Party Wall Notices in London
Need to serve a Party Wall Notice in London? Hourican Associates prepare and serve Section 1, Section 2/3 and Section 6 Party Wall Notices correctly under the Party Wall etc. Act 1996, helping building owners avoid invalid notices, neighbour disputes, injunction risk and costly project delays.
Party Wall Notice Service from £150 + VAT
Our Party Wall Notice service starts from £150 + VAT per adjoining owner. This includes reviewing your proposed works, identifying the correct notice type, preparing the notice documentation and advising on the next steps after service.
If your neighbour dissents and a Party Wall Award is required, separate surveyor fees apply. Full Party Wall Award services are typically priced from £1,100–£1,500 + VAT depending on the project, property, number of adjoining owners and complexity of the works.
What Is a Party Wall Notice?
A Party Wall Notice is a formal written notice served by a building owner on an adjoining owner before carrying out certain building, structural or excavation works. It tells the neighbour what is proposed, which part of the Party Wall etc. Act 1996 applies and when the works are intended to start.
Notices are commonly required for London projects such as loft conversions, rear extensions, side extensions, basement works, chimney breast removal, structural openings, steel beam installation, underpinning and excavations close to neighbouring buildings.
The notice stage is the foundation of the whole Party Wall process. If the wrong notice is served, if the notice is served on the wrong owner, or if important information is missing, the notice may be invalid and the process may need to start again.
Do I Need to Serve a Party Wall Notice?
You may need to serve a Party Wall Notice if your proposed works fall under Section 1, Section 2 or Section 6 of the Act. The most common examples include:
- Building a new wall at or near the boundary — such as a side extension wall, garden wall or new external wall built up to the line of junction.
- Cutting into, altering or raising a party wall — common with loft conversions, steel beams, padstones, chimney breast removal, flashings and structural alterations.
- Excavating close to a neighbouring property — especially new foundations, basements, drainage works, underpinning or extension foundations within the 3 metre or 6 metre rules.
- Working to a party fence wall or party structure — including some garden walls, separating structures, flats, maisonettes and mixed-use London buildings.
Not sure if the Party Wall Act applies?
Send us your drawings, structural details or a short description of the works. We will confirm whether a Party Wall Notice is likely to be needed, which adjoining owners should be notified and which section of the Act applies.
Ask Us to Check Your PlansThe Three Main Types of Party Wall Notice
Many projects need more than one notice. For example, a rear extension may involve a new wall at the boundary and excavation close to a neighbour. A loft conversion may involve cutting steel beams into a party wall and raising the party wall. We review the full scope before deciding which notices should be served.
| Notice Type | Used For | Minimum Notice Period | Common London Projects |
|---|---|---|---|
| Section 1 Notice Line of Junction Notice |
Building a new wall at or astride the boundary line. | Usually 1 month | Side extensions, rear extensions, boundary walls and new external walls. |
| Section 2 / Section 3 Notice Party Structure Notice |
Works affecting an existing party wall, party fence wall or party structure. | Usually 2 months | Loft conversions, chimney breast removal, steel beams, padstones, raising party walls and structural alterations. |
| Section 6 Notice Adjacent Excavation Notice |
Excavations within 3 metres or 6 metres of neighbouring structures, depending on foundation depths. | Usually 1 month | Rear extensions, side extensions, basements, underpinning, drainage and deeper foundations. |
Section 1 Notice – Line of Junction Notice
A Section 1 Line of Junction Notice is usually required where a building owner intends to build a new wall at the boundary or astride the boundary line. This is common for side extensions, rear extensions and new boundary walls.
If a wall is proposed astride the boundary, the adjoining owner’s written consent is required. If the wall is built wholly on the building owner’s land but up to the boundary, a notice may still be required.
Section 2 / Section 3 Notice – Party Structure Notice
A Party Structure Notice is served where works affect an existing party wall, party fence wall or party structure. This is one of the most common notice types for London houses, terraces, semi-detached properties, flats and converted buildings.
Typical examples include cutting into a party wall for steel beams, inserting padstones, raising a party wall, exposing a party wall, removing chimney breasts, cutting flashings or carrying out structural works that affect a shared wall. You can read more in our guide to Party Structure Notices and our Party Wall Structure Survey London service.
Section 6 Notice – Adjacent Excavation Notice
A Section 6 Adjacent Excavation Notice may be required where excavation is proposed within 3 metres of a neighbouring structure and to a lower depth than the neighbour’s foundations, or within 6 metres where the proposed excavation falls within the relevant 45-degree rule.
Section 6 Notices are particularly important for London extensions, basements, new foundations, drainage runs and underpinning because neighbouring properties are often close together and foundation depths can vary significantly.
Party Wall Notices by Project Type
The correct notice depends on what you are building, how close the works are to neighbouring structures and whether the works affect an existing shared wall. These are the most common notice scenarios we handle across London:
Loft Conversion Notices
Often needed for steel beams, padstones, party wall raising, dormer works, chimney breast removal and structural works to a shared wall.
