The Difference Between Party Wall Notices and Awards: A Complete Homeowner’s Guide

If you’re planning to extend, renovate, or excavate near a shared wall or boundary, the Party Wall etc. Act 1996 may apply to your project. This legislation sets out the legal framework for preventing and resolving disputes between neighbours when building works affect a shared structure.

Two key terms often confuse homeowners and builders alike Party Wall Notices and Party Wall Awards. While they sound similar, they serve very different purposes within the same process.

In this guide, we’ll explain the difference between a Party Wall Notice and a Party Wall Award, outline the steps involved, and show why both are essential for a legally compliant and dispute-free project.

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What Is a Party Wall Notice?

A Party Wall Notice is the formal written notice served by a building owner (or their surveyor) to inform adjoining property owners about proposed works that fall under the Party Wall etc. Act 1996.

When Is It Required?

A notice must be served before any construction, alteration, or excavation begins that could affect a shared wall, floor, or boundary.

Types of Party Wall Notices

There are three main types under the Act:

1. Line of Junction Notice for building on or near the boundary line.
   

2. Party Structure Notice for work directly affecting a shared wall, such as cutting into or raising it.
   

3. Adjacent Excavation Notice for digging within three or six metres of a neighbour’s property, depending on depth.

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Purpose of a Party Wall Notice

The primary purpose of a Party Wall Notice is to provide legal notice and transparency to the adjoining owner. It ensures they are informed about the proposed works and their potential impact.

A valid notice allows neighbours to:

• Review the proposed work before it begins.
  

• Consent to, dissent from, or request modifications.
  

• Appoint a surveyor if they have concerns.

Under the Party Wall Act, adjoining owners typically have 14 days to respond after receiving the notice. If no response is received, it is treated as a dissent, triggering the next stage which is the Party Wall Award.

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What Is a Party Wall Award?

A Party Wall Award (also known as a Party Wall Agreement) is a legally binding document prepared by one or more appointed Party Wall Surveyors once a dispute or dissent has arisen.

It is issued after the notice stage and defines exactly how the work should proceed to protect both the building owner and the adjoining owner.

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What Does a Party Wall Award Include?

A typical Award contains:

• Details of both properties and owners
  

• Description of the proposed works
  

• Surveyor appointments and signatures
  

• Schedule of Condition (record of existing property state)
  

• Rights, responsibilities, and working hours
  

• Access arrangements and safety measures
  

• Procedures for resolving damage or disputes

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Purpose of a Party Wall Award

The Award acts as a safeguard for both parties by clearly outlining how the work will be conducted and under what terms.

It ensures:

• Legal protection against damage or non-compliance.
  

• Fairness through impartial surveyor decisions.
  

• Avoidance of costly court disputes by resolving matters within the framework of the Act.
  

• Accountability by documenting the property’s condition before work begins.

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Key Differences Between Party Wall Notice and Party Wall Award

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Feature                                      Party Wall Notice                                             Party Wall Award

Issued By                                  Building Owner (or their surveyor)           Party Wall Surveyor

Timing                                       Before work begins                                   After a dispute or dissent

Purpose                                    To inform and seek consent                     To resolve disputes and set conditions

Legal Standing                        Required for compliance                            Legally binding document

Content                                    Description of proposed work                   Rights, conditions, and resolution terms
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In simple terms, a Notice starts the process, and an Award concludes it.

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How Notices and Awards Work Together in the Party Wall Process

Understanding the sequence helps clarify their relationship:

1. Notice Served: The building owner (or surveyor) serves a valid Party Wall Notice to adjoining owners.
   

2. Neighbour Responds: They may consent, dissent, or remain silent (implied dissent).
   

3. Surveyor Appointment: In case of dissent, each party appoints a Party Wall Surveyor (or agree on one).
   

4. Survey and Condition Report: The surveyor inspects both properties and prepares a Schedule of Condition.
   

5. Award Issued: A Party Wall Award is drafted and signed, setting out how and when the works may proceed.

Example timeline:
Notice → Dissent → Surveyor Appointed → Inspection → Award Issued → Works Begin

Both documents are essential, one initiates communication, the other finalises legal agreement under the Party Wall Act.

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Common Mistakes and Misunderstandings

Even experienced homeowners can misinterpret the Party Wall process. Here are a few common pitfalls:

• Treating a Notice as optional: It’s a legal requirement, not a courtesy.
  

• Starting work after dissent without an Award: Doing so breaches the Act and can lead to injunctions or legal action.
  

• Using informal or incorrect templates: Notices must include precise legal wording and details to be valid.
  

• Assuming verbal consent is enough: Only written consent or an Award ensures compliance.

Avoiding these errors saves time, money, and neighbourly goodwill.

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How a Chartered Party Wall Surveyor Can Help

The Party Wall process may appear straightforward, but errors in serving or responding can invalidate notices or escalate disputes.

An RICS-accredited Party Wall Surveyor ensures every step complies with the Party Wall etc. Act 1996 and protects both parties’ interests.

At Party Walls Limited, we bring:

• Over 15 years of specialist experience in Party Wall matters
  

• In-depth understanding of London and Home Counties’ property types
  

• Clear, transparent communication with both owners
  

• Fast and fair resolution of disputes

Whether you need help serving a Party Wall Notice or preparing a Party Wall Award, our team ensures full legal compliance and peace of mind.

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Conclusion

Understanding the difference between a Party Wall Notice and a Party Wall Award is crucial for any homeowner planning building works near a shared structure.

• The Notice starts the legal process by informing neighbours.
  

• The Award concludes it, setting out how works may proceed safely and fairly.

Both documents protect you, your property, and your neighbour’s interests under the Party Wall etc. Act 1996.

Need help serving a Party Wall Notice or preparing an Award?
Contact Party Walls Limited today for expert advice and fast, compliant service across London and the Home Counties.

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FAQs

Do I need both a Party Wall Notice and an Award?

Ans: Yes. A Notice is required to start the process, and an Award is issued if your neighbour dissents or doesn’t respond.

How long does it take to get a Party Wall Award?

Ans: Typically between two to six weeks, depending on the complexity of the work and surveyor availability.

Can I serve my own Party Wall Notice?

Ans: You can, but it’s strongly recommended to have it prepared by a qualified surveyor to ensure it’s legally valid and correctly worded.

Is a Party Wall Award legally enforceable?

Ans: Yes. Once issued and signed by the surveyor(s), the Award is a binding legal document enforceable in court if necessary.

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