Party wall glossary: building owner, adjoining owner, line of junction and more

The Party Wall etc. Act 1996 uses precise terms, mostly defined in section 20. Misunderstanding them is behind many invalid notices and unnecessary disputes. This A-Z covers the statutory definitions and the practical terms surveyors use, with links to the relevant sections on legislation.gov.uk and to our detailed guides.

A · B · C · D · E · F · J · L · M · N · O · P · R · S · T · U

A

Access (right of entry)

The right of a building owner and their workmen to enter adjoining land during usual working hours to carry out work under the Act, on 14 days’ notice to owner and occupier except in emergency (s.8(1)-(4)). See access under section 8.

Account for work

A written account the building owner must serve within two months of completing work whose cost the adjoining owner shares, showing the work, the expenses and any deductions (s.13(1)). The adjoining owner has one month to object, otherwise they are deemed to accept it (s.13(2)-(3)).

Addendum Award

A further Award made after the main Award, typically to deal with changes to the works or with damage. Made under the same powers in section 10.

Adjoining occupier

Anyone occupying adjoining land, buildings, storeys or rooms, including tenants on short lets (s.20). Entitled to compensation and notice of entry, but cannot consent or dissent unless also an owner.

Adjoining owner

Any owner of land, buildings, storeys or rooms adjoining the building owner’s, and for section 6 any owner within the 3 m or 6 m distances (s.20, s.6(4)). The neighbour who receives notice.

Agreed Surveyor

A single surveyor appointed jointly by both owners to settle a dispute (s.10(1)(a)). Must act impartially. See Agreed Surveyor vs two surveyors.

Appeal

Either owner may appeal an Award to the county court within 14 days of service (s.10(17)). The court may rescind or modify the Award.

Appointing officer

A person appointed by the local authority who can select a third surveyor if the two appointed surveyors fail to do so (s.10(8), s.20).

Award (Party Wall Award)

The binding document made by the surveyor(s) settling matters in dispute: the right to do the work, the time and manner of doing it, and other matters including costs (s.10(10), (12)). Conclusive unless appealed (s.10(16)). See the Party Wall Award.

B

Boundary wall

A wall on one owner’s land at the boundary, which is not a party fence wall. Relevant to section 1 and section 2(2)(g).

Building owner

An owner of land who wishes to exercise rights under the Act: the person doing the work (s.20).

C

Chimney breast

A projection of a party wall containing flues. Cutting it away is a right under section 2(2)(g). See chimney breast removal.

Compensation

The building owner’s duty to compensate adjoining owners and occupiers for any loss or damage resulting from work under the Act (s.7(2)).

Consent

Written agreement by an adjoining owner to a notice. Avoids a dispute. Consent within 14 days is needed to avoid a deemed dispute (s.5, s.6(7)).

Consent with Schedule of Condition

Consenting to the notice on condition that a Schedule of Condition of the adjoining property is prepared first. Recommended by FPWS guidance for straightforward works; keeps the neighbour’s full protection under the Act. See consent, schedule or dissent.

Counter notice

A notice from the adjoining owner, within one month of a party structure notice, requiring extra works for their benefit, such as chimney breasts, piers or deeper special foundations (s.4). See counter notices.

D

Deemed dispute (deemed dissent)

If an adjoining owner does not consent in writing within 14 days of a section 3 or section 6 notice, they are deemed to have dissented and a dispute has arisen (s.5, s.6(7)). See the 14-day rule.

Defect or want of repair

Where work to a party structure is needed because of a defect, costs may be shared according to use and responsibility (s.11(4)-(5)).

Dissent

An adjoining owner’s refusal to consent, leading to the appointment of surveyors.

Due diligence

Notices lapse if work has not begun within twelve months and is not prosecuted with due diligence (s.3(2)(b), s.6(8)).

E

Easement

A right over another’s land, such as a right of light. The Act does not authorise interference with easements in or relating to a party wall (s.9).

Electronic service

Notices may be served by email only where the recipient has stated willingness to receive them that way and given an address (s.15(1A)).

Ex parte

Where a party’s surveyor refuses or neglects to act effectively, the other surveyor may proceed alone, and their decisions are as effectual as an Agreed Surveyor’s (s.10(6)-(7)).

Excavation notice

See Section 6 notice.

Expenses

The cost of work under the Act. Generally paid by the building owner (s.11(1)), with exceptions for shared or requested work.

F

Flashing

Weatherproofing at the junction of two walls or a wall and roof. Cutting into a neighbour’s wall to insert one is a right under s.2(2)(j).

Foundation

The solid ground, or artificially formed support resting on solid ground, on which a wall rests (s.20).

FPWS

Faculty of Party Wall Surveyors, a professional body for party wall surveyors.

J

Joint owners

Where a property has more than one owner, all should be named in and served with notices.

L

Line of junction

The boundary between two owners’ land. Building on it is governed by section 1.

Line of junction notice

A section 1 notice to build a new wall on or up to the boundary, at least one month ahead (s.1(2), (5)).

M

Making good

Repairing damage caused by the work. Required for most section 2 works (s.2(3)-(6)). The adjoining owner can ask for payment instead (s.11(8)).

