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You have your drawings, you have your budget, and you are ready to build. But there is one major hurdle left: The Neighbours.
In terraced or semi-detached streets, your project is not just happening in your world—it is happening in theirs, too.
The Party Wall etc. Act 1996 is the piece of law that manages this relationship. It sounds daunting, but it is essentially a safety net to protect both you and the person next door. However, getting it wrong is one of the fastest ways to pause your project and drain your bank account.
Here is what you need to know to keep the peace (and your schedule).
“It’s My Land, Why Do I Need Permission?”
Common misconception: The Act only applies if you are touching the shared wall. Reality: The Act actually covers three distinct scenarios, and one of them catches almost everyone out.
You likely need to serve notice if:
- You are cutting into the shared wall: E.g. inserting a steel beam to hold up your new extension roof.
- You are building on the boundary line: E.g. building a new wall that straddles the line between your gardens.
- The “3-Metre Rule” (The big one): If you are digging foundations within three metres of your neighbour’s property (and going deeper than their current foundations), the Act applies. Since almost all modern extensions need deep foundations, this applies to most projects.
The Process: From “Chat” to “Award”
So, you fall under the Act. What now?
Step 1: The “Cup of Tea” Strategy Before you send a formal legal letter, go round and knock on the door. Show them the plans. Explain that there will be some noise, but you will manage it. A neighbour who feels included is far less likely to cause trouble than one who receives a cold legal notice in the post.
Step 2: Serve the Notice You must serve a written Party Wall Notice at least two months before work starts. There are templates available for this—you do not necessarily need a lawyer to send the first letter.
Step 3: The Response Your neighbour has 14 days to reply. They have two options:
- Consent: They sign the form saying, “Go ahead.” This is the golden scenario. It costs you nothing, and you can start work.
- Dissent: They say no (or do not reply at all). This triggers a “dispute.”
What Happens if They Dissent?
Do not panic—”dissent” does not mean you cannot build. It just means you now have to follow a formal procedure.
You will need to appoint a Party Wall Surveyor. Usually, your neighbour will want their own surveyor, and here is the kicker: You generally have to pay for both of them.
These surveyors will agree on a “Party Wall Award”—a legal document that sets out exactly how the work will be done, working hours, and how damages will be repaired. It protects everyone, but it can easily add £1,000–£2,000+ to your budget.
Tip: This is why “Step 1” is so important. A friendly chat can save you thousands in surveyor fees.
What If I Just Ignore It?
It is tempting to keep quiet and hope they do not notice the diggers. Do not do this.
If you start work without the necessary notices, your neighbour can apply for a court injunction to stop your build immediately. You will be left with a half-built extension, a frozen site, and a massive legal bill. It is never worth the risk.
Summary: Be a Good Neighbour
Respecting the Party Wall Act is not just about ticking a box; it is about good etiquette.
- Check early if your digging falls within 3m of their house.
- Talk to them before the paperwork arrives.
- Budget for a surveyor, just in case.
Need help navigating the rules? At Plan My Extension, we can help identify if your project triggers the Party Wall Act as part of our design process. Get your project started today and build with confidence.