Rear Extension Notices
Often needed for excavation, new foundations, new walls near the boundary and structural openings close to neighbouring buildings.
Basement Notices
Usually require careful review because basement works can involve excavation, underpinning, temporary works and higher-risk neighbour interfaces.
Chimney Removal Notices
Often required where chimney breasts are removed from a shared party wall or where structural support is inserted into that wall.
What Must a Valid Party Wall Notice Include?
A notice should be clear, accurate and served on every relevant adjoining owner. Depending on the notice type, it should usually include:
- The building owner’s full name and address, including all joint owners where relevant.
- The address of the property where the works are proposed.
- The adjoining owner’s name and address, where known.
- A clear description of the proposed works.
- The relevant section of the Party Wall etc. Act 1996.
- The proposed start date, allowing for the correct notice period.
- Plans, sections and excavation details where required, especially for Section 6 notices.
- Response options so the adjoining owner can consent, dissent or agree to an Agreed Surveyor.
- Written authority if a surveyor is serving notices on behalf of the building owner.
Common Party Wall Notice Mistakes
Many delays happen because notices are rushed, copied from a template without checking the project, or served on the wrong person. Common mistakes include:
- Serving a Section 2 notice when a Section 6 excavation notice is also required.
- Missing freeholders, joint owners, long leaseholders or owners of structures within the relevant excavation distance.
- Using a start date that does not allow the correct statutory notice period.
- Not including drawings or foundation sections for excavation notices.
- Describing the works too vaguely for the adjoining owner to understand what is proposed.
- Assuming planning permission or building control approval replaces Party Wall Notice requirements.
- Starting works before the notice period has expired, before written consent is obtained, or before a required Award is served.
Party Wall Notice Timeline
A properly managed notice process helps reduce delay and keeps the project neighbour-friendly from the start.
-
Review the proposed works
We review your architectural drawings, structural drawings, foundation details and method information to identify which parts of the Act may apply. -
Identify the adjoining owner or owners
We help identify who should receive notice. This can include freeholders, joint owners, relevant leaseholders and owners of neighbouring structures within the Section 6 distance. -
Prepare the correct notice or notices
We draft the appropriate Section 1, Section 2/3 or Section 6 notices with the correct works description, start date and supporting information. -
Serve notices correctly
Notices are served in accordance with the Act. Where we serve notice on behalf of a building owner, written authority should be provided. -
Manage the 14-day response period
The adjoining owner may consent, dissent and appoint their own surveyor, dissent and agree to an Agreed Surveyor, or fail to respond. -
Move to consent or Party Wall Award
If the adjoining owner consents, the project can usually proceed after the relevant notice period, unless an earlier start is agreed in writing. If a dispute arises, surveyors are appointed and a Party Wall Award is prepared.
What Happens After a Party Wall Notice Is Served?
Once a notice is served, the adjoining owner normally has 14 days to respond. Their options usually include:
-
Consent to the notice
Consent means the adjoining owner does not require surveyor appointments at that stage. Consent should be recorded in writing and the building owner must still carry out the works responsibly. -
Dissent and appoint their own surveyor
This creates a statutory dispute under the Act. The building owner’s surveyor and adjoining owner’s surveyor then agree a Party Wall Award. -
Dissent and agree to an Agreed Surveyor
Both owners may appoint one impartial surveyor to resolve the matter and prepare the Award. -
Fail to respond
The next step depends on the notice type. For many party structure and excavation notices, no response means a dispute is deemed to have arisen and the statutory surveyor process can begin.
If you have received a notice from your neighbour, see our Adjoining Owner’s Surveyor Services or use our free Party Wall Notice acknowledgement template.
Party Wall Notice Periods and Validity
Notices should be served early enough to avoid delaying your works, but not so early that they expire before works begin.
| Notice | Minimum Notice Period | Typical Response Period | General Validity |
|---|---|---|---|
| Section 1 Line of Junction Notice | 1 month | 14 days | Usually 1 year |
| Section 2 / 3 Party Structure Notice | 2 months | 14 days | Usually 1 year |
| Section 6 Adjacent Excavation Notice | 1 month | 14 days | Usually 1 year |
Works should not start before the relevant notice period has expired unless the adjoining owner has agreed to an earlier start in writing. Where a dispute arises, the notifiable works should not begin until the Party Wall Award has been agreed and served.
Can I Use a Free Party Wall Notice Template?
Yes. For straightforward works, some building owners use a free Party Wall Notice template. Templates can help you understand the process and prepare basic documentation.
However, a template does not confirm whether the Act applies, which notice type is required, who must receive notice, whether more than one notice is needed, whether drawings are required, or whether the proposed start date is valid.
If you are unsure, Hourican Associates can review your drawings and serve the correct notice from £150 + VAT per adjoining owner.
Party Wall Notice Template and Guidance Links
Do You Need a Schedule of Condition Survey?