N

Notice of entry

Notice, normally at least 14 days, given before entering adjoining land (s.8(3)-(4)).

O

Owner

Includes a person receiving rents or profits; a person in possession other than as mortgagee or short tenant; and a buyer under contract (s.20).

P

Party fence wall

A wall, not part of a building, standing on the land of different owners and separating their land, such as a masonry garden wall. Not a timber fence (s.20).

Party structure

A party wall, and also a floor, partition or other structure separating buildings or parts of buildings approached by separate staircases or entrances, such as flats (s.20).

Party structure notice

The notice required before exercising a section 2 right, served at least two months ahead (s.3). See section 3 notices.

Party wall

A wall forming part of a building that stands on the lands of different owners (beyond just projecting footings), and so much of a wall on one owner’s land as separates buildings of different owners (s.20).

Party Wall etc. Act 1996

The Act governing party walls, boundary walls and adjacent excavation in England and Wales (s.22(4)). In force from 1 July 1997.

Plans and sections

Drawings required with a section 6 notice showing the site and depth of excavation (s.6(6)), and with a section 3 notice for special foundations (s.3(1)(b)).

Projecting footings

Footings of a wall built on the building owner’s land that extend under the neighbour’s land, permitted where necessary under s.1(6).

R

Raising

Building a party wall or party fence wall higher, a right under s.2(2)(a) and (l).

Recovery of sums

Sums payable under the Act, other than fines, are recoverable summarily as a civil debt (s.17).

RICS

Royal Institution of Chartered Surveyors. Publishes professional guidance on party wall matters.

S

Schedule of Condition

A written and photographic record of the adjoining property before work starts, used to assess any later damage. See Schedules of Condition.

Section 1 notice

See Line of junction notice.

Section 2 rights

The list of works a building owner may carry out to party structures and party fence walls, such as underpinning, raising, cutting in and cutting away projections (s.2(2)). See section 2 rights.

Section 6 notice

A notice of adjacent excavation within 3 m or 6 m of a neighbour’s building or structure, at least one month ahead, with plans and sections (s.6). See section 6 explained.

Section 10(4) notice

A ten-day request to a neighbour to appoint a surveyor; if they fail, the building owner may appoint on their behalf (s.10(4)). See the ten-day notice.

Security for expenses

Security, usually money in an escrow account, that an adjoining owner can require before work starts (s.12). See security for expenses.

Service

Delivering a notice in a way the Act recognises: in person, by post, to a company’s office, by agreed email, or addressed to “the owner” at the premises (s.15).

Special foundations

Foundations using an assemblage of beams or rods to distribute load, in practice reinforced concrete (s.20). Need written consent to be placed on the neighbour’s land (s.7(4)).

Surveyor

Any person, not a party to the matter, appointed or selected under section 10 to settle disputes (s.20). A building owner cannot act as their own surveyor.

T

Third surveyor

Selected by the two party-appointed surveyors at the outset, called on only if they cannot agree or a party refers a matter (s.10(1)(b), (11)).

U

Underpinning

Deepening or strengthening foundations. A right under s.2(2)(a) for a party wall; also a way of safeguarding the neighbour’s foundations under s.6(3).

Unnecessary inconvenience

The building owner must not exercise rights in such a manner or at such time as to cause unnecessary inconvenience (s.7(1)).

Usual working hours

The hours during which entry under section 8 is permitted; often specified in the Award.

Notice periods at a glance

Using this glossary

Definitions here are plain-English summaries. Where the exact wording matters, for example in deciding whether a wall is a party wall or a party fence wall, read the statutory text on legislation.gov.uk and take advice. For the overall picture, see the Party Wall Act explained.

Sources and further reading

• Party Wall etc. Act 1996, section 1: New building on line of junction (legislation.gov.uk)
• Party Wall etc. Act 1996, section 2: Repair etc. of party wall: rights of owner (legislation.gov.uk)
• Party Wall etc. Act 1996, section 3: Party structure notices (legislation.gov.uk)
• Party Wall etc. Act 1996, section 4: Counter notices (legislation.gov.uk)
• Party Wall etc. Act 1996, section 5: Disputes arising under sections 3 and 4 (legislation.gov.uk)
• Party Wall etc. Act 1996, section 6: Adjacent excavation and construction (legislation.gov.uk)
• Party Wall etc. Act 1996, section 7: Compensation etc. (legislation.gov.uk)
• Party Wall etc. Act 1996, section 8: Rights of entry (legislation.gov.uk)
• Party Wall etc. Act 1996, section 10: Resolution of disputes (legislation.gov.uk)
• Party Wall etc. Act 1996, section 11: Expenses (legislation.gov.uk)
• Party Wall etc. Act 1996, section 12: Security for expenses (legislation.gov.uk)
• Party Wall etc. Act 1996, section 13: Account for work carried out (legislation.gov.uk)
• Party Wall etc. Act 1996, section 15: Service of notices etc. (legislation.gov.uk)
• Party Wall etc. Act 1996, section 20: Interpretation (legislation.gov.uk)
• The Party Wall etc. Act 1996: explanatory booklet (GOV.UK)

This guide is general information on the law in England and Wales, written from our surveyors’ practical experience. It is not legal advice; for a specific dispute, take advice on your own facts.

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.