Party Wall vs Party Structure: What’s the Difference?
Hourican & Associates Ltd |
Chartered Building Consultancy specialising in Party Wall surveying across London (FPWS, Pyramus & Thisbe; regulated by RICS, CIOB & MCABE).
Why This Distinction Matters for Your Project
If you’re planning building works in London—loft conversion, internal alterations, rear extension, or a basement—compliance with the Party Wall etc. Act 1996 may be required. Knowing whether your works affect a party wall or a party structure determines the correct notice type, notice period, and surveyor process. Serving the wrong notice risks delay, cost and disputes.
Guidance only; not legal advice. Every project is unique and must follow UK law and local authority requirements.
Definitions Under the Party Wall etc. Act 1996
What is a Party Wall?
- A wall standing on the land of two owners that forms part of a building; or
- A wall standing wholly on one owner’s land but separating two buildings of different owners; or
- A wall built astride the boundary (subject to consent).
Typical examples: the dividing wall between terraced or semi‑detached houses; a boundary wall forming part of both properties.
What is a Party Structure?
A broader term that includes a party wall and horizontal or internal elements dividing different ownerships within one building.
- Floors and ceilings between flats
- Internal walls separating two ownerships within a block
- Shared structural elements between commercial units
Key point: party structures can be walls, floors, or ceilings—not just boundary walls.
Why the Difference Affects Procedure
| Scenario | Relevant Notice | Minimum Notice Period |
|---|---|---|
| Works to a party wall/party structure (e.g., cutting in steel, removing chimney breast) | Party Structure Notice (rights under Section 2; notice requirements set out in Section 3) | 2 months before works start |
| Excavation near neighbouring structure (e.g., basement underpinning) | Adjacent Excavation Notice (Section 6) | 1 month before works start |
| Building a new wall at or astride the boundary | Line of Junction Notice (Section 1) | 1 month before works start |
Allow additional time for appointments, schedules of condition and agreeing the Party Wall Award.
Practical Examples
- Loft conversion: Cutting steel beams into the dividing wall = Party Structure Notice (2 months).
- Flat renovation: Removing a shared chimney breast or altering a floor/ceiling between flats = Party Structure Notice (2 months).
- Basement conversion: Underpinning a shared wall and excavating within 3m/6m of a neighbour = Section 6 notice (1 month), often alongside a Party Structure Notice.
Why Choose Hourican Associates
- Chartered & Accredited: Members of FPWS and Pyramus & Thisbe; regulated by RICS, CIOB & MCABE.
- Correct Notices First Time: We identify whether your works affect a party wall or party structure and serve compliant notices with accurate drawings and descriptions.
- Detailed Schedules of Condition: High‑quality photographic records protect all parties.
- Robust Awards & Monitoring: Clear method statements, sequencing and safeguards to minimise risk.
- Neighbour Liaison: We keep matters professional and amicable—crucial in London’s dense housing.
Frequently Asked Questions
A party wall is a vertical wall dividing two properties; a party structure includes party walls and horizontal elements such as floors/ceilings separating different ownerships within one building.
That’s a party structure matter. You’ll generally serve a Party Structure Notice for works under Section 2 (with requirements in Section 3), giving at least 2 months’ notice before starting.
A 1‑month minimum applies to Adjacent Excavation Notices (Section 6) and Line of Junction Notices (Section 1). For example, basement excavations within 3m/6m of a neighbour require a Section 6 notice.
Yes. A basement conversion might need a Party Structure Notice (for cutting into a party wall) and a Section 6 notice (for excavation). We identify and serve the correct combination to avoid delays.
An incorrect notice can be invalid, causing the process to restart and risking injunctions if works proceed. Our surveyors ensure the correct notice is served first time.
Usually the building owner undertaking the works pays their own surveyor and the reasonable fees of the adjoining owner’s surveyor(s).
Yes—if both parties agree, Hourican Associates can act as the Agreed Surveyor, often reducing time and cost.
They provide a photographic and written record of the adjoining property before works begin, protecting both parties if damage is alleged. They’re strongly recommended for most party wall/structure works.
Talk to a Chartered Party Wall Surveyor
Unsure whether your plans affect a party wall or a party structure? We’ll review your drawings, confirm the correct notices, prepare schedules of condition and agree a robust Award.
Get a Free ConsultationDisclaimer: Fees are indicative and depend on property size, access, and the complexity of works. Schedule of Condition Surveys are strongly advised for most excavation or structural alteration projects under the Party Wall etc. Act 1996. For tailored legal guidance, please book a formal consultation with a qualified surveyor.
Richard Hourican, Company Director
BSc (Hons). HND Build. MCIOB. C.Build E MCABE. ARICS. MFPWS. MPTS
As a specialist Party Wall surveyor, Richard Hourican will protect your interests during building works.
Are you planning a building project – perhaps an extension, loft conversion or basement – that is on or adjacent to your property’s boundary line? Or has a ‘Party Wall’ notice dropped on the doormat informing you of a neighbour’s impending works?
It’s essential to understand all the implications of building plans. If you don’t, it could cost thousands. Our job is to ensure everything is done correctly – and that it doesn’t!
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