{"id":2196,"date":"2021-04-08T14:51:38","date_gmt":"2021-04-08T14:51:38","guid":{"rendered":"https:\/\/www.yopa.co.uk\/homeowners-hub\/?p=2196"},"modified":"2021-04-08T14:51:39","modified_gmt":"2021-04-08T14:51:39","slug":"can-neighbours-refuse-party-wall-agreements","status":"publish","type":"post","link":"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/can-neighbours-refuse-party-wall-agreements\/","title":{"rendered":"Can neighbours refuse party wall agreements?"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">A party wall is\nessentially the shared dividing wall between two or more adjoining properties\nwhich either physically forms part of the buildings in question or can be considered\na boundary, such as a garden wall. A \u201cparty structure\u201d is a structure which\nseparates two or more buildings or different sections of the same building\nwhich belong to different owners, such as a floor in a block of flats. Party\nwalls and structures are commonplace in both residential and commercial\nproperties.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>What is a\nparty wall agreement?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Under the\nEngland and Wales <a href=\"http:\/\/www.legislation.gov.uk\/ukpga\/1996\/40\/contents\">Party Wall etc. Act 1996<\/a>, homeowners have the right to undertake\nwork to their property on or near to a party wall. However, there is a legal\nrequirement to inform your neighbours in advance of any work that you wish to\nundertake near to or on the party wall, a shared property boundary or by excavating\nbelow the party wall near the foundations of your neighbour\u2019s property. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You must seek\nyour neighbour\u2019s formal agreement to this work in writing via a <strong>party wall\nnotice<\/strong> and then produce a <strong>party wall agreement<\/strong> together in writing.\nWhen it comes to timescales, you must provide at least two months\u2019 notice of\nbuilding works which will affect the party wall or boundary and one month&#8217;s\nnotice for excavation work. This work should then commence within 12 months of\nthe party wall notice being issued.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A party wall notice\nand agreement are separate to the process by which you would seek <a href=\"https:\/\/www.gov.uk\/planning-permission-england-wales\">planning permission<\/a> or <a href=\"https:\/\/www.gov.uk\/building-regulations-approval\">building regulations approval<\/a>. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"http:\/\/www.housingadviceni.org\/your-neighbourhood\/problems-with-neighbours\/boundary-disputes.html\">Northern Ireland<\/a> and <a href=\"http:\/\/scotland.shelter.org.uk\/get_advice\/advice_topics\/neighbourhood_issues\/boundary_disputes\">Scotland<\/a> have similar requirements in place when\nit comes to party walls. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Can a\nneighbour refuse a party wall agreement?<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Whilst a\nneighbour cannot prevent work being undertaken if the changes are permissible\nby law, they can have an impact on when and how the work is undertaken, such as\nsuggesting an alternative construction method or the avoidance of antisocial\nhours. If a neighbour feels that the work being proposed requires planning\npermission, they can object to the work on these grounds and approach the <a href=\"https:\/\/www.gov.uk\/planning-permission-england-wales\">local planning authority<\/a>. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Refusing to\ngive consent to a party wall agreement is known as dissenting. If you ignore a\nparty wall notice or do not reply within the given time frames the neighbour\nwho issued the notice can begin the dispute resolution process by requesting in\nwriting that you appoint a party wall surveyor within 10 days, otherwise they\nwill do so on your behalf. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An alternative\noption to either providing or refusing consent would be to provide a counter\nnotice, requesting that additional work is undertaken at the same time as the\nwork mentioned in the party wall notice. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">You are obliged\nto respond to a party wall notice in writing within 14 days to confirm whether\nor not you are consenting to the work being carried out and you have a month to\nprovide a counter notice. The neighbour who has submitted the party wall notice\nwill then need to respond to the counter notice in writing within 14 days.&nbsp; <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The neighbour\nwho submitted the party wall notice cannot continue with the work until they have\nreceived a response from their adjoining neighbour. If no response is received\nwithin the required timescales, they must begin the <strong>dispute resolution\nprocess<\/strong> and cannot assume that no response means an agreement to the work\nbeing undertaken. &nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The dispute\nresolution process<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If an agreement\nis not reached between neighbours, a <a href=\"https:\/\/www.rics.org\/uk\/\">qualified surveyor<\/a> (or surveyors if each neighbour chooses\nto use their own) must be appointed to produce a legal document called a <strong>\u201cparty\nwall award\u201d<\/strong> as per section 10 of the Party Wall Act. This document will\ndetail the type of work to be carried out, how and when this should happen and\nwho is responsible for the payment, including the surveyor\u2019s fee. Where two\nseparate surveyors are appointed on behalf of the property owner and the\nadjoining neighbour, the two surveyors must choose a third surveyor to be\ninstructed in the event that they are unable to settle the matter to the\nsatisfaction of both original surveyors. