We are fully certified expert Party Wall Surveyors with years of experience producing Set up of Condition reports and lawfully serving Party Wall Agreements and Notices.
With workplaces in Central, South and North London it makes us perfectly placed to serve Greater London and the surrounding counties.
Whether you’re a Building Owner planning a new job or a neighbour who has been served a Party Wall Notification our understanding and experience ensures we are constantly best prepared to assist with your Party Wall requirements.
Call now and speak to an Expert Surveyor for friendly professional guidance.
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 etc. Act 1996 is an enabling Act, insofar as it approves the owner of a property the legal right to undertake certain works that might otherwise make up trespass or annoyance.
It likewise seeks to secure the interests of adjacent owners from any potentially unfavorable impacts that such works might have by enforcing a requirement that all adjacent owners be offered prior notification of them.
In addition, the Act offers a necessary dispute resolution procedure mediated by a statutorily selected surveyor or property surveyors if neighbouring owners have concerns about the application of any proposal so informed.
Particularly, such notification needs to be served where the owner of a property (referred to as ‘the building owner’) intends to carry out any building and construction work described 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:
- Section 1 uses where it is proposed to put up a new wall at a boundary that is not currently built on.
- Area 2 concerns existing party structures, that include party walls, floorings and partitions (that different structures or parts of buildings), party fence walls (basically a boundary wall in between lands in separate ownership which is constructed astride a boundary) and, in some instances, a neighbour’s independent property.
- Section 6 can apply to excavations up to 6 m away from a building or structure on neighbouring land, subject to depth criteria which the Act sets out.
The details that Discovers must supply 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 associating with Area 2 works is set out in Section 3 of the Act. It is very important to keep in mind that the validity of any notice not offering all the relevant details or served in the incorrect way, could be available to challenge in Court.
There is no standard type of Notification although many people utilize those published by the RICS or variations added to the explanatory pamphlet released by the Department for Communities and Local Government. Offered all the information needed by the relevant section of the Act is present, a simple letter would be equally legitimate.
Depending upon the scenarios of any provided task there may be more than one adjacent owner on whom observe requirements to be served in regard of the same work and, when it comes to deep excavations, an Adjacent Owner might be aside from an immediate neighbour. It is always more suitable to go over the designated deal with adjacent owners before serving them with official composed notice – a proposal well described may relieve issues adequate to prevent a disagreement developing and avoid the need to appoint property surveyors.
There are 2 exceptions where the requirement to serve notice may be prevented:
- De minimis works: The government’s explanatory pamphlet states that some deal with a party wall may be so small that service of notice under the Act would be generally considered as not needed and give as examples works unlikely to affect the structural strength or assistance functions of a party structure or cause damage to the neighbours side of it, such as re-plastering, shallow chasing for electrical circuitry or inserting power sockets, and screws to support racks, kitchen area cabinets, and so on.
- Works under Area 2 of the Act provided that composed authorization is gotten from all Adjoining Owners and Occupiers prior to work commences.
The three types of Notification are known, respectively as:
- Section 1: Line of Junction Notification
- Area 3 (for S2 works): Party Structure Notification
- Area 6: Notice of Adjacent Excavation
A party structure notification need to be served at least two months prior to the date on which it is proposed to begin that work. The other two notices should be served a minimum of one month prior to work commencing.
The compulsory information which Notices need to contain are as follows:
- Line of Junction Notification:
- A sign of the structure owner’s desire to build a wall.
- A description of the wall.
- Party Structure Notice:
- The name and address of the structure owner.
- The nature and particulars of the proposed work.
- The date on which the proposed work will begin.
- Notice of Adjacent Excavation:
- An indicator of the structure owner’s proposals.
- A declaration regarding whether or not the building owner proposes to underpin or otherwise reinforce or secure the structures of the building or structure of the adjoining owner.
- Accompanying sections and strategies 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 website.
The majority of the pro-forma notices in use consist of the following info as a matter of course regardless of the kind of notice:
- The date of the notice.
- If different), the name and addresses of both the building and adjoining owners (and the addresses of the residential or commercial properties being worked on/affected.
- A declaration regarding the commencement of works relative to the proper notification duration.
