The short answer
Receiving a party wall notice is normal — it means your neighbour is following the law. You have 14 days to respond. You can consent (the work proceeds, with no award), or dissent (surveyors are appointed to make a party wall award that protects you). If you do nothing for 14 days, a dispute is deemed to have arisen. Whichever route you take, make sure a schedule of condition is recorded.
Why it matters
Your options, and what each means:
- Consent — the quickest route, but you give up the formal award process, so it is still wise to get a condition record.
- Dissent — a surveyor (or a single agreed surveyor) is appointed, usually at your neighbour’s cost; a schedule of condition is taken; and an award sets working hours, access, protection and method.
- No response — after 14 days this counts as a dispute, but it is far better to engage so you are properly protected.
The award also gives you a clear route to compensation and making good for any damage. You cannot stop lawful work, but you can make sure it is carried out safely and on the record.
What to do now
- Agree what you can between yourselves. When issues arise — damage being the common one — the more the owners settle directly, the fewer matters are left for the surveyors, which keeps costs down.
- Where a surveyor is needed, a single agreed surveyor acting for both owners is usually quicker and cheaper than two — the route Coburns recommends.
- Do not ignore the notice — reply within 14 days.
- Think about your own plans too. If you may extend or alter your own property in future, consider how this work — and your decision now — could affect what you later want to do; it can be worth a quick word with a surveyor.
- Choose between a single agreed surveyor and your own surveyor.
- Insist on a schedule of condition before work starts.
- Photograph any existing cracks or defects on your side.
- Raise access, hours, protection and damage concerns through your surveyor.
Common mistakes
- Ignoring the notice and losing the chance for a proper condition record.
- Assuming consent is “safer” when it skips the protective award.
- Appointing an expensive surveyor when an agreed one would do.
- Not reading what the notice actually proposes.
When to call Coburns
Send us the notice and we will explain your options clearly and act for you proportionately — usually at your neighbour’s cost.