The short answer
It varies with the works and how quickly notices are served and responded to. Statutory response periods apply once notices are served (commonly one to two months depending on the notice), and an award typically follows after a schedule of condition. Serving notices early, well before the intended start on site, is the single best way to protect the programme. We advise on realistic timing for the specific project rather than a fixed figure.
Serve notices early, distinguish consent from the dispute route and treat a pre-work condition record as recommended evidence.
Where further evidence may be needed
What is a schedule of condition?
A schedule of condition is a written and photographic record of the adjoining property's condition before the notifiable works begin. It is one of the most valuable parts of the process: if damage is later alleged, the schedule provides the agreed baseline against which any change can be assessed, which protects both the building owner and the adjoining owner and helps resolve disputes quickly and fairly.
Turning the answer into a next step
What is a party wall award?
A party wall award is the binding document, prepared by the appointed surveyor(s), that sets out how the notifiable works may proceed: the works covered, working hours, access, safeguards, the schedule of condition, and how making good or compensation is dealt with if damage occurs. It regulates the works between the parties and, once served, is binding unless appealed to the county court within the statutory period.
What to do next
Review the proposed work and boundary position.
Serve the applicable notice early.
Deal with consent or dissent through the statutory route.
Allow surveyors to prepare an award on the dispute route and seek a pre-work condition record where the adjoining owner permits it.
London area guides
Sources and standards
Related questions
What is the Party Wall etc. Act 1996?
The Party Wall etc. Act 1996 is the legislation that governs works to party walls and structures, building at or astride a boundary, and excavation near neighbouring buildings. It gives a building owner rights to carry out certain works while protecting adjoining owners, by setting out a notice procedure, a way of resolving disagreements through surveyors, and a binding party wall award. It is a procedural framework: following it correctly reduces dispute risk and gives both parties an agreed, evidenced basis for the works.
When is a party wall notice needed?
A notice is generally needed where works affect a party wall or party structure, where a new wall is built at or astride the boundary, or where excavation is planned within the distances and depths set out in the Act of a neighbouring building or structure. Common triggers include loft conversions with structural steel, rear extensions, basements, chimney breast removals and underpinning. Whether a notice is required must be checked against the specific proposed works and the boundary position rather than assumed.
What happens if my neighbour dissents?
If the adjoining owner does not consent within the statutory period, a dispute is deemed to have arisen under the Act. That is normal and not hostile: it simply means surveyors are appointed to administer the process. Either a single agreed surveyor acts for both owners, or each owner appoints a surveyor and the two select a third surveyor. The appointed surveyor(s) then produce a party wall award setting out how the works proceed and how the adjoining property is protected.
Related guidance
Local Level 3 building survey guides
Savas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.
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