Opening a Party Wall Notice can feel a bit alarming—especially if you weren’t expecting building work next door. The key thing to know is this: a notice doesn’t automatically mean a dispute, and it doesn’t mean work is happening tomorrow. It’s a formal step under the Party Wall etc. Act 1996 that gives you time and options.
Here’s a practical, step-by-step guide to what to do next.
1) Don’t ignore it (the 14-day clock matters)
From the day you receive the notice, you typically have 14 days to respond.
If you do nothing, the Act treats that as a dissent (a “dispute” in legal terms), and surveyors may need to be appointed. That isn’t always a bad thing, but ignoring the letter removes your chance to choose the simplest route.
Action: Make a note of the date you received it and aim to respond promptly.
2) Read the notice carefully: what work is being proposed?
Look for:
- What exactly they intend to do (extension, loft conversion, beams into the wall, excavation, etc.)
- Where it will happen (party wall, boundary line, near your foundations)
- Their proposed start date
- Any drawings or supporting details
If the description is vague or there are no drawings, it’s reasonable to ask for more information.
Action: Check whether the notice includes enough detail to understand the works.
3) Check whether you are the correct “adjoining owner”
Notices should be served on the correct legal owner(s). If:
- your home is jointly owned, both owners should be included,
- you’re a leaseholder, sometimes the freeholder also needs to be served (depending on circumstances),
- it’s a converted building, there may be multiple adjoining owners affected.
Action: Confirm the notice is addressed correctly and covers all relevant owners.
4) Speak to your neighbour (if relations allow)
A short, calm conversation can prevent weeks of worry and misunderstanding. You can ask:
- What are you planning to do and why?
- Do you have drawings/engineering details you can share?
- What’s your expected timeline?
- Who is your builder and how will the site be managed?
This doesn’t replace the formal process, but it often makes the formal response easier.
Action: Have a friendly chat if you can—especially before you decide whether to consent.
5) Understand your three response options
You generally have three choices:
Option A — Consent (agree)
You can consent in writing if you’re comfortable with the proposals.
Tip: Even if you consent, it’s often wise to request a Schedule of Condition (photos/record of your property’s current condition). That protects both sides if any damage is later alleged.
Option B — Dissent and appoint a surveyor
If you’re unsure, or you want formal protections, you can dissent. This triggers the surveyor process under the Act, leading to a Party Wall Award.
You may be able to:
- agree on one Agreed Surveyor (often quicker and cheaper), or
- appoint your own surveyor (two surveyors route).
Option C — Do nothing (not recommended)
If you do not reply within 14 days, it is treated as a dissent anyway—so it’s better to actively choose your route.
6) What should influence your decision?
Here are sensible reasons to consent:
- The works look low risk and are clearly explained
- You trust the neighbour to manage the project properly
- You’ve got reassurance like a Schedule of Condition
Here are sensible reasons to dissent:
- The works involve excavation, steelwork, underpinning, or significant demolition
- You’re worried about cracking, vibration, noise, or access
- You want the protection of a Party Wall Award and a clear process if damage occurs
- The information is unclear and you want independent input
Dissenting doesn’t mean you’re being difficult—it’s often just choosing a protective framework.
7) Request a Schedule of Condition (this is one of the most important protections)
A Schedule of Condition is a written and photographic record of your property before works start. If there is later a damage allegation, it’s the baseline evidence.
A good schedule:
- covers the relevant rooms and elevations,
- includes clear photos and notes,
- records existing cracks/defects.
Action: Ask for a Schedule of Condition whether you consent or dissent.
8) Reply in writing (and keep a copy)
Whatever you decide, reply in writing and keep a record. Your reply should clearly state:
- whether you consent or dissent,
- any reasonable requests (e.g., schedule of condition, contact details for the builder, access arrangements),
- how you want communication handled.
If you’re unsure, get advice before you reply—but don’t let the 14 days slip.
9) If you’re worried, get professional advice quickly
If the works are complex (basement/underpinning/major excavation), or you don’t feel confident assessing the risk, a quick call with a party wall professional can save a lot of stress.
Need help deciding how to respond?
If you’ve received a Party Wall Notice and want to know the safest, fairest way to respond, email mail@howorth.uk or call 07794 400 212. Send a photo/scan of the notice if you can, plus any drawings, and we’ll explain your options and the likely next steps.