If you’re planning construction work in Kent, whether it’s an extension, a loft conversion, or even a basement project, understanding the role of a party wall surveyor in Kent is very important. When building near a shared boundary or excavating close to your neighbour’s property, you might face disputes. These can be avoided with the help of a party wall surveyor.
At FPWS-Kent, we are Kent’s trusted experts when it comes to party wall matters. In this guide, we will walk you through everything you need to know about what to expect from a party wall surveyor in Kent, and how they can help you have a smooth and successful construction project.
Why You Might Need a Party Wall Surveyor
The Party Wall etc. Act 1996 was created to avoid disputes between neighbours when building work affects shared walls, boundaries, or structures. If you are planning construction work such as:
- Excavating near your neighbour’s property (within 3 or 6 metres)
- Building or extending near a shared wall
- Modifying or demolishing a party wall
Then you will almost certainly need a party wall surveyor to make sure your work follows the law.
The Role of a Party Wall Surveyor in Kent
A party wall surveyor is a specialist who ensures your construction project follows the Party Wall etc. Act 1996. They act as an impartial third party, making sure that both you (the Building Owner) and your neighbour (the Adjoining Owner) are protected. Their impartiality helps solve any disagreements fairly.
What Does a Party Wall Surveyor Do?
Here are the key tasks that a party wall surveyor does:
- Advising on Legal Requirements: They will explain what you need to do according to the Party Wall Act, including when and why notices should be served.
- Preparing and Serving Party Wall Notices: These notices inform your neighbour about your planned work, ensuring that they are legally informed about your intentions.
- Surveying the Property: Before the work starts, the surveyor conducts a Schedule of Condition Survey, which records the condition of your neighbour’s property. This helps protect both parties in case of damage during the construction work.
- Drafting a Party Wall Award: If your neighbour agrees to the work, the surveyor will issue a legally binding Party Wall Award. This document includes important details, like working hours, access arrangements, and how any damage will be managed.
- Resolving Disputes: If your neighbour objects to the planned work, the surveyor will mediate the situation and try to find a fair resolution.
Why You Need a Specialist Surveyor in Kent
Kent has its own unique set of challenges. Whether you live in Maidstone, Tonbridge, Dartford, or Sevenoaks, a local surveyor will have expert knowledge of the building types, soil conditions, and regulations in your area.
- Local Knowledge: A surveyor with experience in Kent will understand how the properties in towns like Gravesend and Rochester differ. They will also know how soil conditions, such as Weald Clay in Ashford, can affect the construction work.
- Familiarity with Local Challenges: Kent’s mixture of old buildings, historic areas, and rural locations makes local knowledge very important when navigating the Party Wall Act.
The Process of Engaging a Party Wall Surveyor
When you hire a party wall surveyor, here’s a clear step-by-step guide on what to expect throughout the process.
Initial Consultation
The process starts with an initial consultation. During this meeting, you’ll discuss your project with the surveyor and provide them with your architectural plans. This is when the surveyor will decide whether or not your project requires a party wall notice under the Party Wall etc. Act 1996.
Serving Notices
If your project triggers the need for a party wall surveyor, they will prepare and serve the necessary party wall notices to your neighbours. These notices must be served at least two months before starting the work. Your neighbours will have 14 days to respond. They can either agree, object, or stay silent. If they don’t respond, it’s considered dissent under the Act.
Schedule of Condition Survey
A crucial part of the process is the Schedule of Condition Survey. The surveyor will inspect your neighbour’s property before any work starts. They’ll carefully note the condition of the property, including any cracks, stains, or damage. This helps protect both sides in case damage occurs during or after the work.
Issuing the Party Wall Award
Once the surveyor has reviewed the plans and completed the Schedule of Condition Survey, they will prepare the Party Wall Award. This legally binding document sets out the rules for the work, including:
- Working hours
- Access requirements
- Responsibilities for repairs or compensation in case of damage
The Party Wall Award ensures both parties are clear on their rights and responsibilities.
Resolving Disputes
If a dispute arises between you and your neighbour, the surveyor will step in to mediate and help resolve the issue. The goal is to reach a fair agreement for both parties. If necessary, the surveyor may appoint a third surveyor to help resolve the matter.
Section 6 Excavations: When You’re Digging Near a Shared Boundary
A major part of the Party Wall Act is Section 6, which deals with excavation work near your neighbour’s property. Many construction projects in Kent, such as extensions, basements, or new foundations, involve excavation. Section 6 outlines specific rules for excavating near a party wall.
- 3-Metre Rule: If you’re excavating within 3 metres of your neighbour’s building and your excavation is deeper than their foundations, you must serve a Section 6 notice.
- 6-Metre Rule: If your excavation is within 6 metres of your neighbour’s building and crosses a 45-degree line from the base of their foundation, you must serve a notice.
These rules are designed to prevent damage to your neighbour’s property and foundations. If your project involves excavation, you should consult a party wall surveyor who is experienced in these matters.
Cost and Timeline for Party Wall Surveys
The cost of hiring a party wall surveyor can vary depending on the complexity of the project and the number of surveyors involved. Here’s a general idea of the costs for a straightforward project:
- Agreed Surveyor: £900 – £1,500 (for the entire process)
- Two Surveyors: £1,500 – £3,000 (or more, depending on the complexity)
The timeline can also vary, depending on the nature of the project and whether there are any objections from your neighbour. Below is a typical timeline:
- Initial consultation: 1-2 weeks
- Serving notices: 2 months before starting the work
- Neighbour’s response: 14 days to respond
- Schedule of Condition Survey: 1-2 weeks
- Issuing the Party Wall Award: 1-3 weeks
Why Choose FPWS for Your Party Wall Surveying in Kent?
At FPWS-Kent, we offer expertise, local knowledge, and a commitment to customer satisfaction. Our team consists of RICS members with years of experience in Kent’s unique construction environment.
We cover all towns in Kent, including Dartford, Maidstone, Sevenoaks, Tonbridge, Rochester, Sittingbourne, Erith, Bexley, Sidcup, Paddock Wood, and more. With FPWS-Kent, you can be confident that your project will comply with the Party Wall Act, protecting your property and your neighbour’s property.
FAQs
1. Do I always need a party wall surveyor?
If your work involves a shared wall, boundary wall, or excavation near your neighbour’s property, you will most likely need a surveyor. It’s always best to consult with a professional to ensure compliance with the Party Wall Act.
2. How much does a party wall surveyor cost?
The cost of hiring a party wall surveyor depends on the complexity of the project. Generally, you can expect to pay between £900 and £1,500 for straightforward projects with one surveyor, or £1,500 to £3,000 if two surveyors are involved.
3. Can a party wall surveyor help with disputes?
Yes, party wall surveyors are trained to resolve disputes fairly and impartially. If there’s a disagreement, the surveyor will mediate and help find a solution.
4. What happens if my neighbour disagrees?
If your neighbour objects to the work, the surveyor will appoint an independent surveyor to help resolve the disagreement. The Party Wall Award will set out the terms and provide a resolution.
Conclusion
Understanding the role of a party wall surveyor in Kent is important for anyone planning construction work that might affect a shared boundary. From preparing notices to resolving disputes, a party wall surveyor ensures that your work is carried out legally and fairly. With FPWS, you can expect professional, impartial, and expert service every step of the way.
If you’re planning a project in Kent, contact FPWS-Kent today to ensure your construction is compliant with the Party Wall etc. Act 1996. Let us help make your building journey smooth and stress-free.