Your neighbour’s right to object
After you serve a Party Wall Notice, the adjoining owner has 14 days to reply. If they dissent (object) or raise concerns, this doesn’t necessarily stop your project—but it does trigger the Act’s formal dispute-resolution process. The aim is to agree protections and a clear method for carrying out the work, rather than letting the situation escalate into a personal dispute.
What if your neighbour doesn’t respond?
If there is no reply within 14 days, the law treats this as a dissent. In other words, silence is not consent. The process then moves forward to surveyor appointment so that the matter can be dealt with properly and fairly.
Appointment of Party Wall surveyor(s)
Once a dissent occurs (either by objection or no response), surveyors are appointed in one of two ways:
- One Agreed Surveyor
Both owners jointly appoint a single impartial surveyor to act for them both. - Two Surveyors
Each owner appoints their own surveyor. The two surveyors then work together and, if needed, refer disagreements to a third surveyor.
Surveyors are required to act independently and impartially under the Act, even if appointed by one owner.
What the surveyor(s) do
The surveyor’s job is to review risk, set safeguards, and put the arrangements into a formal document. This usually includes:
- Reviewing the proposed works (drawings, method statements, structural details)
- Inspecting the properties, often including a Schedule of Condition of the adjoining owner’s property to record its pre-works state
- Assessing how the work could affect the neighbour and what precautions are needed
- Agreeing practical measures such as working hours, access arrangements, vibration/dust controls, temporary support, and protection details where relevant
- Setting out how damage will be handled, including making good, compensation, and post-works checks
The Party Wall Award
If the dispute process proceeds, the outcome is typically a Party Wall Award (sometimes just called “the Award”). This is a legal document that sets out:
- Exactly what work is permitted under the Act
- How and when it must be carried out
- Any required safeguards and protections
- Procedures for access (if needed)
- How to deal with damage or issues arising from the works
Is the Award legally binding?
Yes. Once agreed and served, the Party Wall Award is legally binding on the parties. It provides a clear route to proceed with the works while reducing uncertainty and giving both owners defined protections.
Why professional help matters
Neighbour objections can be stressful and time-consuming if handled informally. Involving experienced party wall surveyors early can:
- Keep communication calm and structured
- Reduce delays by ensuring the correct procedure is followed
- Put proper protections in place before work starts
- Help prevent disputes from turning into legal action
Need support if a neighbour has objected?
If your neighbour has dissented (or hasn’t responded), email mail@howorth.uk with your address, a description of the works, your notice date, and any drawings you have. We can advise on the next steps and help move the process forward properly.