A party wall award is the formal legal document that governs building work affecting shared walls and boundaries. Despite its name, it's not an "award" in the sense of recognition – it's a legally binding agreement that sets out exactly what work can be done, how it must be carried out, and what happens if things go wrong. This comprehensive guide explains everything you need to know about party wall awards in London.
What is a Party Wall Award?
A party wall award is a formal document prepared by appointed party wall surveyors that:
- Details the proposed works with technical specifications
- Sets out permitted methods and construction procedures
- Establishes working hours and access rights
- Protects all parties' interests (building owner and adjoining owner)
- Provides dispute resolution mechanism if issues arise
- References schedule of condition as baseline evidence
- Specifies surveyor fees and who pays what
When is an Award Required?
A party wall award becomes necessary when:
- Your neighbour dissents to your party wall notice (withholds consent)
- Your neighbour doesn't respond within 14 days (deemed dissent)
- A dispute arises about the proposed works
- Works are complex or high-risk (e.g., basement excavations)
Important: Dissent is NOT confrontational or negative. It's a sensible step that ensures proper procedures and protections are in place. Many surveyors recommend dissenting for all but the simplest works.
What's Included in a Party Wall Award?
A comprehensive party wall award typically contains 10-15 pages covering:
1. Parties and Properties
- Building owner's name and address
- Adjoining owner's name and address
- Property addresses and descriptions
- Surveyor names and contact details
- Date of award
2. Description of the Works
- Detailed specification of all proposed works
- Architectural drawings referenced and attached
- Structural engineer reports (if applicable)
- Phasing of works (if multiple stages)
- Materials to be used
3. Permitted Works and Methods
- Specific interventions to party walls allowed
- Depth and locations of cutting or drilling
- Temporary support requirements
- Underpinning methods (if required)
- Weather proofing and flashing details
4. Working Hours and Access
- Standard hours: Monday-Friday 8am-6pm, Saturday 8am-1pm
- No work Sundays or bank holidays
- Access rights to adjoining property (if needed)
- Notice period for accessing neighbour's land
- Making good access areas afterward
5. Schedule of Condition
- Reference to pre-work condition survey
- Date schedule was completed
- Confirmation copies provided to all parties
- Agreement that schedule forms baseline for damage claims
6. Protection and Insurance
- Protective measures required during works
- Temporary support or propping specifications
- Dust sheets, protective coverings
- Insurance requirements (often £5-10 million public liability)
7. Monitoring and Inspections
- When surveyor inspections will occur
- Advance notice required for inspections
- Critical stages requiring inspection (e.g., before backfilling)
- Monitoring of structural movement if required
8. Rights and Obligations
- Building owner's rights to carry out works
- Adjoining owner's right to inspect
- Right to make good any damage
- Obligation to minimize disruption
- Obligation to restore property if damaged
9. Dispute Resolution
- Process if disagreements arise during works
- Third surveyor appointment mechanism
- How disputes will be determined
- Costs of dispute resolution
10. Costs and Fees
- Building owner's surveyor fees
- Adjoining owner's surveyor fees (paid by building owner)
- Schedule of condition costs
- Any agreed surveyor fees (if using one surveyor)
- Payment terms and timelines
How is a Party Wall Award Prepared?
The Award Preparation Process:
- Surveyor Appointment (Week 1):
- Building owner serves party wall notice
- Adjoining owner dissents (or doesn't respond)
- Each party appoints a surveyor OR both agree on an Agreed Surveyor
- Initial Site Visit (Weeks 2-3):
- Surveyor(s) inspect both properties
- Schedule of condition prepared for adjoining property
- Photographs and detailed notes taken
- Technical Review (Weeks 3-4):
- Surveyors review architectural plans
- Assess proposed methods and materials
- Identify any concerns or additional requirements
- May request structural engineer input
- Negotiation (Weeks 4-6):
- Surveyors negotiate terms of award
- Working hours agreed
- Access arrangements finalized
- Protective measures specified
- Any modifications to original plans discussed
- Award Drafting (Weeks 6-7):
- Lead surveyor drafts award document
- Both surveyors review and agree wording
- Final technical specifications added
- Drawings and schedules attached
- Award Service (Week 8):
- Both surveyors sign the award
- Award served on building owner and adjoining owner
- 14-day appeal period begins
- Appeal Period (Weeks 8-10):
- Either party can appeal within 14 days
- Appeals heard by third surveyor if requested
- If no appeal, award becomes final
- Works Commence (Week 10+):
- Building work can start after appeal period expires
- Award terms must be followed throughout
Your Rights Under a Party Wall Award
As the Building Owner:
- Right to proceed: Once award served, you can carry out the specified works
- Right of access: To adjoining property if award permits (with reasonable notice)
- Protected methods: Clear specification of what you can do prevents later disputes
- Cost certainty: Surveyor fees agreed upfront
As the Adjoining Owner:
- Property protection: Award ensures proper procedures and safeguards
- Schedule of condition: Baseline evidence for any damage claims
- Working hours control: Limits disruption to reasonable times
- Right to inspect: Can check works are compliant with award
- Damage remediation: Building owner must make good any damage
- Zero cost: You pay nothing (building owner pays all surveyor fees)
Enforcing a Party Wall Award
If either party breaches the award terms:
For Minor Breaches:
- Contact the other party directly to resolve
- Inform surveyors of the breach
- Surveyors can mediate and require compliance
- Surveyor determination on the breach
For Serious Breaches:
- Formal written notice of breach sent
- Request immediate cessation of non-compliant works
- Third surveyor determination if surveyors can't agree
- County Court enforcement: Award is enforceable like a court order
- Injunction: Court can stop works if award being ignored
- Damages: Compensation for losses caused by breach
Frequently Asked Questions
Yes, you can appeal within 14 days of receiving the award. Your appeal is heard by an independent third surveyor whose decision is final. However, you cannot simply refuse an award – the Act requires one to be prepared if there's dissent.
Awards don't have an expiry date for the works specified. However, if works don't commence within a reasonable time (typically 12 months), it may be advisable to update the schedule of condition. If plans change significantly, a new notice and award may be required.
If you need to do additional works not covered by the original award, you must serve a new party wall notice for those additional works. You cannot simply expand the scope mid-project. Unauthorized works breach the award and can be stopped.
Yes, but only with agreement of both surveyors (and therefore both parties). Minor amendments (like adjusting working hours for a specific day) can be agreed informally. Major changes require a formal amendment to the award or a new award entirely.
Yes. Both the building owner and adjoining owner receive a signed copy of the award. Each surveyor also keeps a copy. The award should be kept safe as it's an important legal document that may be needed if disputes arise or for future reference.
Need a Party Wall Award Prepared?
Our experienced surveyors prepare comprehensive, legally robust party wall awards that protect all parties and ensure smooth project completion.
Get Expert HelpConclusion: Essential Protection for All Parties
Party wall awards might seem like bureaucratic documents, but they're essential protection mechanisms that benefit everyone involved in building projects. By clearly setting out what can be done, how it must be done, and what happens if things go wrong, awards prevent disputes and ensure smooth project completion.
Key takeaways:
- Awards are legally binding documents enforceable through courts
- Required when neighbour dissents or doesn't respond to notice
- Prepared by qualified party wall surveyors over 4-8 weeks
- Contains detailed specifications, working hours, and protections
- References schedule of condition as damage baseline
- Building owner pays all surveyor costs
- Both parties have specific rights and protections
- Appeals possible within 14 days to third surveyor