A Schedule of Condition Survey records the condition of the adjoining owner’s property before works begin. It is commonly recommended for structural works, excavation, basement works, demolition, heavy vibration or projects where there is a higher risk of later disagreement about damage.
A good Schedule of Condition provides a written and photographic record before works start. Our Schedule of Condition Surveys are typically priced from £385–£585 + VAT, depending on the property size and complexity of the works. Basement-related surveys are priced separately due to the additional level of detail required.
What If the Notice Is Dissented To?
A dissent does not necessarily mean the neighbour is trying to stop your project. It usually means they want the protection of the Party Wall etc. Act 1996 and a formal Party Wall Award before notifiable works begin.
If a dispute arises, Hourican Associates can act as your Building Owner’s Surveyor, act for the adjoining owner, or act impartially as Agreed Surveyor where both owners agree.
The Party Wall Award will usually set out the authorised works, access arrangements, working hours, protective measures, surveyor details, drawings, method-related safeguards and procedures for dealing with damage or disagreement.
What If You Start Work Without Serving a Party Wall Notice?
If notifiable works begin without a required Party Wall Notice, the adjoining owner may seek legal redress and may apply for an injunction to stop the works. This can create serious delay, additional legal costs, contractor disruption and unnecessary neighbour conflict.
Serving the correct notice at the right time is usually far cheaper and faster than trying to fix a defective process after works have started.
Party Wall Notices Across London
London properties often present specific Party Wall challenges because terraces, semi-detached houses, converted flats, basements, close boundaries and older foundations are common. We regularly assist homeowners, developers, architects and contractors with Party Wall Notices across:
North London, South London, East London and West London, including Chelsea, Kensington, Fulham, Chiswick, Hammersmith, Westminster, Wandsworth, Richmond upon Thames, Islington, Camden, Haringey and Croydon.
Why Choose Hourican Associates for Party Wall Notices?
Hourican Associates is a Chartered Building Consultancy specialising in Party Wall surveying in London. We prepare notices that are clear, accurate and neighbour-friendly, while also ensuring the process is robust enough to support a Party Wall Award if a dispute arises.
- Chartered Building Consultancy specialising in Party Wall matters.
- Regulated by RICS, CIOB and MCABE.
- Members of the Faculty of Party Wall Surveyors and Pyramus & Thisbe Club.
- Party Wall Notice service from £150 + VAT per adjoining owner.
- Support for Section 1, Section 2/3 and Section 6 notices.
- Follow-on support for Schedule of Condition Surveys, Party Wall Awards and dispute resolution.
- Clear advice for building owners and adjoining owners.
- London-wide coverage for homeowners, developers, architects and contractors.
Party Wall Notice FAQs
A Party Wall Notice is a formal written notice served on an adjoining owner before certain works are carried out under the Party Wall etc. Act 1996. It explains what works are proposed, when they are due to start and which part of the Act applies.
You may need to serve a notice where your works involve building on or near a boundary, cutting into or altering a party wall or party structure, or excavating within 3 metres or 6 metres of neighbouring structures depending on foundation depths.
Party structure works usually require at least two months’ notice. Line of junction notices and adjacent excavation notices usually require at least one month’s notice. An adjoining owner may agree in writing to works starting earlier.
Our Party Wall Notice service starts from £150 + VAT per adjoining owner. If your neighbour dissents and a Party Wall Award is required, surveyor fees for the Award will be quoted separately.
Yes, but the notice must be accurate, complete and served on the correct adjoining owner or owners. If the wrong notice is used, required information is missing or the wrong owner is notified, the notice may be invalid. You can use our free Party Wall Notice templates, or instruct us to draft and serve the notice professionally.
If the adjoining owner does not respond within 14 days, the next step depends on the notice type. For many party structure and excavation notices, a dispute may be deemed to have arisen and surveyor appointments may be required before a Party Wall Award can be agreed.
Works should not start before the relevant notice period expires unless the adjoining owner has agreed to an earlier start in writing. If a dispute has arisen, notifiable works should not begin until the Party Wall Award has been agreed and served.
Many loft conversions require a Party Wall Notice, especially where steel beams are inserted into a party wall, a party wall is raised, chimney breasts are removed or other structural works affect a shared wall.
A Section 6 Notice may be required where you excavate within 3 metres of a neighbouring structure and below its foundation depth, or within 6 metres where the proposed excavation falls within the relevant 45-degree rule.
No. A Party Wall Notice is the formal notice served before notifiable works begin. A Party Wall Agreement, commonly referred to as a Party Wall Award, is usually prepared if an adjoining owner dissents or a statutory dispute arises.
A Party Wall Notice is generally valid for one year. If works do not start within that period, fresh notices may be required.
Yes. We serve Party Wall Notices across London, including Chelsea, Kensington, Fulham, Chiswick, Hammersmith, Westminster, Wandsworth, Richmond upon Thames, Islington, Camden, Haringey and surrounding areas.