The short answer
A party wall notice must be served in one of the ways set out in section 15 of the Act: by handing it to the adjoining owner in person; by posting it to their usual or last-known home or business address; for a company, to its secretary or clerk at the registered or principal office; or, where the owner’s name is not known, by addressing it to “the owner” and fixing it to a conspicuous part of the premises. Service by email only works where the recipient has agreed to accept it that way. When in doubt, post a copy to the property address as well — it is simple, hard to dispute, and often the thing that actually prompts a response.
Why it matters
Getting service right is what makes a notice effective: a notice that is not validly served does not start the clock. The section 15 methods are:
- In person — hand it to the adjoining owner.
- By post — to their usual or last-known residence or place of business. First-class post brings in “deemed service” timing, which affects when the period starts.
- To a company — to the secretary or clerk at the registered or principal office.
- Name unknown — address it to “the owner” and fix it to a conspicuous part of the premises, such as the front door.
- By email — only where the recipient has agreed to accept service this way and given an address for it; an email without that agreement is not valid service.
Owners do not always live at the property, which is why, when in doubt, it is worth posting a copy to the property address in addition to any other method — a letter there often reaches them or prompts contact. Keep a copy of what you served and a record of how and when.
What to do now
- Identify every adjoining owner and their correct address.
- Choose a valid section 15 method — and when unsure, post a copy to the property address as well.
- Keep copies and proof of service.
- If a dispute arises, a single agreed surveyor acting for both owners is the quicker, cheaper route — the one Coburns recommends.
Common mistakes
- Emailing the notice without prior agreement — that is not valid service.
- Using an old or wrong address.
- Serving only one of several owners.
- Keeping no proof of what was served and when.
When to call Coburns
We serve notices correctly under section 15, on the right owners, free of charge.