These two terms often get used interchangeably, and it’s easy to see why there’s confusion. Both are part of the same process under the Party Wall etc. Act 1996, but they represent very different stages of it. Understanding the distinction matters whether you’re a building owner about to serve notice or an adjoining owner who has just received one.
What Is a Party Wall Notice?
A Party Wall Notice is the starting point. It’s the formal document served by the building owner on their neighbour to inform them that certain notifiable works are planned. The notice must include specific information: the building owner’s name and contact details, the address of the property, a description of the proposed works, and the date on which the works are intended to begin. Without all of this, the notice can be challenged as invalid. For a full breakdown of which type of notice is required for different kinds of work, see The 3 Types of Party Wall Notices Explained.
Once the notice is served, the adjoining owner has 14 days to respond. They can either consent in writing, which allows works to proceed on the party wall without further formal process, or they can dissent, which triggers the appointment of surveyors and ultimately the production of a Party Wall Award. If they don’t respond at all within the 14-day window, they are deemed to have dissented under the Act. This is a detail that surprises many people, because silence is not consent.
What Is a Party Wall Award?
A Party Wall Award, sometimes referred to as a Party Wall Agreement, is the legally binding document that sets out the terms under which the works can be carried out. It is drawn up by the appointed surveyor or surveyors and covers exactly what work will be done, how it will be done, the hours during which work can take place, and the measures in place to protect the adjoining owner’s property. It may also reference or incorporate a Schedule of Condition report. The Award is what gives the building owner the legal authority to carry out the works described within it.
The distinction matters because the Award is enforceable. If a building owner carries out works that go beyond what the Award permits, or if they fail to follow the conditions set out within it, the adjoining owner has a clear legal basis for action. Similarly, if an adjoining owner attempts to obstruct works that are covered by the Award, the building owner is protected. It works both ways, which is part of what makes it such a useful document.
Agreed Surveyor or Two Surveyors?
One of the most common questions we receive is whether an agreed surveyor or two separate surveyors are needed when dissent has been expressed. If both parties are comfortable doing so, they can agree to appoint a single surveyor to act impartially for both. This is often the most cost-effective route and tends to produce a quicker outcome. If the parties cannot agree on a single surveyor, each appoints their own, and those two surveyors work together to produce the Award. In the event they cannot agree, a third surveyor who was nominated at the outset makes the final decision. You can read more about how costs are divided in Who Pays for a Party Wall Surveyor?.
How Long Does It Take?
The timeline from notice to Award varies depending on the complexity of the works and how quickly the parties engage with the process. In straightforward cases, an Award can be prepared within a few weeks of dissent being confirmed. In more complex situations, particularly where significant excavation or structural work is involved, it can take longer. Understanding what causes delays is something we cover in How Long Does the Party Wall Process Take?.
From a practical standpoint, the Party Wall Award is one of the most useful documents a building owner can have. It establishes a clear record of what was agreed before works began, which protects against any claims that arise afterwards. Combined with a Schedule of Condition survey, it provides a comprehensive defence against unfounded complaints about damage caused by the works.
Whether you’re about to serve a notice or you’ve just received one, ALD Surveying can guide you through the process from start to finish. To find out more about how we can assist, visit our Party Wall Notices page.