Party Wall Surveyor Cost

What are the costs of a Party Wall Surveyor?

Party wall surveyor costs vary according to the proposed work, the number of adjoining owners, the complexity of the design and whether one agreed surveyor or two separate surveyors are appointed. A straightforward agreed-surveyor instruction will normally cost less than a dispute involving separate surveyors, structural engineering input or several adjoining properties. Harding Chartered Surveyors provides a case-specific quotation before accepting an appointment.

If work is covered by the Party Wall etc. Act 1996, the building owner must serve the correct notice. The statutory notice period is normally one or two months, depending on whether the work concerns a new wall at the boundary, an existing party structure or qualifying excavation. After receiving a valid notice, the adjoining owner can:

1. Consent to the work. A separate Schedule of Condition may still be sensible.

2. Dissent and agree to use the same impartial surveyor as the building owner. This is known as the agreed surveyor route.

3. Dissent and appoint their own surveyor. The two surveyors then select a third surveyor who can determine referred matters if required.

Where a dispute arises, the surveyor or surveyors usually record the adjoining property’s condition and agree a Party Wall Award setting out how the work must proceed. In most standard building-owner-led projects, the building owner pays the reasonable surveyors’ fees arising from the notifiable work, although responsibility can depend on the circumstances and the benefit of the work.

Because Harding cannot control another surveyor’s hourly rate or the time reasonably required, a guaranteed total for both parties is not always possible at the outset. The sections below explain the usual charging methods, what affects the final cost and how fees are assessed.

Surveyors using measuring equipment at a construction site

Party Wall Surveyor Quote

Negotiations Between the Two Surveyors

The adjoining owner’s surveyor normally submits their proposed fee or time record for agreement. The building owner’s surveyor reviews whether the rate, travel time and work undertaken are reasonable and proportionate to the instruction. They may challenge duplicated work, excessive travel or time that is not reasonably connected with the notifiable works.

If the two appointed surveyors cannot agree a reasonable fee, either surveyor may refer the issue to the selected third surveyor for determination. The third surveyor acts independently and may decide both the appropriate fee and how the costs of the referral should be allocated.

How Much Does a Party Wall Surveyor Cost?

Party wall surveyors may charge a fixed fee for a defined instruction or an hourly rate where the scope is uncertain. As a broad guide, hourly rates can fall in the region of £150–£270, while a straightforward Party Wall Award may cost approximately £800–£1,500 per adjoining owner. Complex projects, multiple adjoining owners, basement works, specialist engineering input or prolonged negotiations can increase the total to £2,000–£3,000 or more.

These figures are indicative rather than guaranteed. Before appointing a surveyor, check whether the quotation includes VAT, travel, serving notices, the Schedule of Condition, preparation of the Award, liaison with the other surveyor and any final inspection after the work.

The Adjoining Owner's Surveyor’s Fees

The building owner’s surveyor is responsible for deciding whether the adjoining owner’s surveyor’s fees are reasonable. The total cost should take a range of factors into account, including:

  • Distance between site and office
    The longer it takes for the adjoining owner’s surveyor to reach the building, the higher their fee will be. We usually agree to cap the travel time to around 45 minutes as to prevent congestion, roadworks and other unforeseen events from causing travel fees to spiral out of control.
  • The Quality of the Building Owner’s Surveyor’s ReportDraft Award and Schedule of Condition
    If the building owner’s surveyor does a thorough job and creates an accurate report, the adjoining owner will naturally have less work to do, reducing the hours required to finish the job.
  • The Quality of the Design Team’s Drawings and Other Information
    Again, the more information the surveyor has access to, the less time it should take to compile a party wall award.
  • The complexity of the works proposed
    If the works are more complex the adjoining owner may seek to utilise other experts to check the design team's drawings, specifications etc. This normally takes the form of a checking engineer and is common in basement excavations and big projects.

The adjoining owner’s surveyor will propose an hourly rate, which the building owner’s surveyor can accept or reject. The building owner’s surveyor will usually check the adjoining owner’s surveyor’s timesheet to decide whether the fee is fair.

The Adjoining Owner’s Surveyor’s Timesheet

Unfortunately, there is no such thing as a ‘typical’ adjoining owner surveyor’s timesheet because each job is unique, which is just one reason why it’s usually impossible to provide a fixed quote for both surveyors’ costs upfront. However, some of the tasks that the adjoining owner’s surveyor is responsible for carrying out and charging for include:

  • Review of the initial notice and any associated drawings
  • The exchange of appointment letters and selection of a third surveyor
  • Assessment of the adjoining owner’s property conditionAssisting the Building Owner’s surveyor carry out the schedule of condition
  • Review of the draft Schedule of Condition and Award
  • Agreement of any outstanding points with the building owner’s surveyor
  • Review and approval of the fair copies of the award
  • Checking off of the Schedule of Condition after the works have been completed

Note that the final two tasks on the list above are completed after the fee is agreed upon, which means the total time spent for each of said tasks is estimated.

