Party Wall Flowchart: Notice to Award Timeline

One-page flowchart of the process from serving notice to the award and appeal window.

1. 1. Decide the work is coveredNew boundary wall, work to a shared wall, or excavation within 3 or 6 metres.
2. 2. Serve noticeAt least 2 months before work to an existing party wall. At least 1 month for a new wall on the boundary or excavation. Lapses if work has not started within 12 months.
3. 3. Neighbour has 14 days to respond
   Consents in writing
   Work can go ahead as described.

   Dissents
   A dispute arises.

   No reply
   A dispute is treated as having arisen.

   Counter-notice
   Neighbour asks for extra work.
4. 4. Appoint surveyor(s)One agreed surveyor, or one each. If an owner will not appoint within 10 days of a written request, the other can appoint for them.
5. 5. Schedule of conditionThe neighbour's property is recorded before work starts.
6. 6. Award servedSets out the work, timing, access, security for expenses and who pays.
7. 7. 14 days to appealEither owner can appeal the award to the county court within 14 days of receiving it.
8. 8. Work and close-outAccess by agreement or under the award. Damage is made good or paid for.

This page is general information about the Party Wall etc. Act 1996 (England and Wales). It is not legal advice. Every property and dispute is different, so take advice from a party wall surveyor or a solicitor before you act. Tools produce drafts to help you. Have important documents checked by a party wall surveyor or solicitor.