A party wall notice only works if it contains the right information and reaches the right people. A notice that misses an owner, describes the work vaguely or gives too early a start date can be challenged, and the clock starts again. Here's what to include and how to serve it.
Which notice you need
- Party structure notice (section 2). Work to an existing party wall, such as cutting in beams for a loft conversion or removing a chimney breast. Two months' notice.
- Line of junction notice (section 1). Building a new wall on or astride the boundary. One month's notice.
- Notice of adjacent excavation (section 6). Digging within 3 metres of a neighbour's building and deeper than its foundations, or within 6 metres where the dig would cut a line drawn down at 45 degrees from the bottom of their foundations. One month's notice.
One project can need more than one notice. See notice periods explained.
What the notice must include
- Your name and address as building owner, and every co-owner's if the property is jointly owned
- The address of the building where the work will happen
- A clear description of the proposed work
- The date you propose to start, no earlier than the notice period allows
- For excavation notices, plans and sections showing the site and depth of the excavation
Who to serve
Serve every owner of the neighbouring property. That includes joint owners, and in flats or let buildings it can include leaseholders on longer leases as well as the freeholder. If you're unsure who owns it, check the title at HM Land Registry.
How to serve it
Hand it to the owner, or post it to their usual or last known address. If the property is empty, address it to "the owner" and fix it to a conspicuous part of the building. Email only counts if your neighbour has said they're willing to accept notices that way. Keep a copy and a record of the date it was served.
Timing
A notice lapses if the work hasn't started within 12 months, so don't serve it too early. Your neighbour then has 14 days to consent or dissent. If they dissent or don't reply, surveyors are appointed to agree an award. See what happens if a neighbour ignores your notice.
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