You’ve been through the party wall process. The surveyor has done the job. The award has been issued. Now you’re probably asking yourself — what happens after a party wall award?
This is one of the most common questions we hear at FPWS. And it’s a fair one. The Party Wall etc. Act 1996 can feel overwhelming at the best of times. Once the award is in your hands, it’s easy to feel unsure about what comes next.
The good news? The process after an award is issued is actually quite straightforward — as long as both parties understand their rights and responsibilities.
In this guide, we’ll walk you through everything that happens after a party wall award is served. We’ll cover what the award means, what you can and can’t do, how to protect yourself during building work, and what to do if things go wrong.
Let’s get into it.
What Is a Party Wall Award?
Before we talk about what happens next, it helps to quickly understand what a party wall award actually is.
A party wall award is a legal document. It’s prepared by one or more party wall surveyors. It sets out the rights, obligations, and working methods agreed upon before notifiable building work begins.
The award typically includes:
- A description of the proposed works
- The hours during which work can take place
- A schedule of the condition of the adjoining property
- How much damage will be assessed and paid for
- Any specific requirements that the surveyor has included to protect both parties
Once the award is served on both the building owner and the adjoining owner, it becomes legally binding. Both sides must follow it.
What Happens Right After the Award Is Served?
You Get a 14-Day Window to Appeal
Once a party wall award is served, both parties have 14 days to appeal it. This is your window if you believe the award is unreasonable, unfair, or incorrect.
Appeals go to the County Court. This is not something to take lightly. You’ll need solid legal grounds, and you should speak to a professional before going down this route.
If neither party appeals within 14 days, the award stands. It becomes fully enforceable, and the building work can proceed under its terms.
Work Can Begin
Once the appeal window closes — or if both parties are happy with the award — the building owner can begin the notifiable works.
The award itself may specify when work can start. Always check the exact wording. Some awards include a notice period or a requirement for the adjoining owner to be informed before work commences.
Understanding Your Rights and Responsibilities
After a party wall award is in place, both the building owner and the adjoining owner have clear duties.
For the Building Owner
If you’re the one carrying out the work, you must:
- Follow the award precisely
- Stick to the approved working hours
- Only carry out the works described in the award
- Protect the adjoining property during the work
- Make good any damage caused to the neighbouring property
- Allow access to the surveyor if inspections are required
- Give adequate notice to the adjoining owner before work starts
Going beyond the scope of the award is a serious issue. If you carry out work that isn’t covered, you could face legal action. Always keep the award close to hand and review it regularly throughout the project.
For the Adjoining Owner
If you’re the neighbour, you also have responsibilities:
- You must allow reasonable access for the works described in the award
- You should not unreasonably obstruct or delay the works
- You have a right to have a surveyor attend and inspect at reasonable times
- You should report any concerns or damage as soon as possible
The Schedule of Condition — Why It Matters More Than You Think
One of the most important parts of any party wall award is the schedule of condition.
This is a written and photographic record of the state of the adjoining property before building work begins. It’s usually prepared by the party wall surveyor before work starts. It documents:
- The condition of walls, ceilings, and floors
- Any existing cracks, damp patches, or structural issues
- The condition of outbuildings, boundary features, or paving
Why does this matter so much?
Because if any damage occurs during the building work, the schedule of condition is the evidence used to determine whether that damage was caused by the work or was pre-existing.
Without a proper schedule of condition, disputes become very difficult to resolve. You won’t have a clear baseline to compare against.
At FPWS, our surveyors always prepare detailed and thorough schedules of condition. We do this to protect both parties equally.
During the Building Work — What to Expect
Once work begins, things can get noisy, dusty, and disruptive. That’s just the reality of construction. But the party wall award is there to manage those disruptions.
Surveyor Inspections
During the works, the party wall surveyor may visit the site to check that the works are being carried out in line with the award. These inspections are normal. They help catch any issues early before they escalate.
If you notice something that concerns you — as either a building owner or an adjoining owner — contact your surveyor promptly.
Communication Is Key
Keep the lines of communication open. Many disputes happen not because of the building work itself, but because of poor communication. Simple things like a quick heads-up before particularly noisy work, or notifying the neighbour of any delays, can go a long way.
Dealing with Damage
If damage occurs to the adjoining property during the works, here’s what should happen:
- Report the damage to your party wall surveyor immediately
- Do not attempt to repair it yourself without a surveyor’s involvement
- The surveyor will inspect and assess the damage
- The surveyor will determine whether the damage was caused by the notifiable works
- If it was caused by the works, the building owner is liable to make it good
The schedule of condition becomes crucial at this stage. It proves what was and wasn’t there before work began.
What If Damage Is Not Repaired?
This is where things can get more serious.
If the building owner causes damage but refuses to repair it, the adjoining owner has the right to take the matter further. This could involve:
- The party wall surveyor issuing a further award dealing with the damage
- Legal action in the civil courts if the building owner ignores their obligations
- In some cases, the adjoining owner can carry out emergency repairs themselves and claim back the cost
These situations are stressful. But they are avoidable with the right surveyor involved from the beginning.
The team at FPWS has extensive experience managing disputes and protecting clients throughout the building process. Our job doesn’t end when the award is issued.