The Third Appointed Surveyor's Fees

The third surveyor is selected when two separate surveyors are appointed, but normally becomes actively involved only if a matter is formally referred. If a fee or another issue is referred, the third surveyor can determine the matter and decide how their reasonable costs should be allocated between the parties.

A referral can increase the overall cost, so the appointed surveyors will usually try to resolve reasonable fee questions directly first. Neither party should assume that the building owner will automatically pay every cost: the allocation depends on the issue referred, the parties’ conduct and the third surveyor’s determination.

A Party Wall Award may be appealed in the county court within 14 days of service. Court proceedings can involve significant cost risk, so anyone considering an appeal should obtain independent legal advice promptly.

Party Wall Agreement Cost

The cost of a Party Wall Agreement can vary greatly depending on the extent of the works and complexity of the project. On average, fees for a simple agreement can range from £800 to £1,500 per adjoining property owner. However, more complex cases involving multiple adjoining owners or significant construction works can drive costs upwards of £2,000 to £3,000.

The agreement cost typically includes the preparation of a Party Wall Notice, a Schedule of Condition for the adjoining property, and the final Party Wall Award. Responsibility for reasonable surveyors’ fees depends on the circumstances, although the building owner undertaking the notifiable work usually pays them.

In some cases, the property owner undertaking the works may offer to cover the costs of their neighbour's surveyor. This can be a gesture of goodwill and can also help the process progress smoothly.

To keep costs in check, homeowners should obtain a clear quotation before appointing a surveyor. Agreeing on a single surveyor to act for both parties as an “Agreed Surveyor” can be a cost-effective alternative, provided both parties are comfortable with the appointment and confident in the surveyor’s impartiality.

What is the Party Wall Act?

The Party Wall Act, formally known as the Party Wall etc. Act 1996, is a piece of legislation in the UK that governs the rights and responsibilities of property owners when undertaking construction or alteration works that directly affect a shared wall or boundary between neighbouring properties. The primary aim of the Act is to prevent and resolve disputes between property owners, ensuring that any works carried out are done so in a manner that protects both parties' interests.

The Act encompasses three key areas: Party Wall, Party Structure, and Line of Junction. A Party Wall is a shared wall that separates two adjoining properties, whereas a Party Structure refers to any wall, floor, or partition that separates buildings or parts of a building occupied by different owners. Lastly, the Line of Junction is the point where two properties meet, even if they are not physically connected by a wall.

Under the Party Wall Act, the property owner intending to carry out works must serve a Party Wall Notice to the adjoining owner(s), detailing the proposed works and providing sufficient information. The notice must be served at least one or two months before the planned start date, depending on the type of works involved. Upon receiving the notice, the adjoining owner(s) can either consent to or dissent from the works.

If the adjoining owner consents, the works may proceed as planned. If they dissent or fail to respond within 14 days, the property owners must appoint a Party Wall Surveyor or surveyors to prepare a Party Wall Award. This legally binding document outlines the terms and conditions of the works, along with any necessary protection measures for the adjoining property.

It is essential for property owners to comply with the Party Wall Act, as non-compliance can lead to legal disputes, delays, and additional costs. By adhering to the Act and maintaining open communication with their neighbours, property owners can ensure that their construction or alteration works are carried out smoothly and with minimal disruption to all parties involved.

Adjoining terraced homes with pink and white façades

What is a Party Wall Notice?

A Party Wall Notice is a crucial step in the process of carrying out construction or alteration works that affect shared walls or boundaries between neighbouring properties in the UK. The Party Wall etc. Act 1996 requires the property owner undertaking the works to serve a notice on their adjoining neighbours, informing them of the proposed works and providing relevant information.

There are three main types of Party Wall Notices:

  • Party Structure Notice: This notice pertains to works on a shared wall or structure, such as demolishing, rebuilding, or altering the wall's thickness or height. It must be served at least two months before the intended start date of the works.
  • Line of Junction Notice: When a property owner intends to build a new wall either up to or astride the boundary line between properties, they must serve this notice. It must be given at least one month prior to the commencement of the works.
  • Adjacent Excavation Notice: This notice is required when excavations are planned within 3 or 6 metres of the adjoining property, depending on the depth and proximity of the excavations to the neighbouring building. This notice must also be served at least one month before the start of the works.

