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A party wall award is the formal written document produced under the Party Wall etc. Act 1996 to resolve a dispute between a building owner and an adjoining owner. It is the document that allows notifiable works to lawfully proceed where written consent has not been given.
Awards are prepared by appointed surveyors. They set out how the works must be carried out, record the starting condition of the neighbouring property, and provide a mechanism for resolving any damage later alleged. This page covers when an award is needed, what it contains, and how it comes into being. For the wider statutory context, see the Party Wall etc. Act 1996 guide.
What It Is
A binding document prepared by party wall surveyors under the Act to govern notifiable building works.
When It Appears
After a party wall notice has been dissented or ignored by the adjoining owner for 14 days.
Why It Matters
It is the lawful basis for the works and the evidence base for resolving later damage disputes.
The key point
The award is not a box-ticking exercise. A well-drafted award protects both sides: it gives the building owner a lawful route to proceed and gives the adjoining owner a dated record of condition and a clear mechanism for redress if damage occurs.
If you have received a party wall notice, or are preparing to serve one, send us the drawings and we will explain how the award will be structured.
Contact us →When an award is needed
An award is needed wherever a statutory notice has been served and the adjoining owner has dissented, or has not responded within 14 days. The following are common examples of trigger works, but the list is not exhaustive — a surveyor should confirm whether your specific works require a notice before you proceed:
- Cutting into a party wall, for example to install steels for a loft conversion.
- Underpinning, raising or thickening a shared wall.
- Demolishing and rebuilding a party structure.
- Building a new wall on or astride the line of junction.
- Excavation within three metres below neighbour's foundations, or within six metres on the 45-degree test.
For the notice that opens the process, see party wall notice. For the relationship between an award and an everyday "party wall agreement", see party wall agreement.
What a party wall award contains
A standard award will cover the following at a minimum:
- A description of the proposed works and the parties to the award.
- A schedule of condition of the adjoining property, usually with dated photographs.
- The manner in which the works are to be carried out, including working hours and protection measures.
- Access rights granted to the building owner and their surveyor under the Act.
- Mechanisms for resolving any damage alleged to arise from the works.
- A statement of the surveyors' fees and the apportionment of those fees between the parties.
- Rights and reservations concerning security for expenses, where relevant.
Where the project involves excavation, the award usually integrates the section 6 issues directly. See the section 6 guide for how the geometry feeds into the award.
How the award is produced
There are two routes. The parties can agree to appoint a single Agreed Surveyor between them, or they can each appoint their own surveyor, with a Third Surveyor selected in reserve.
Agreed Surveyor
One surveyor acts jointly for both parties. Usually cheaper, faster, and appropriate for straightforward domestic projects where the parties are cooperative.
Two surveyors and a Third
Each side appoints their own, and a Third Surveyor is selected to resolve any points they cannot agree. More common on complex or contested projects.
Whichever route is used, the appointed surveyor must act impartially under the Act. The surveyor is not an advocate for the appointing party.
Appeals against an award
Either party may appeal a party wall award to the County Court within 14 days of service. In practice appeals are rare, because an appointed surveyor acting impartially usually produces an award the parties can live with. An appeal requires grounds beyond dissatisfaction with the outcome.
What happens after the award is made
Once served, the award governs the works. The building owner may proceed in accordance with its terms. Any alleged damage is raised through the mechanism set out in the award, and the surveyors can be asked to determine it.
Retain the award, schedule of condition, and any photographs as part of the project record. They are the evidence base if a dispute arises later, and the working position for any further addendum award if the works change materially.
Common mistakes
- Starting works before the award is served. This exposes the building owner to injunction risk.
- Treating the award as advisory. It is a binding document enforceable under the Act.
- Failing to retain the schedule of condition properly, which weakens later damage arguments.
- Proceeding outside the scope of the award, for instance by changing foundation depths without informing the surveyors.
- Missing the 14 day appeal window where a party is genuinely dissatisfied with the award.
Need a party wall award prepared or reviewed?
Whether you are the building owner or the adjoining owner, a properly drafted award is the most effective way to protect your interests on a project that touches the Act.
See our party wall surveyor service or compare this page with the guides on the Party Wall Act, party wall notice, and party wall agreement.
Related knowledge
Compare this article with the nearest matching pages if you want to follow the topic into related surveying questions.
Plain-English guide to the Party Wall etc. Act 1996 — what the legislation covers, which works are notifiable under sections 1, 2 and 6, how the notice and award process runs, the role of the surveyor, and the consequences of proceeding without compliance.
Plain-English guide to the party wall notice under the Party Wall etc. Act 1996 — when it is required, how it must be served, statutory notice periods, and the options open to the adjoining owner on receipt.
Plain-English guide to party wall agreements under the Party Wall etc. Act 1996 — what the agreement is, when one is needed, what it contains, and the process of getting one in place through written consent or a formal Award.
Plain-English guide to section 6 of the Party Wall etc. Act 1996 — the two excavation triggers (3 metre and 6 metre rules), when notice is required, what it must contain, and what happens after service including the party wall award process.
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Notices, adjoining owner response, schedules of condition, awards, and practical support before works start.
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Condition recording for lease commencement, pre-works evidence, and later protection against dispute over pre-existing condition.
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