What Is a Party Wall Award?

A party wall award is a legally binding document produced by one or two party wall surveyors that sets out the conditions under which notifiable building work may proceed. It is the formal resolution to a party wall dispute — either where the neighbour has dissented or has failed to respond to the initial notice within 14 days.

Despite the name, a "dispute" does not mean the parties are fighting. It is simply the technical term used in the Party Wall etc. Act 1996 for any situation where express written consent has not been given.

When Is a Party Wall Award Needed?

An award is needed in three scenarios:

1. Your neighbour dissents in writing within 14 days of receiving the notice
2. Your neighbour fails to respond within 14 days (silence counts as dissent)
3. Your neighbour serves a counter-notice requesting additional work or modifications

If your neighbour consents in writing, no award is required and you can proceed on the agreed start date.

What Does a Party Wall Award Contain?

A well-drafted award will typically include:

• Description of the works — exactly what is planned and how it will be carried out
• Permitted working hours — the days and times when notifiable work may be carried out
• Schedule of condition — a photographic and written record of the state of the adjoining property before work begins. This is crucial for resolving any later claims of damage.
• Access provisions — confirming the building owner's right to access the neighbour's property during construction if needed
• Security for expenses — provisions for the adjoining owner to seek a deposit if they are concerned about potential damage
• Who pays the costs — almost always the building owner, unless the adjoining owner has made an unreasonable dissent
• Right of appeal — a notice that either party has 14 days to appeal to the County Court

Who Produces the Award?

When a dispute arises, each party appoints their own surveyor, or both parties agree to appoint a single agreed surveyor. Where each side has their own surveyor, the two then work together to produce the award. If they cannot agree, they refer the matter to a third surveyor, who they both selected at the outset.

The agreed surveyor route is usually faster and cheaper, but the adjoining owner must freely agree to it — they cannot be pressured.

How Long Does It Take to Get an Award?

In straightforward cases where both surveyors cooperate, an award can be produced in four to eight weeks. More complex projects (major extensions, underpinning work) or uncooperative parties can extend this considerably. There is no statutory deadline for producing an award.

Is a Party Wall Award the Same as a Party Wall Agreement?

Informally, the two terms are often used interchangeably. Strictly speaking:

• A party wall agreement is the neighbour's written consent — a simple letter or signed acknowledgement is sufficient.
• A party wall award is the formal document produced by surveyors when there is no simple consent.

Both are commonly referred to as "the agreement" in everyday conversation, which causes understandable confusion.

Can a Party Wall Award Be Challenged?

Yes. Either the building owner or the adjoining owner can appeal the award to the County Court within 14 days of being served with it. Appeals are relatively rare, and courts are generally reluctant to overturn awards unless there is a clear legal error or the surveyor has acted improperly.

Does the Award Protect Me If Something Goes Wrong?

Yes, this is one of the main purposes of the award. Because the schedule of condition documents the state of the adjoining property before work begins, any new cracks or damage that appear can be properly attributed to the works. Without an award (or at least a schedule of condition), disputes about whether damage was pre-existing can become very difficult and expensive to resolve.

Avoiding the Need for an Award

The simplest way to avoid the time and cost of a formal award is to serve your notice correctly and in good time. A professional-looking notice gives your neighbour confidence that you are acting responsibly, which dramatically increases the likelihood of written consent.

Use our notice generator to create a statutory-compliant notice for your works for just £89. If your neighbour signs and returns consent, you can proceed without any surveyor involvement at all.