It is essential to include detailed information about the proposed works in the Party Wall Notice, such as plans, drawings, and a description of the works. The notice should also mention the relevant section of the Party Wall Act under which it is being served and the date by which a response is expected from the adjoining owner(s).

Once the notice has been served, the adjoining owner(s) have 14 days to respond. They can either consent to or dissent from the proposed works. If they dissent or fail to respond, both parties must appoint a Party Wall Surveyor or surveyors to prepare a Party Wall Award, outlining the terms and conditions for carrying out the works.

Schedule of Condition

A Schedule of Condition (SoC) is a comprehensive and detailed document that records the existing condition of a property at a specific point in time. Often used in conjunction with lease agreements, construction projects, or dilapidations claims, the SoC serves as a valuable reference for all parties involved in these transactions or projects. By establishing the property's state prior to any work or occupation, it helps to prevent disputes regarding any potential damage or changes that may occur during the lease or construction period.

The process of creating a Schedule of Condition typically involves a professional surveyor or building consultant conducting a thorough inspection of the property. They will meticulously examine all aspects of the building, both internally and externally, and document their findings in a clear and methodical manner. This includes photographic evidence and written descriptions, which together provide a comprehensive account of the property's condition. The SoC should cover all relevant areas, such as the building's structure, fabric, fixtures, and fittings.

The importance of a Schedule of Condition cannot be overstated. It offers valuable protection for both landlords and tenants, as well as contractors and property owners involved in construction projects. For landlords and tenants, the SoC enables them to clearly establish the condition of the property at the commencement of the lease, which can help to avoid misunderstandings or disputes regarding repair obligations and dilapidations claims. Additionally, the SoC can serve as evidence in court proceedings, should disputes escalate to that level.

Recent Reviews of Harding Chartered Surveyors

Excellent
Harding Chartered Surveyors4.6
Based on 168 reviews
Delivered ahead of time and in agreed scope.
Tim E.
Good service, the initial deadline was missed but the quality of work is good.
Ten P.
I have used Harding Chartered Surveyors three times in the last 2 years to carry out valuations of properties. I found them to be efficient and good value. Kate always got back to me quickly and I was also able to communicate directly with the surveyor. Their final reports were polished and professional. I can recommend.
Martin M.
Extremely professional and personal service. I commissioned two reports recently, one for a structural engineering inspection and one for a full level three report. Both reports gave me what I required and more. I would highly recommend.
Anastasia A.
Always a positive experience with Harding Chartered Surveyors. Thank you
Anne Marie K.
Highly professional and first class service. Reliable and totally trustworthy. Highly recommended for all levels of surveys and the go to surveyor for dependable advice and guidance on your property purchase.
Stuart B.
Whenever we have any dealings with Harding Chartered Surveyors, they are always on time, friendly and professional. Fantastic people to work with.
Sophie C H.
David, Jessica and all of the team at Hardings are exceptional people and highly professional. Thank you for all of your support, to both our Vendors and Buyers within W4!
louise J.
The snagging survey provided by Harding was very detailed and thorough. This helped us to identify some Safety and Building Regulation compliance issues ahead of completion, along with a general snagging list. Our surveyor, Alaa Ali, did a great job in explaining the issues and providing recommendations. Definitely recommend Harding for surveys.
Vibhor M.
Surveyor Kashmir was brilliant explained everything to me about lease extension have recommended you to a couple of friends who are looking to extend their leases
evelyn R.
Very responsive and efficient. Pleasure doing business with them
Zeev R.
Hardings were very efficient. Set up an appointment quickly and turned the valuation report around quickly as well. They were also very easy to reach when needed and their communication was clear. Would recommend if you need a valuation.
Cece L.
They have been great. Would totally recommend!
Radu B.
Easy to deal with. Good service. Recommended.
EasyEarlDenton
First class and a true professionals... Well done David, Jess and the team. Highly recommend to Horton and Garton buyers and vendors in the moving process. Reliably reliable and communicative. 10/10. John Horton - Director and Owner, Horton and Garton Estate Agents Chiswick and Hammersmith.
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Appoint a Surveyor - Do you need a Party Wall Surveyor?

If you live in a semi-detached, terraced house or doing a loft conversion and need a party wall survey, we can act as party wall surveyor for building owners and adjoining owners. If you want to book a survey or have any questions about the party wall surveyor cost, call us on 020 7736 2383 for a free quotation. Please do read our FAQs on Party Walls for more information.