Party Wall Act explained
The Party Wall etc. Act 1996 sets out a process for certain building work affecting party walls, boundaries and nearby excavations in England and Wales.
Last reviewed: August 2026
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You may need to serve a formal party-wall notice before carrying out certain work to a shared wall or structure, building on a boundary, or excavating near a neighbour’s building.
The Act applies in England and Wales. It is separate from planning permission and building-regulations approval; you may need to deal with more than one process.
What is a party wall?
A party wall is commonly a wall shared by two properties. It can also include a wall that stands on one owner’s land but separates two buildings, or a party structure such as a floor or partition between flats in different ownership.
The Act can also apply to certain boundary walls and to excavation close to a neighbouring building, even where there is no shared wall.
When might the Party Wall Act apply?
The Act commonly applies to three broad categories of work:
| Type of work | Examples |
|---|---|
| Work to an existing party wall or structure | Cutting into a party wall, removing a chimney breast, raising or lowering a wall, or structural work affecting a shared wall or floor. |
| New building at the boundary | Building a new wall on, or close to, the line of junction between two properties. |
| Excavation near a neighbour’s building | Excavating for foundations, basements or extensions within the relevant distance and depth rules. |
Not all building work triggers the Act. A professional can help assess whether the proposed work falls within its scope.
How much notice do you need to give?
Notice periods depend on the type of work. As a general guide:
- Two months: for certain work to an existing party wall or party structure.
- One month: for certain new boundary work or excavation work.
Notices must contain the required information and should be served before work begins. Do not rely on an informal conversation with a neighbour as a substitute for a valid notice.
What happens after you serve notice?
An adjoining owner can consent to the proposed work, request changes, or dissent. If there is no written consent within the relevant timescale, a dispute can be treated as having arisen under the Act.
Where there is a dispute, the owners may appoint an agreed surveyor, or each owner may appoint their own surveyor. The surveyor or surveyors can produce a party wall award, setting out how and when the work may proceed and any protections required.
What is a party wall award?
A party wall award is a written document prepared by the appointed surveyor or surveyors. It may set out the planned works, working hours, access arrangements, protections for neighbouring property and a record of its condition before work starts.
The award process is intended to help prevent or resolve disputes. Costs and responsibilities can depend on the circumstances, so discuss these with the surveyor before proceeding.
Before you start work: a checklist
- Define the proposed work and obtain drawings where appropriate.
- Check whether planning permission or building-regulations approval is also needed.
- Identify all relevant adjoining owners.
- Get advice on whether the Party Wall Act applies.
- Serve the correct notice with enough time before work starts.
- Keep written records of notices, responses and agreements.
- Do not begin relevant work until the process is properly resolved.
Party Wall Act FAQs
Do I need my neighbour’s permission to carry out work?
The Act provides a formal notice and dispute-resolution process for certain work. Your neighbour can consent or dissent, and a dispute may be resolved through the party-wall surveyor process. Get advice for your specific situation.
Does the Party Wall Act apply to a loft conversion?
It can apply if the work affects a party wall or party structure, for example by cutting into a shared wall or altering structural support. The exact work matters.
Does the Party Wall Act apply to an extension?
It may apply where an extension involves work at the boundary, affects a party wall, or requires excavation near a neighbouring building.
Does planning permission replace a party-wall notice?
No. Planning permission, building regulations and party-wall matters are separate processes. One approval does not automatically satisfy the requirements of another.
Can work start if my neighbour does not reply?
No response can lead to a dispute being treated as having arisen under the Act. The surveyor appointment and award process may then be needed before relevant work proceeds.