Party Wall Notices: Types, Timings, and Templates

What This Requirement Covers

The Party Wall etc. Act 1996 requires the building owner to serve a written notice on the adjoining owner before carrying out certain types of work. There are three types of notice, each corresponding to a different section of the Act.

Key Requirements

Line of Junction Notice (Section 1)

1. Served when building a new wall on or astride the boundary between two properties
2. Must be served at least one month before starting work
3. The notice must describe the proposed wall and its position relative to the boundary
4. The adjoining owner must consent to a wall built astride the boundary; a wall built entirely on the building owner's land does not require consent but still requires notice

Party Structure Notice (Section 2)

1. Served when carrying out work to an existing party wall (shared wall)
2. Must be served at least two months before starting work
3. The notice must describe the work in detail, including the nature of the work, the affected part of the wall, and the proposed start date
4. Common works requiring Section 2 notice: cutting into the wall for beams, underpinning, raising or demolishing the wall, inserting DPCs, or weatherproofing the wall

Notice of Adjacent Excavation (Section 6)

1. Served when excavating within 3 metres of a neighbouring building where the excavation goes below the neighbour's foundation level, or within 6 metres where the excavation crosses a 45-degree line from the bottom of the neighbour's foundation
2. Must be served at least one month before starting work
3. The notice must include plans showing the proposed excavation depth and its relationship to the adjoining owner's building and foundations

What the Notice Must Contain

1. The building owner's name and address
2. The address of the building where work will be carried out
3. A clear description of the proposed work
4. The proposed start date
5. A statement that the notice is served under the relevant section of the Act

Practical Compliance Tips

1. Serve notices well in advance of the planned start date; the statutory periods (1 or 2 months) plus the 14-day response period can add 6-10 weeks to the programme
2. Use recorded delivery or hand-deliver notices to ensure proof of service
3. Include clear drawings with the notice to help the adjoining owner understand the proposed work
4. If the adjoining owner does not respond within 14 days, a dispute is deemed to have arisen and the surveyor process begins
5. Keep copies of all notices, proof of service, and responses with the project records
6. Consider serving a letter of introduction before the formal notice to explain the project and build goodwill
7. If the adjoining property is empty or the owner cannot be traced, the notice can be fixed to the building or left at the address