Can a Party Wall Award Be Challenged or Appealed?
Yes. As mentioned, there is a 14-day appeal window after the award is served.
Common reasons for appealing an award include:
- The surveyor failed to consider relevant facts
- The award is overly restrictive or places unreasonable conditions on the building owner
- The award doesn’t adequately protect the adjoining owner
- There was a procedural error during the process
An appeal must be made to the County Court. It’s worth noting that courts are generally reluctant to overturn party wall awards unless there are strong grounds. The process was designed to keep disputes out of court, so judges tend to respect the surveyor’s professional judgment.
If you’re considering an appeal, act fast. The 14-day window is firm.
After the Works Are Completed
Once the building work is finished, there are a few final steps.
Final Inspection
A closing inspection is usually carried out by the party wall surveyor. This checks the condition of the adjoining property now that work is done. It’s compared against the original schedule of condition.
If any new damage is identified, the building owner must address it.
Resolving Outstanding Matters
Any unresolved issues — whether about damage, costs, or scope of works — should be dealt with at this stage. Don’t let things drag on. The sooner they’re resolved, the better for everyone involved.
Surveyor Fees
The cost of the party wall surveyor is usually paid by the building owner. This is the default position under the Party Wall etc. Act 1996. However, if the adjoining owner has acted unreasonably or unnecessarily increased costs, the surveyors can apportion fees differently.
Surveyor fees are set out in the award or agreed separately. Always make sure this is clear before work begins.
Common Mistakes People Make After a Party Wall Award
Even with an award in place, people sometimes make costly mistakes. Here are the most common ones to avoid:
- Ignoring the award’s conditions — Some building owners assume the award is just a formality. It isn’t. Every condition must be followed.
- Not telling the neighbour when work starts — Always give advance notice, even if the award doesn’t strictly require it. It keeps relationships intact.
- Carrying out work outside the agreed hours — This is a breach of the award and can lead to a legal dispute.
- Failing to report damage quickly — Delays make damage harder to assess and attribute. Report it straight away.
- Not keeping copies of the award — Keep the original award safe. You may need it months or even years later.
How FPWS Supports You Through the Whole Process
At FPWS, we believe party wall matters don’t end when the award is served. Our team stays involved throughout the process.
We provide:
- Comprehensive schedules of condition before work begins
- Regular site inspections during works
- Prompt responses to any concerns raised by either party
- Clear advice on rights and responsibilities
- Professional dispute resolution if problems arise
- Final inspections and sign-off once works are complete
We’ve helped homeowners, developers, and adjoining owners across the UK navigate the party wall process with confidence. Our surveyors are experienced, qualified, and genuinely care about getting the right outcome for every client.
If you’re unsure about what comes next after your party wall award, get in touch with the FPWS team today. We’ll give you clear, honest advice with no jargon.
Frequently Asked Questions
1. How long does a party wall award last?
A party wall award remains valid for the specific works described within it. It doesn’t have a fixed expiry date, but it applies to the works listed. If those works aren’t started within 12 months of the award being served, you may need to go through the process again.
2. Can I start work before the party wall award is served?
No. You must wait until the award is served and the 14-day appeal period has passed before starting notifiable works. Starting work early is a serious breach of the Party Wall etc. Act 1996, and could lead to an injunction stopping your work altogether.
3. What happens if the adjoining owner won’t give access during works?
The award gives the building owner the right of access to carry out the described works. If the adjoining owner refuses access without reasonable cause, the building owner can apply to the Magistrates’ Court for an order requiring access. This is a legal remedy available under the Act.
4. Who pays for the party wall surveyor?
In most cases, the building owner pays. This covers the cost of their own surveyor and the adjoining owner’s surveyor. If both owners agree to appoint a single agreed surveyor, this can reduce costs significantly. FPWS can act as an agreed surveyor where appropriate.
5. Can the adjoining owner stop the building works?
The adjoining owner cannot generally stop works that are lawfully covered by a party wall award. However, if the building owner acts outside the terms of the award, the adjoining owner can seek an injunction from the court to halt the works.
6. What if I didn’t receive a party wall notice?
If you didn’t receive proper notice and the building owner has already started work, you may be able to seek an injunction to stop the work. You can also appoint a surveyor retrospectively. Speak to a qualified party wall surveyor immediately if you’re in this situation.
7. Does a party wall award protect me if my wall gets cracked?
Yes. The schedule of condition documents the state of your property before work began. If new cracks appear during or after the works, the surveyor compares the current damage to the original condition report. If the damage is linked to the works, the building owner must repair it at their own cost.
Final Thoughts
Understanding what happens after a party wall award gives you real peace of mind. You know what to expect. You know your rights. And you know what to do if something goes wrong.
The party wall process exists to protect everyone involved. When it’s done properly, it works well. When it’s ignored or mishandled, it can cause serious — and expensive — problems.
Whether you’re about to start building work or you’re a neighbour trying to protect your property, the right advice makes all the difference.
The team at FPWS is here to help. We’re experienced, approachable, and always focused on protecting your interests. Don’t navigate this process alone. Reach out to us today and let’s talk through your situation.