The statutory right of appeal
s.10(16) makes an Award “conclusive” and says it “shall not except as provided by this section be questioned in any court”. s.10(17) then provides that either party “may, within the period of fourteen days beginning with the day on which an award made under this section is served on him, appeal to the county court against the award”, and that the court may (a) rescind the Award or modify it as it thinks fit, and (b) make such order as to costs as it thinks fit.
The 14-day deadline
- The period begins with the day of service, so the day you receive the Award counts as day one.
- Service under the Act follows s.15: in person, by post to your usual or last-known residence, or by email if you have agreed to accept service that way.
- Within 14 days you need to have issued the appeal at court, not merely written to the surveyors.
- Courts treat the deadline strictly. If you think you may appeal, act on the day you receive the Award.
Possible grounds of appeal
| Ground | Example |
|---|---|
| Lack of jurisdiction | The Award deals with work not covered by the Act or by the notice, or decides a boundary ownership question |
| Invalid appointments or notices | The surveyors were not validly appointed, or the notice was invalid |
| Error of law | The surveyors applied the Act incorrectly, for example on who pays under s.11 |
| Plainly wrong on the facts or technical matters | Inadequate protection for your property, an unworkable method, or a clearly unreasonable fee or compensation figure |
| Procedural unfairness | A point was decided without giving you, or your surveyor, a fair chance to address it |
A disagreement on matters of judgement alone, where the surveyors’ view was reasonable, is unlikely to succeed. The court will consider the matter afresh, but it pays attention to the expertise of the surveyors.
Costs risk
The court can make “such order as to costs as the court thinks fit” (s.10(17)(b)). In practice, an unsuccessful appellant can be ordered to pay the other side’s legal costs, which may far exceed the sums at stake in the Award. Get clear advice on merits and costs before issuing.
What happens to the works?
An appeal does not automatically stop the works. Whether work can continue while an appeal is pending depends on the circumstances, and if necessary an application can be made to the court. Take legal advice on this point specifically.
Before you appeal: alternatives
- Speak to your surveyor (or the Agreed Surveyor). Simple errors, such as a wrong address or an omitted drawing, can often be corrected informally or by agreement.
- Ask whether an addendum Award can deal with a matter not yet decided. Surveyors can make further Awards on new disputes as works proceed.
- In a two-surveyor case, consider whether an issue should go to the third surveyor (s.10(11)). This is usually only possible before the Award on that point is made.
- Negotiate directly with the building owner where the issue is a practical one, such as working hours.
None of these steps stops the 14-day clock. If you might need to appeal, protect your position by taking legal advice at the same time.
Step-by-step if you decide to appeal
- Note the date the Award was served on you and calculate the last day for appeal.
- Instruct a solicitor experienced in party wall appeals immediately, sending the Award, notices, appointments and drawings.
- Your solicitor will prepare and issue the appeal in the county court within the 14 days and serve it on the other party.
- The court will give directions, which may include expert evidence.
- The court decides whether to rescind or modify the Award and who pays the costs.
An Award is served on Mrs L on a Monday. It deals with a new rear extension and also purports to decide that an old garden wall belongs wholly to the building owner, so he can demolish it without further notice. Mrs L believes the wall is shared. She contacts a solicitor the same day. Her solicitor advises that surveyors under the Act cannot decide boundary ownership, so that part of the Award is open to challenge, and issues an appeal well within 14 days. Before the hearing the owners agree that the garden wall provisions are removed and will be dealt with separately. This illustrates why acting quickly matters.
This is an illustrative scenario to show how the Act works in practice. It is not a real case, and the outcome on any real project depends on its own facts.
Checklist
- Record the date of service of the Award.
- Read the whole Award and its drawings immediately.
- Identify what is wrong and why it matters.
- Talk to your surveyor, but do not let this delay legal advice.
- Get advice on merits and costs.
- Issue any appeal within 14 days.
Related: what a Party Wall Award contains, Agreed Surveyor vs your own surveyor and damage claims.
Key points
- Appeals go to the county court under s.10(17).
- The deadline is 14 days beginning with the day of service, and it is strict.
- The court can rescind or modify the Award and order costs.
- Appeals suit genuine errors, not minor disagreements.
- Get specialist legal advice immediately; your party wall surveyor can help identify the issues, but a solicitor should run the appeal.
The best protection against needing an appeal is engagement earlier on: replying to the notice, choosing an experienced surveyor, raising your concerns before the Award is drafted, and checking any draft you are shown.
What to send your solicitor
- The Award, its drawings and any Schedule of Condition, with the date and method of service.
- The original notices and your reply.
- Surveyor appointment letters and any third surveyor selection.
- Correspondence with the surveyors about the disputed points.
- A short note of what you think is wrong and the outcome you want.
Errors that do not need an appeal
Some problems are better resolved without court. Typing errors, a missing drawing reference or a wrong address can often be corrected by the surveyors with both owners’ agreement. A matter the Award did not deal with, such as damage that appears later, can usually be the subject of a further Award, because a new dispute can arise as the work proceeds. Talk to your surveyor straight away, while protecting the 14-day appeal deadline in parallel.
Illustrative timeline for the 14 days
| Day | Action |
|---|---|
| 1 | Award served; read it the same day |
| 2–3 | Speak to your surveyor and instruct a solicitor |
| 4–10 | Solicitor reviews merits and costs; attempt to resolve informally |
| By 14 | Issue the appeal at the county court if still needed |
How we can help
We have handled party wall matters on more than 750 projects, acting for building owners and adjoining owners. If you have received a notice, we can prepare a Schedule of Condition of your property, act as Agreed Surveyor for both owners, or act as your own surveyor. In the normal case the building owner pays the reasonable surveyors’ fees, including ours when we act for you (s.10(13)). Call free on 08000 487897 or see your options as a neighbour.
- Received a notice? Your options as an adjoining owner
- Fixed fees: party wall agreement cost
- Do I need a party wall agreement? (1-minute check)
Areas we cover include Party Wall Agreement London · Party Wall Agreement Essex · Party Wall Agreement Kent and more.
Sources: Party Wall etc. Act 1996 (legislation.gov.uk) · The Party Wall etc. Act 1996: explanatory booklet (GOV.UK) · RICS professional standards and guidance: party wall · Faculty of Party Wall Surveyors (FPWS). Last reviewed 27 October 2026. General guidance on the law in England and Wales, not legal advice.