The short answer
A party wall notice is the written notice you must give a neighbour before starting notifiable work. Timing depends on the work: at least two months before work to an existing party wall, and at least one month before excavation work or building a new boundary wall. The notice must name the owners, describe the work and give the proposed start date, and you can deliver it in person, by post, or by email if the neighbour has agreed to receive it that way. The neighbour then has 14 days to reply: they can consent in writing, in which case no surveyor is needed; or they can dissent (or simply not reply), which is treated as a dispute and means a surveyor is appointed to produce an award. Notices are inexpensive to prepare and the gov.uk booklet provides example wording free. This is general guidance, not legal advice.
The notice is where the process starts, and getting the timing and content right keeps things smooth. Here is what to serve, when, and what each type of reply means.
Notice at a glance
- Party-wall work2 months' notice
- Excavation / new boundary wall1 month's notice
- Reply window14 days
- How to servein person, post, or agreed email
- No replytreated as a dispute
What a notice must do and when to serve it
- Timing: serve at least two months before work to a party wall, or at least one month before excavation or a new boundary wall. The neighbour can agree to start sooner but does not have to.
- Content: the notice should name the building owner(s), describe the proposed work clearly, and state the intended start date; for excavation it should include plans and section showing depth.
- Serving it: deliver in person, send by post, or email it only where the neighbour has said they are willing to receive notice by email and given an address.
- Validity: a notice generally remains valid for up to a year, so do not serve it so early that the work slips past that window.
| Work type | Notice period | Notes |
|---|---|---|
| Work to an existing party wall | 2 months | e.g. loft steels, chimney breast |
| Excavation near foundations | 1 month | 3 m / 6 m rules apply |
| New wall on the boundary | 1 month | on or astride the line |
| Neighbour's reply | within 14 days | consent or dissent |
General guidance on statutory periods. Source: GOV.UK explanatory booklet and the Party Wall etc. Act 1996.
Consent, dissent and what happens next
Once served, the neighbour has 14 days to respond. If they consent in writing, the matter is agreed and no surveyor is required, though a schedule of condition is still wise. If they dissent, or do not reply within 14 days, a dispute is deemed to have arisen under the Act and a surveyor must be appointed — either a single agreed surveyor for both owners, or one each — to draw up the award that governs how the work proceeds. Dissent is not a veto: it simply moves the matter to the surveyor route, which is designed to let the work go ahead on fair, recorded terms.
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Frequently asked questions
How much notice do I have to give for party wall work?
At least two months before work to an existing party wall, and at least one month before excavation work or building a new wall on the boundary. The neighbour can agree to let you start sooner but is not obliged to.
How long does a neighbour have to reply to a party wall notice?
14 days. They can consent in writing, in which case no surveyor is needed, or dissent. If they do not reply within 14 days, it is treated as a dispute and a surveyor is appointed.
Can I serve a party wall notice by email?
Only if the neighbour has stated they are willing to receive notice by email and provided an address. Otherwise serve it in person or by post. A notice generally stays valid for up to a year.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on your specific project. They are guidance, not a quotation, and not legal advice.