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It will\ngenerally be the case that if you seek to commence the work to or near a party\nwall, then you will cover the cost for the work plus any legal or expert fees\ninvolved. However, your neighbour may need to contribute to the costs of the\nwork if it relates to a specific maintenance or repair issue for which you are\nboth liable. In the same vein, the adjoining neighbour will need to cover the\ncost of any additional work requested via a counter notice if this work is\nadvantageous to them. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Whilst the\nparty wall award is considered conclusive and binding, it is still possible for\neither party to contest the award, but this must be done within 14 days of\nreceiving the document from the surveyor(s) and the appeal must be lodged with\nthe county court. As a result, the court may overturn or make changes to the\naward or make an alternative decision in relation to the costs for the work\nand\/or the dispute process. <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Once the final\nparty wall agreement or award is in place, the property owner undertaking the\nwork must provide at least 14 days\u2019 notice of any impending work, except in the\ncase of emergencies. There should also be no \u201cunnecessary inconvenience\u201d caused\nto the adjoining neighbour and no negative impact or damage caused to their\nproperty. If this is the case, the property owner undertaking the work must pay\nfor the cost of repairing the damage. When it comes to the adjoining neighbour,\nthey must provide access to their property during acceptable working hours for by\nprofessionals involved in undertaking the work.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For more\ninformation on when you might require a Party Wall Agreement and legal\nownership, check out our article <em>\u201c<\/em><a href=\"https:\/\/www.yopa.co.uk\/homeowners-hub\/when-do-you-need-a-party-wall-agreement\/\"><em>When do you need a party wall agreement?<\/em><\/a><em>\u201d<\/em> <\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you are\nunsure about the boundaries for your property, then you can get a copy of your\ntitle plan or apply to have this amended via the <a href=\"https:\/\/www.gov.uk\/your-property-boundaries\">Land Registry<\/a>\nif you live in England or Wales, the <a href=\"https:\/\/www.nidirect.gov.uk\/articles\/searching-the-land-registry\">Land Registry of Northern Ireland<\/a> or the <a href=\"https:\/\/www.ros.gov.uk\/services\/search-property-information\">Registers of Scotland<\/a>. <\/p>\n\n\n<div class=\"valuation-widgets\">\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/online-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-house.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Instant online <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Get a rough estimate of your home's value now.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n    <div class=\"valuation-widgets__col\">\n        <a href=\"https:\/\/www.yopa.co.uk\/property-valuation\" class=\"valuation-widget\">\n            <div class=\"media\">\n    <div class=\"media__media\">\n        <img decoding=\"async\" src=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/wp-content\/themes\/yopa\/assets\/images\/icon-currency.svg\" alt=\"\" role=\"presentation\">    <\/div>\n    <div class=\"media__inner\">\n        <div class=\"media__heading\">\n            Face-to-face <span class=\"chevron\">valuation<\/span>        <\/div>\n        <div class=\"media__content\">\n            <p>Book an appointment with your local Yopa agent.<\/p>        <\/div>\n    <\/div>\n<\/div>\n        <\/a>\n    <\/div>\n<\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>A party wall is essentially the shared dividing wall between two or more adjoining properties which either physically forms part of the buildings in question or can be considered a boundary, such as a garden wall. A \u201cparty structure\u201d is a structure which separates two or more buildings or different sections of the same building<\/p>\n","protected":false},"author":4,"featured_media":2197,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[6],"tags":[],"class_list":["post-2196","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-improvements"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Can neighbours refuse party wall agreements? - Yopa Homeowners Hub<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dy36.stage.yopa-dev.co.uk\/homeowners-hub\/can-neighbours-refuse-party-wall-agreements\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Can neighbours refuse party wall agreements? - Yopa Homeowners Hub\" \/>\n<meta property=\"og:description\" content=\"A party wall is essentially the shared dividing wall between two or more adjoining properties which either physically forms part of the buildings in question or can be considered a boundary, such as a garden wall. 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