It depends on the risk level of the works, how clear the information is, and how comfortable you feel relying on goodwill alone. Dissenting isn’t “being difficult” — under the Party Wall etc. Act 1996 it’s often just choosing a formal protection framework (Schedule of Condition + Party Wall Award).
Here’s a practical way to decide.
Step 1: Understand your options
When you receive a Party Wall Notice you generally have three choices (within 14 days):
1) Consent
You agree the works can go ahead without a Party Wall Award.
2) Dissent
You do not consent, which triggers the surveyor process and usually results in a Party Wall Award.
3) Do nothing
This is treated as a dissent anyway — so it’s better to choose actively.
When consenting can make sense
Consent is often reasonable when:
- The works are low risk (for example, minor works directly to the party wall with limited structural impact)
- You’ve been given clear drawings/details and you understand what’s happening
- The neighbour is organised and communicative
- There is no excavation near your foundations and no major structural change
- You’re comfortable that if something does go wrong, it can be dealt with sensibly
Best practice if you consent: ask for a Schedule of Condition anyway (a photo record of your property’s current condition). This protects both sides and can prevent future arguments.
When dissenting is usually the wiser option
Dissent is often the safer route when:
- The works involve excavation (new foundations, basement works, underpinning, drainage runs at depth)
- There are steel beams being inserted into the party wall (loft conversion/opening up)
- Chimney breasts or structural elements attached to the party wall are being removed
- You’re concerned about cracking, vibration, noise, dust, access, or weatherproofing
- The notice is vague, missing drawings, or the method isn’t clear
- The neighbour relationship is strained or communication is poor
- You simply want a clear process for damage, access, and safeguards
Dissenting triggers surveyors to produce an Award that sets out:
- what work is permitted,
- how it must be done,
- working hours and protections,
- access arrangements,
- and how any damage will be handled.
That structure is often reassuring and reduces disputes.
A simple “risk check” you can use
If the answer is “yes” to any of these, dissent is often sensible:
- Is there excavation close to your property?
- Are they cutting into the party wall for steelwork?
- Are they removing a chimney breast attached to the party wall?
- Is the project a basement/underpinning or anything unusually complex?
- Are details unclear or is the start date soon?
If the work is minor, clearly explained, and you’re comfortable — consent may be fine (ideally with a Schedule of Condition).
Agreed Surveyor vs your own surveyor (if you dissent)
If you dissent, you can usually choose between:
- Agreed Surveyor (one impartial surveyor for both owners): often cheaper and quicker for straightforward work
- Two surveyors (one each): often better where works are complex or relations are tense
You don’t have to decide this instantly, but it helps to understand the options.
Practical advice before you respond
Before you consent or dissent, consider asking the neighbour for:
- drawings (existing/proposed plans),
- structural details (especially for beams/foundations),
- the programme (timing and stages),
- builder details and how they’ll manage the site.
Clear information often reduces worry and helps you choose confidently.
Want help deciding based on your actual notice?
Email mail@howorth.uk or call 07794 400 212 and send a photo/scan of the notice (and any drawings if you have them). We’ll tell you whether consent is realistic or whether dissenting for an Award is the safer route for your situation.