Building Owner’s Surveyor in London
Planning a loft conversion, rear extension, basement excavation, chimney removal or structural alteration near a neighbour? Hourican Associates act as your appointed Building Owner’s Surveyor, helping you serve valid Party Wall Notices, manage neighbour responses and agree a clear Party Wall Award where required under the Party Wall etc. Act 1996.
What Is a Building Owner’s Surveyor?
A Building Owner’s Surveyor is the party wall surveyor appointed by the owner carrying out building works that fall under the Party Wall etc. Act 1996. The “Building Owner” is the person proposing the works. The “Adjoining Owner” is the neighbouring owner affected by those works.
Although your Building Owner’s Surveyor is appointed by you, their statutory role is not to act like a solicitor or adversarial representative. Once appointed under the Act, a party wall surveyor must administer the Act properly and help resolve matters fairly and practically. Our job is to protect your position by ensuring the correct procedure is followed, the works are properly described, the adjoining owner’s rights are respected, and your project can proceed without avoidable delay.
Building Owner Responsibilities Under the Party Wall Act
If your works are notifiable, you are responsible for serving the correct notice on every relevant adjoining owner before the works begin. This may include freeholders, long leaseholders and, in some cases, more than one owner for the same neighbouring property.
- Identify whether the Party Wall Act applies to your proposed works before construction starts.
- Serve the correct notice type, such as a Section 1, Section 2 or Section 6 notice.
- Allow the correct notice period before starting notifiable works, unless earlier written agreement is obtained.
- Notify all relevant adjoining owners, not just the neighbour you normally speak to.
- Provide suitable plans, sections or structural information where required, especially for excavations and basement works.
- Resolve any dissent or deemed dispute through appointed surveyors before starting works covered by the Act.
- Make good or compensate for damage caused by works carried out under the Act.
If notices are missed, invalid or served too late, the project can be delayed and an adjoining owner may seek legal remedies. Early professional advice helps reduce that risk.
Which Party Wall Notices Might a Building Owner Need?
The correct notice depends on the type of work proposed. A single project can require more than one notice, particularly where a rear extension, basement, loft conversion or structural alteration affects both a party wall and nearby foundations.
| Notice Type | Common Trigger | Typical Notice Period |
|---|---|---|
| Section 1 Notice Line of Junction |
Building a new wall on or up to the boundary line. | Usually 1 month |
| Section 2 Notice Party Structure Notice |
Cutting into, raising, underpinning, thickening, repairing or altering a party wall or party structure. | Usually 2 months |
| Section 6 Notice Adjacent Excavation |
Excavating within 3 metres or 6 metres of a neighbouring structure where the proposed excavation is deep enough to fall within the Act. | Usually 1 month |
Hourican Associates can review your drawings and advise which notices apply. We can also prepare and serve your Party Wall Notices in London so the process starts correctly.
When Do Building Owners Usually Need a Party Wall Surveyor?
You should seek advice before serving notice if your project involves works close to a shared wall, party structure, boundary or neighbouring foundations. Common London projects include:
- Loft conversions, including steel beams bearing into a party wall.
- Chimney breast removals from a shared party wall.
- Rear extensions and side return extensions near a neighbour’s foundations.
- Basement extensions and basement conversions, including underpinning or deep excavation.
- Excavations within 3 metres or 6 metres of neighbouring buildings or structures.
- Works to party structures in flats, maisonettes and converted buildings.
- New walls built up to or astride a boundary line.
What Happens After a Party Wall Notice Is Served?
Once notice is served, the adjoining owner can usually consent, dissent and appoint their own surveyor, agree to use an Agreed Surveyor, or fail to respond. If there is no valid written consent within the statutory period for Section 2 or Section 6 matters, a dispute is deemed to have arisen and the surveyor appointment process begins.
- If the adjoining owner consents: a Party Wall Award may not be needed, although a Schedule of Condition is often still sensible before work begins.
- If the adjoining owner dissents: surveyors are appointed to agree a Party Wall Award.
- If the adjoining owner does not respond: this can create a deemed dispute and the Act’s surveyor procedure is followed.
- If both owners agree to one surveyor: an impartial Agreed Surveyor can deal with the matter for both sides, often reducing time and cost.
How Our Building Owner’s Surveyor Service Works
We provide a clear, structured process for property owners carrying out building works across London.
