Do I require a party wall agreement in Glasgow?
When do you require a party wall notice or party wall agreement (technically called a party wall award)? Our guide gives you all the responses you need to acquire the appropriate consents to perform your building works. And, if you require one, how to find a party wall surveyor.
When do I need a party wall agreement?
- A party wall is the shared wall, usually between a terrace or semi-detached house, and divides the houses of two separate owners
- It likewise consists of garden walls developed over a limit and excavations near to a neighbour’s residential or commercial property (within 3 or 6 meters, depending upon the depth of the new structures).
- In the house, Party Wall Agreements are most commonly needed for building works that involve loft conversions, the insertion of damp proof courses and the digging of new foundations (as would be required in constructing an extension).
Acquiring authorization for party wall building works.
- Before party wall structure works can begin, the homeowner (Building Owner) needs a written Party Wall Agreement from all impacted neighbours (Adjacent Owners).
- Or a property surveyor has to be selected to prepare a Party Wall Award (the agreed file describing how the works need to progress). Quickly discover qualified regional Party Wall Surveyors with our free Party Wall Surveyor service.
- To start this procedure, the homeowner needs to serve a Party Wall Notice on their neighbours, in composing, about the planned party wall works.
Serving a party wall notice.
Serving notice can be provided for totally free, using appropriate standard types or by a party wall surveyor for a flat fee. A letter of recognition for the neighbour to finish and return is normally included.
A house owner needs to give two months written notice on building works which impact a party wall or border, or one month’s notification for excavations.
Preparation consent is not needed to serve a Party Wall notice, and when notification has actually been served, the homeowner has up to a year to start work.
When notification is served, a neighbour has fourteen days to react, after which, there are 3 possible results:.
i) The neighbour offers assent in writing supplying the house owner will put right any issues.
- In such straightforward cases, there is no need to designate a party wall surveyor or have a Party Wall Award.
- The property owner should take dated images of the party wall and preferably have actually concurred composed notes of any cracks, with copies for both.
- Or a property surveyor could be designated to examine and prepare a schedule of condition to minimise the risk of conflicts later on. This must be done soon before the work starts.
ii) If the neighbour dissents (or if they do not NOT reply within 2 week, in which case, they are assumed to have dissented), a Party Wall Award is required.
- In this case, both house owner and neighbour can select ONE Agreed Property surveyor, typically within 10 days, who can act impartially for both.
- The concurred surveyor needs to be independent and NOT the exact same surveyor the homeowner might be utilizing for their own works. Otherwise their neighbour is not likely to see the surveyor as neutral.
- The Agreed Property surveyor produces an “Award” which information the works proposed and a schedule of condition, including images, of the neighbour’s house.
- Surveyors’ rates vary between ₤ 150.00 and ₤ 200.00 per hour and a party wall award and property surveyor expenses roughly ₤ 1000.00.
- Some designers are likewise able to function as surveyors.
iii) Each owner designates their own surveyor. This is pricey for the house owner who is responsible for the costs of their neighbour’s surveyor as well as their own.
It is important that all these options available to the neighbour, are described plainly in the notification.
Preserving good relationships with your neighbours.
- Prior to posting a Party Wall notice through your neighbour’s letterbox, which can appear intimidating, have a friendly chat initially.
- A shared cup of tea promotes good will and eases fears. It is a chance to show sketches and describe the prepared works. It is worthwhile including that a formal notice will be sent out later on.
- It is reasonable for your neighbour to ask for the contact details of your property surveyor and/or building business for additional information and reassurance.
i) not supplying adequate notice.
ii) not informing all the affected neighbours. This consists of the freeholder and anyone with a leasehold longer than a year. Neighbours on both sides might be affected depending on the works if you live in a terraced house. A house owner living next to flats, might require to serve notice on a variety of different people. Check residential or commercial property ownership by means of the Land Pc registry.
iii) not explaining the proposed work exactly enough or not consisting of enough details. Notifications about excavations, for example, need to include complete structural information.
iv) not utilizing the requirement, or wrong kind of notice. The type of notice for excavating foundations is various from a party wall.
One building task may need more than one kind of notice served on each affected neighbour.
Two months and one day later on: building works can begin, presuming the party wall award has actually been agreed.
One year and one day later on: building works must have begun.
Find a party wall surveyor.
When do you require a party wall notice or party wall agreement (technically called a party wall award)? And, if you require one, how to discover a party wall surveyor.
It is beneficial adding that an official notification will be sent later.
If you live in a terraced home, neighbours on both sides may be impacted depending on the works. A homeowner living next to flats, might need to serve notification on a number of various people.
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