When you are considering an extension, loft conversion, basement excavation or any project that involves work to a party wall or neighbouring property, you might have heard of party wall surveyors. But what does a party wall surveyor do? A party wall surveyor serves as a neutral expert who can assist property owners in meeting legal obligations, avoiding disputes, and safeguarding neighbouring properties during construction.
The Roles and Responsibilities of a Party Wall Surveyor
The first step is to understand what a party wall surveyor does, which is determined by the Party Wall etc. Act. Act 1996. They are required to handle legal notices, handle dispute resolution or damage assessment.
- Check the Proposed Work
A party wall surveyor will examine plans and structural information to ensure the drawings and structural details are clear. They will know what is being constructed and how this may impact the common wall or neighbouring foundations. They review various components, including structural effects, risk of displacement, and access.
- Inspect the Adjoining Property
The Surveyor will visit the neighbouring owner’s property when acting in dispute, and draft a schedule of condition. This is an existing condition report of walls, ceilings, and finishes before any works. This will allow you to make a pre-work to post-work to see if anything has been affected. This will help protect the building work owner from false claims as well.
- Agree Protective Measures
Appointed surveyors think about the way the works are to be performed to ensure that there is minimal risk. This could be sequencing, temporary supports/arrangements. The aim is to permit the development to proceed without harming the neighbour’s property.
- Prepare the Party Wall Award
A party wall award is a legally binding document that allows work to be done and may include certain conditions under which construction is to proceed. An award is only needed if a neighbour objects to a notice and does not endanger the building owner nor the adjoining building owner.
The award sets out:
- The authorised works
- How and when they might be implemented
- Protective measures
- Rights of access (where relevant)
- How to respond to damage.
The award needs to be accepted on the date of serving, and shall be final and binding, unless appealed within 14 days.
- Performing a Schedule of Condition Survey
Surveyor will in many cases make a Schedule of Condition before works are commenced. This comprehensive report will outline the current state of the adjacent property and highlight any existing cracks or issues. If it is later alleged that the building works have caused damage, the report will be useful evidence.
- Protecting the Rights of Both Property Owners
The duties of the Surveyor also include ensuring the owner’s ability to construct within their own site, while at the same time, protecting the adjacent owner’s legal entitlements. The Surveyor applies and interprets the Party Wall Act and its associated legislation in a fair and equitable manner. It establishes a balance between the development rights of the property owner and the social rights of the adjoining property owner.
What Does a Party Wall Surveyor Look At?
One thing that people often ask is what does a party wall surveyor do. Well, an important aspect of their job is identifying potential problems that can arise during construction. Apart from that, they focus on specific areas that may affect neighbouring properties.
- The common wall or structure of the building
- The depth of the foundations and the excavation.
- Structural calculations wherever appropriate.
- Potential impact on neighbouring property.
Can a Party Wall Surveyor Act for Both Parties?
Both parties may designate a single “agreed surveyor” if they agree to do so. That Surveyor needs to be neutral and may not be biased towards the first contact person.
In certain cases, the neighbour might wish to hire their own Surveyor. The two surveyors will then communicate with each other and reach a mutual understanding of the terms of the party wall award.
Who Pays for the Party Wall Surveyor?
When discussing what does a party wall surveyor do, it’s also important to understand who is responsible for the associated costs. The fees of both surveyors are paid by the building owner doing the proposed works in most cases. This is because they are the parties who are to benefit from the construction project and are the first to initiate under the Party Wall etc. Act. Act 1996.
In some cases exceptions may arise where the actions of the adjoining owner will mean that more work and expense will be required by the Surveyor. In general, however, the person carrying out the works of building is liable to pay the surveyor’s fees.
Conclusion
Understanding what a party wall surveyor does will make construction projects easier to handle. They aid in compliance with laws, avoid conflicts, and safeguard neighbouring properties. Their responsibility is to make sure everything is done smoothly during the construction process and takes into account the interests of all the parties involved.