-
Initial review of your project
Send us your drawings, structural information and site address. We review the proposed works and identify which parts may fall under the Party Wall Act. -
Adjoining owner and notice strategy
We help identify relevant adjoining owners and advise whether Section 1, Section 2 and/or Section 6 notices are needed. -
Preparation and service of notices
We draft and serve valid Party Wall Notices with the correct wording, dates, ownership details and supporting drawings where required. -
Neighbour response management
We liaise with adjoining owners, explain the process clearly and help reduce unnecessary concern before positions harden into disputes. -
Schedule of Condition
Where appropriate, we inspect the neighbouring property and prepare a written and photographic Schedule of Condition before the notifiable works begin. -
Party Wall Award
If dissent occurs, we prepare, negotiate and agree the Party Wall Award, setting out how and when the works can proceed, access arrangements, protective measures and procedures for dealing with damage. -
Ongoing advice during works
We remain available to advise on access, method changes, neighbour concerns and matters arising under the Award.
Transparent Building Owner Surveyor Fees
Party Wall Notice service: from £150 + VAT per adjoining owner.
Schedule of Condition Surveys: typically £385–£585 + VAT, depending on the works and size of the property.
Full Party Wall Award service, including notice, survey and Award: typically £1,100–£1,500 + VAT for many standard residential projects.
Fees depend on property type, project size, number of adjoining owners, complexity and whether basement or more detailed inspections are required. Basement surveys are priced separately because they often require a more detailed inspection of the adjoining property.
What Should You Send Us for a Fast Quote?
To help us assess your project quickly, please send as much of the following information as possible:
- Your property address and the address of any adjoining properties.
- Existing and proposed drawings.
- Structural drawings, calculations or engineer details if available.
- Excavation depth and foundation details for extensions or basement works.
- Whether work has already started or when you plan to begin.
- Whether you have already spoken to your neighbour or served any notices.
You can also use our online party wall surveyor quote form or contact us for initial guidance before serving notices.
Common Mistakes Building Owners Should Avoid
Many party wall delays are caused by avoidable procedural errors. We help Building Owners avoid issues such as:
- Serving the wrong type of Party Wall Notice.
- Serving notice too late in the project programme.
- Missing a leaseholder, freeholder or adjoining property.
- Starting notifiable works before consent or an Award is in place.
- Using incomplete drawings for excavation notices.
- Assuming planning permission means Party Wall Act compliance is no longer needed.
- Failing to record the condition of the adjoining property before works begin.
Why Appoint Hourican Associates as Your Building Owner’s Surveyor?
Hourican Associates are specialist party wall surveyors in London, acting for Building Owners on residential and commercial projects ranging from straightforward loft conversions to complex basement schemes.
- Chartered Building Consultancy specialising in Party Wall surveying.
- RICS-regulated, with qualified professional membership credentials including CIOB and MCABE.
- Members of the FPWS and Pyramus & Thisbe Club.
- Experienced in London loft conversions, extensions, excavations, chimney removals and basement works.
- Clear fixed-fee quotations wherever possible.
- Neighbour-friendly communication designed to reduce conflict and avoid unnecessary escalation.
- Strong internal technical understanding of notices, Schedules of Condition, Awards and party wall dispute resolution.
We can also advise if your neighbour appoints their own Adjoining Owner’s Surveyor or if both parties are considering the more cost-effective Agreed Surveyor route.
Building Owner’s Surveyor FAQs
A Building Owner’s Surveyor advises the property owner carrying out notifiable works. They review drawings, identify the correct notices, manage neighbour responses, liaise with adjoining owner surveyors, prepare or review Schedules of Condition and agree the Party Wall Award where required.
Ideally before serving any Party Wall Notices. Early advice helps confirm the correct notice type, the right adjoining owners, the correct notice period and whether your drawings provide enough information.
Not usually. If the adjoining owner provides valid written consent, a Party Wall Award may not be needed. However, for many projects it is still sensible to arrange a Schedule of Condition before works begin, especially where structural work or excavation is involved.
For many Section 2 and Section 6 notices, failure to respond within the statutory period can mean a dispute is deemed to have arisen. Surveyors are then appointed to resolve the matter and agree a Party Wall Award before the relevant works proceed.
In most cases where the works are solely for the Building Owner’s benefit, the Building Owner pays the reasonable surveyors’ fees. This may include the Adjoining Owner’s Surveyor if one is appointed. There are exceptions, especially where works are required because of defect, repair or shared responsibility.
A Building Owner can serve notices themselves, but invalid notices are a common cause of delay. Notices must correctly identify the owners, works, dates and required drawings where applicable. Hourican Associates can prepare and serve notices on your behalf with your written authority.
No. An owner cannot act as their own appointed surveyor under the Party Wall etc. Act 1996. You should appoint a suitably experienced party wall surveyor who understands construction, notices, procedures and Awards.
The Party Wall Act is designed to allow lawful works to proceed while protecting adjoining owners. A neighbour cannot use the Act simply to stop works that are properly authorised under it, but they can influence how and when notifiable works are carried out and can appoint a surveyor if they dissent.