What Does a Party Wall Surveyor Do?

In this guide, we’re going to explain exactly what a party wall surveyor does and when you actually need one.

Many homeowners assume a surveyor is only involved if there is a dispute. Surveyors are appointed to resolve disputes but taking advice from a surveyor at the start of the process can help to avoid disputes arising.

If you are planning work or have received a party wall notice, this will help you understand what happens next.

What Is a Party Wall Surveyor?

A party wall surveyor is a professional appointed under the Party Wall etc. Act 1996 to resolve disputes between neighbours where notifiable works are proposed.

They don’t act as a mediator and aren’t meant to take sides. Once appointed, their duty is to act impartially under the Act and resolve the dispute.

Their role is to assess the proposed works, consider the impact on the adjoining property, and produce a legally binding document known as a party wall award.

What Does a Party Wall Surveyor Actually Do?

1. Review the Proposed Works

A party wall surveyor will review drawings and structural details to understand what’s being built and how it may affect the shared wall or neighbouring foundations.

They assess different aspects of the plans, including structural impact, risk of movement or damage, and access requirements.

2. Inspect the Adjoining Property

If acting in a dispute, the surveyor will inspect the adjoining owner’s property and prepare a schedule of condition.

This is a record of the existing condition of walls, ceilings and finishes before works begin. By doing this, you can compare the building structure pre- and post-works to determine if anything has been impacted.

While it protects the adjoining owners by helping them with claims, it also protects the building work owner from false claims.

3. Agree Protective Measures

Appointed surveyors consider how the works should be carried out to minimise risk. This may include sequencing, temporary supports or access arrangements.

The goal is to allow lawful development while protecting the neighbour’s property.

4. Prepare the Party Wall Award

A party wall award is a legally binding document that authorises work and can set out specific terms for construction. An award is only required if a neighbour dissents to a notice and protects both the building owner and the adjoining owner. 

The award sets out:

• The authorised works
• How and when they may be carried out
• Protective measures
• Rights of access (where applicable)
• Procedures for dealing with damage

Once served, the award is legally binding unless appealed within 14 days.

What Does a Party Wall Surveyor Look At?

A party wall surveyor focuses on the risk of damage to shared and adjoining structures and compliance with the Act.

They do not carry out a full building survey but instead focus on:

• The shared wall or structure
• Foundations and excavation depth
• Structural calculations where relevant
• Potential impact on neighbouring property

Do I Really Need a Party Wall Surveyor?

If you serve notice and your neighbour consents in writing, a surveyor will not be required.

However, if your neighbour dissents or does not respond within 14 days, a dispute is deemed to have arisen under the Act. At that point, one or two surveyors must be appointed.

Many owners employ a party wall surveyor to draft the necessary notices on their behalf. An adjoining owner may have more confidence in notices that have been prepared by an experienced surveyor and be more likely to either consent or concur in the appointment of a single agreed surveyor

The key point is this: it is only necessary to appoint surveyors when agreement cannot be reached between the owners.

Can a Party Wall Surveyor Act for Both Parties?

If both parties agree, they can appoint a single “agreed surveyor”. That surveyor must remain impartial and cannot favour the person who first contacted them.

Sometimes, a neighbour may decide to appoint their own surveyor. The two surveyors will then liaise with each other and agree on the terms of the party wall award together.

Who Pays for the Party Wall Surveyor?

In most cases, the building owner pays the reasonable fees of both surveyors. This is because they are the party benefitting from the works.

There are exceptions, particularly if the adjoining owner’s actions necessitate additional work for the surveyors, but generally, the person carrying out the works covers the cost.

What Is the Average Cost of a Party Wall Surveyor?

Costs can vary a lot depending on multiple factors like the type of work, the complexity of the work, the number of owners involved, etc. 

A straightforward loft conversion with one adjoining owner will usually cost significantly less than a complex basement project affecting multiple neighbours.

The surveyor acting for the building owner will generally be happy to provide a fixed fee for the various possible scenarios in advance and should also be able to provide some guidance on what the adjoining owner’s surveyor is likely to charge.

What If I Disagree With the Award?

If you believe the party wall award prepared by the party wall surveyor is incorrect, you have 14 days from service to appeal to the County Court.

Appeals are rare, and it’s usually better to raise concerns during the drafting stage rather than after the award has been finalised.

Do Party Wall Surveyors Need to Belong to a Governing Body?

The Act does not require surveyors to belong to a specific governing body.

However, many party wall surveyors are members of professional organisations such as The Royal Institution of Chartered Surveyors or The Faculty of Party Wall Surveyors.

We highly recommend hiring a party wall surveyor who belongs to a professional  body, as they are subject to higher standards.