The statutory time limits
| Stage | Time set by the Act | Section |
|---|---|---|
| Line of junction notice (new wall on or astride the boundary) | At least 1 month before work | s.1(2), s.1(5) |
| Excavation notice (within 3 m or 6 m) | At least 1 month before work | s.6(5) |
| Party structure notice (work to a party wall) | At least 2 months before work | s.3(2)(a) |
| Neighbour’s response to a s.3 or s.6 notice | 14 days, after which a dispute is deemed to arise | s.5, s.6(7) |
| Consent to a party wall astride the boundary | 14 days; otherwise the wall goes wholly on your land | s.1(4) |
| Counter-notice by the neighbour | Within 1 month of the party structure notice | s.4(2)(b) |
| Request to appoint a surveyor | 10 days, after which a surveyor can be appointed on the neighbour’s behalf | s.10(4) |
| Surveyor or third surveyor neglecting to act | 10 days after a written request | s.10(7), s.10(8), s.10(9) |
| Notice of entry to neighbour’s land | At least 14 days (except emergency) | s.8(3), s.8(4) |
| Appeal against an Award | 14 days from service of the Award | s.10(17) |
| Notice lapses if work has not started | 12 months from service (and work must be prosecuted with due diligence) | s.3(2)(b), s.6(8) |
Route 1: your neighbour consents
The agreement itself can be in place within the 14-day response period, and often within a few days. A Schedule of Condition, if arranged, usually just needs one inspection visit and a short report. Work can start when the notice period ends, or sooner if the neighbour agrees in writing (s.3(3)(a) for party structure work).
Route 2: there is a dispute
The Act sets no deadline for making the Award. In our experience, how long it takes depends on:
- One surveyor or two. An Agreed Surveyor does not need to agree the Award with another surveyor (compare the options).
- Quality of information. Structural engineer’s drawings, calculations and, for excavations, sections showing depth. Missing information is the most common cause of delay.
- Complexity. A single beam is quick; basements, underpinning and piling usually need method statements, temporary works designs and sometimes monitoring.
- Access. How quickly the neighbour responds and gives access for the Schedule of Condition.
- Number of neighbours. Each has their own response and, possibly, their own surveyor.
- Fees and terms. Agreeing the adjoining owner’s surveyor’s fees or special terms can take extra correspondence.
An Award cannot set a start date for the work earlier than the end of the notice period unless both owners agree (s.10(12)). So for s.3 work, a two-month notice gives the surveyors that time to complete the Award without delaying a start date.
Indicative programmes
The following are illustrative sequences, not guarantees; actual time depends on the factors above.
| Scenario | Statutory minimum | What usually decides the finish |
|---|---|---|
| Chimney breast removal, neighbour consents with Schedule | 2 months notice; reply within 14 days | Notice period |
| Rear extension with s.6 footings, Agreed Surveyor | 1 month notice; 14-day response | Drawings and the Agreed Surveyor’s inspection |
| Loft conversion, two surveyors | 2 months notice; 14-day response; 10-day request if needed | Exchange of drafts and engineer’s information |
| Basement with underpinning, two surveyors | 2 months (s.3) and 1 month (s.6) | Method statements, temporary works, monitoring and any security under s.12 |
A building owner serves a party structure notice for a loft conversion on 1 March, planning to start on 1 May. One neighbour does not reply. On 15 March a dispute is deemed to have arisen. The building owner’s surveyor serves a 10-day request on 16 March, and on 26 March appoints a surveyor on the neighbour’s behalf under s.10(4). The two surveyors select a third surveyor, the appointed surveyor inspects in early April, and the Award is served in late April, just before the planned start. Had the notice been served only a few weeks before the start date, the work would have been delayed.
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.
How to avoid delay
- Serve early. As soon as drawings and engineer’s details are settled, and at least two months before s.3 work.
- Get notices right first time. Correct owners, correct sections, drawings attached. An invalid notice resets the clock.
- Talk to neighbours first. A friendly explanation before notices arrive makes consent or an Agreed Surveyor more likely.
- Have engineering information ready. Surveyors cannot finalise an Award without it.
- Use the 10-day procedure promptly if a neighbour stays silent.
- Allow for the 14-day appeal window after the Award when planning critical work.
Common problems
- Builder booked before notices served. The notice periods are minimums; you cannot shorten them without written agreement.
- Design changes. Changes after the Award may need an addendum Award, and works must not deviate from agreed plans without agreement (s.7(5)).
- Notices left too long. If work has not begun within 12 months, the notice lapses and must be re-served.
For the full sequence of steps, see the party wall process timeline; for the notice rules, party wall notice periods; and for the step-by-step process, how to get a party wall agreement.
Planning checklist
- Finalise drawings and engineer’s calculations.
- Confirm every adjoining owner from title records.
- Serve notices at least two months before s.3 work (one month for s.1 and s.6), allowing extra time for possible disputes.
- Diary day 14 after service for each neighbour.
- If there is silence, serve the 10-day request the next working day.
- Arrange Schedules of Condition as soon as access is agreed.
- Book the builder’s start for after the notice period and, if disputed, after the Award is served.
Emergency and dangerous structure work
A party structure notice is not required before complying with a statutory notice about dangerous or neglected structures (s.3(3)(b)), and entry to adjoining land in an emergency needs only such notice as is reasonably practicable (s.8(3)(a)). These are exceptions: ordinary building projects must follow the normal notice periods.
Multiple neighbours, multiple clocks
Each adjoining owner is served separately, and each has their own 14-day response period. One neighbour may consent within days while another appoints their own surveyor. The practical finish date is set by the slowest response, so serve all notices together and chase silent neighbours promptly. For excavation work, remember that owners within 3 or 6 metres who are not immediately next door may also need notice (s.6(4)).
Changes after the Award
If the design changes after the Award, for example a different beam position or deeper foundations, works must not deviate from the agreed plans without agreement or a further determination (s.7(5)). Surveyors can usually deal with modest changes in an addendum Award, but allow time for it, and for the engineer to issue revised details.
How we can help
We have handled party wall matters on more than 750 projects. Our qualified surveyors prepare valid notices, Schedules of Condition and Awards on fixed fees, and we can act as Agreed Surveyor for both owners where the neighbour agrees. Call free on 08000 487897, take the 1-minute check or see our fixed fees.
- Party wall notices for building owners
- Fixed fees: party wall agreement cost
- Do I need a party wall agreement? (1-minute check)
Areas we cover include Party Wall Agreement West Midlands · Party Wall Agreement East Midlands · Party Wall Agreement London and more.
Sources: Party Wall etc. Act 1996 (legislation.gov.uk) · The Party Wall etc. Act 1996: explanatory booklet (GOV.UK). Last reviewed 27 October 2026. General guidance on the law in England and Wales, not legal advice.