjacent owners (and the addresses of the homes being worked on/affected.
- A declaration as to the start of works relative to the suitable notice duration.
- An advisory note describing what occurs if the recipient actively dissents from the works or fails to react within 2 week.
Area 10 of the Act specifies that where an adjoining owner does not approval in writing to works notified by the structure owner under Sections 3 and 6, both celebrations need to either agree on the appointment of a single property surveyor to act for both of them (known as the Agreed Property Surveyor), or each select their own property surveyor, to identify by award matters in dispute in between the celebrations.
Where a project is straightforward, this may just include factor to consider of the time and way in which those works are to be performed. In more complex plans, thought will need to be provided to a commensurately greater number of factors and certainly selected property surveyors have the statutory jurisdiction to make an award in respect of any matter gotten in touch with any work to which the act relates.
The very same treatment is utilized to deal with any subsequent disagreements between neighbouring owners that might develop in relation to the alerted works, including any loss or damage suffered by an adjoining owner as a result of their execution.
Inaction on the part of the adjoining owner does not stop the statutory process. A conflict can arise by an adjacent owner actively dissenting, that is, interacting to the structure owner an objection in regard of some matter arising out of or incidental to the works – the means of making that objection are trivial, however if he stays silent, neither dissenting nor consenting for a duration of 14 days after having actually been served with a Notice under either Area 3 or Area 6, the Act considers a dissent to have actually arisen in any event.
There is no deemed dissent arrangement in Area 1 of the Act. A legitimate conflict can still occur, and property surveyors be designated in accordance with Area 10, in regard of works alerted under that area but only as concerns actual dissent on specific grounds. An adjoining owner’s reasons for contesting Area 2 and Area 6 works are rarely specified prior to the appointment of surveyors and in many cases not even then.
Where dissent has actually occurred, whether actual or deemed, both owners are lawfully obliged to appoint an agreed surveyor or, if they can not collectively settle on a bachelor, a surveyor each and if asked for to make such an appointment by the other party, must do so within 10 days of the demand being served. Failure to comply, immediately gives the owner making the demand the statutory authority to appoint a surveyor on behalf of the recalcitrant party. This treatment is set out in area 10( 4) of the Act.
Where two surveyors are selected, they are obliged to agree upon the choice, in writing, of a 3rd surveyor who might be called upon by either of the surveyors or either of the celebrations to figure out the contested matters and make the essential award. The third property surveyor is never ever designated by anybody but the Act provides the individual so picked the very same statutory powers as the two surveyors.
Third surveyors are most frequently called upon where the two surveyors have actually reached a deadlock in their considerations over some particular point and often this can be in respect on the reasonableness of the fees of the surveyor designated by the adjoining owner. Seldom will a third surveyor be asked to draw up an award in regard of the whole works however might accompany one or other of the two surveyors to do so if the requirement arises.
There is no definition of who can be a property surveyor, but it needs to not be the same person that will supervise the works.
The award will set out the works that can be carried out, who will pay the costs for the preparation of the award and inspection of the works to make sure that they comply with the works, and who will spend for the works. If the work is entirely for the benefit of the structure owner, then they will normally be required to pay the costs and the expense of the works.
Parties have 14 days to interest the county court if they disagree with the award.
The Act permits access to the adjoining home for the functions of performing the works whether the adjoining owner permits or not, nevertheless they need to be offered 2 week notification.
NB: The introduction of The Party Wall etc. Act 1996 (Electronic Communications) Order 2016 means that from 6 April 2016, notices and other documents can be served by electronic interactions.
The info that Notices should offer in regard of works covered the above areas is different in each case. The requirements of Section 1 and Section 6 Notices are set out in those sections but the requirements of a Notification relating to Area 2 works is set out in Area 3 of the Act. A legitimate disagreement can still arise, and property surveyors be appointed in accordance with Area 10, in regard of works notified under that section but just as relates to actual dissent on particular grounds. An adjoining owner’s reasons for challenging Section 2 and Area 6 works are rarely defined prior to the consultation of surveyors and in many cases not even then.
Where dissent has developed, whether actual or deemed, both owners are legally obliged to designate a concurred surveyor or, if they can not jointly agree on a single individual, a property surveyor each and if asked for to make such an appointment by the other party, must do so within 10 days of the demand being served.
Around the Web