- An advisory note describing what occurs if the recipient actively dissents from the works or fails to react within 2 week.
Section 10 of the Act specifies that where an adjoining owner does not consent in writing to works alerted by the structure owner under Sections 3 and 6, both celebrations need to either settle on the visit of a single property surveyor to act for both of them (called the Agreed Property Surveyor), or each designate their own surveyor, to figure out by award matters in dispute between the parties.
Where a job is straightforward, this might just involve consideration of the time and way in which those works are to be carried out. In more complex schemes, believed will have to be given to a commensurately greater number of factors and indeed designated property surveyors have the statutory jurisdiction to make an award in regard of any matter gotten in touch with any work to which the act relates.
The very same procedure is utilized to resolve any subsequent conflicts in between neighbouring owners that might emerge in relation to the alerted works, including any loss or damage suffered by an adjoining owner as a result of their execution.
Inactiveness on the part of the adjoining owner does not stop the statutory process. A disagreement can arise by an adjacent owner actively dissenting, that is, interacting to the structure owner an objection in respect of some matter developing out of or incidental to the works – the means of making that objection are trivial, but if he remains quiet, neither dissenting nor consenting for a duration of 14 days after having actually been served with a Notification under either Section 3 or Area 6, the Act deems a dissent to have actually emerged in any event.
There is no deemed dissent arrangement in Section 1 of the Act. A valid dispute can still develop, and property surveyors be appointed in accordance with Area 10, in regard of works alerted under that area but only as regards actual dissent on specific grounds. An adjoining owner’s reasons for disputing Area 2 and Area 6 works are hardly ever defined prior to the visit of property surveyors and in most cases not even then.
Where dissent has actually arisen, whether real or deemed, both owners are legally required to select a concurred property surveyor or, if they can not collectively agree on a bachelor, a surveyor each and if asked for to make such a visit by the other party, need to do so within 10 days of the demand being served. Failure to comply, automatically offers the owner making the demand the statutory authority to select a surveyor on behalf of the recalcitrant party. This treatment is set out in section 10( 4) of the Act.
Where 2 surveyors are selected, they are required to agree upon the selection, in composing, of a 3rd property surveyor who might be called upon by either of the property surveyors or either of the celebrations to identify the disputed matters and make the essential award. The third property surveyor is never designated by anybody however the Act provides the individual so chose the same statutory powers as the two property surveyors.
3rd surveyors are most typically called upon where the two surveyors have actually reached an impasse in their deliberations over some specific point and often this can be in regard on the reasonableness of the fees of the property surveyor selected by the adjoining owner. Hardly ever will a third surveyor be asked to prepare an award in respect of the entire works but might join with one or other of the two surveyors to do so if the need develops.
There is no meaning of who can be a surveyor, however it should not be the same individual that will supervise the works.
The award will set out the works that can be carried out, who will pay the fees for the preparation of the award and evaluation of the works to make sure that they abide by the works, and who will spend for the works. If the work is entirely for the advantage of the building owner, then they will typically be needed to pay the charges and the expense of the works.
Parties have 14 days to appeal to the county court if they disagree with the award.
The Act enables access to the adjoining property for the functions of carrying out the works whether the adjacent owner gives permission or not, however they need to be given 2 week notification.
NB: The intro of The Party Wall and so on. Act 1996 (Electronic Communications) Order 2016 indicates that from 6 April 2016, notices and other documents can be served by electronic communications.
The details that Sees must provide in respect of works covered the above sections is various in each case. The requirements of Section 1 and Area 6 Notifications are set out in those sections but the requirements of a Notice relating to Section 2 works is set out in Section 3 of the Act. A legitimate disagreement can still arise, and property surveyors be selected in accordance with Area 10, in respect of works notified under that area however just as concerns real dissent on particular grounds. An adjoining owner’s reasons for disputing Area 2 and Section 6 works are hardly ever specified prior to the visit of property surveyors and in numerous cases not even then.
Where dissent has emerged, whether actual or considered, both owners are lawfully obliged to appoint a concurred surveyor or, if they can not collectively agree on a single individual, a surveyor each and if requested to make such an appointment by the other party, must do so within 10 days of the demand being served.
Around the Web