Party wall notices in London

How much notice the Act requires

The periods are fixed in the Act. A line-of-junction notice must reach the neighbour at least 1 month before the work. A party structure notice needs at least 2 months. An excavation notice needs 1 month.

Excavation has its own geometry. A notice is needed where you dig within 3 metres of a neighbouring building and deeper than its foundations, or within 6 metres where the dig cuts a 45° line drawn down from the neighbour's foundations. Our drawings show those lines, because that is the only way to know whether the rule bites.

Count back from the day you want to start, not forward from the day you decide. A neighbour's silence is not consent, and a builder booked for a date cannot move a statutory period.

What happens after the neighbour receives it

The neighbour has three choices. They can consent in writing and the work goes ahead. They can serve a counter-notice, which for a party structure notice must be done within 1 month, asking for additional works to protect their own property. Or they can do nothing.

Doing nothing is treated as a dispute once 14 days have passed without consent. The Act then provides for surveyors to settle terms in a written award, and an award can be appealed to the county court within 14 days of service. If a neighbour does not name a surveyor within 10 days of being asked, the Act lets the building owner appoint one on their behalf.

TODO (owner): confirm whether the practice recommends or appoints party wall surveyors, and the wording to use here

Whichever route applies, a clear set of drawings and a method statement shortens the negotiation, which is why we always attach them.

Timing, lapse and rights of entry

A served notice does not last for ever: it lapses if the work has not begun within 12 months of service. If planning is slow, serve later rather than earlier, or you will be doing it twice.

The Act also gives you a right to enter the neighbour's land where that is needed to do the work, on proper warning. The rule reads: At least 14 days' notice of entry for works (except emergencies). Plan the access with your builder so that the warning is given in good time.

None of this replaces the other consents. Your planning drawings go to the council, and your building regulations drawings go to building control. Party wall notices go to neighbours. Run the three in parallel and the programme stays short.

What our notice service includes and what it costs

A notice costs £45 per adjoining owner, VAT included. We draft it to the format the Act expects, attach the drawings that show the work and its position against the boundary, and issue it. You tell us who the adjoining owners are, or we help trace them from the title.

We keep a record of service dates, because the dates are what prove you started lawfully. If a neighbour responds, we log the reply and tell you what it means and what your options are. The fee covers the notices only. Surveyors' fees under an award, where there is a dispute, are separate and are set under the Act, not by us.

Common mistakes we see

A common mistake is assuming a friendly neighbour makes the notice unnecessary. Goodwill does not end a lawful obligation, and a future owner may not be as relaxed. The second is serving at the wrong address or on the wrong person, particularly with leasehold flats.

A third is notice that does not describe the work, so the neighbour cannot judge the risk. We prevent that with sections and plans. The fourth is starting early: excavating a week before the period ends, because the builder arrived early. Treat the start date as fixed by the Act.

If you are also adding a loft or an extension, see our loft conversion drawings page, since both can need a notice. The official explanation is the Party walls and building work (GOV.UK guide, updated 17 Oct 2024), which we are happy to talk through with you.

Party wall advice for your borough

The Act is the same across England, but the buildings are not. A Victorian terrace has shared chimney breasts and thin party walls, while an interwar semi has a single leaf. Our council pages describe the housing mix and conservation controls behind these differences. Start with Camden's planning facts, or see every borough under architectural drawings by area.