When do you Need to Appoint a Surveyor?
Let’s start with the basics. Like, when do you actually need to appoint a surveyor?
Under the Party Wall etc Act 1996, you must serve notice to your neighbour if your work affects a shared party structure. Like a chimney or a party wall, or if you’re excavating within a certain distance of your neighbour’s structure, or to a greater depth.
If your neighbour consents to this notice in writing – great! No need for surveyors at all.
But if they dissent, or don’t respond to the notice with 14 days, then they’re triggered a dispute. That’s when the surveyors step in. You’ll either:
• Appoint one agreed surveyor to act for both parties, or;
• Each appoint your own surveyor to work together impartially.
You might have noticed we didn’t mention appointing a surveyor to serve your party wall notices. We’re not saying you shouldn’t instruct a surveyor to prepare and serve notices, but it’s important to pay attention to the word ‘appoint’, and what it could mean.
When you appoint a surveyor under the Party Wall Act, it’s very difficult to then remove that surveyor. Even if you don’t think they’re doing a very good job! If you appoint a surveyor too early in the process, you’re stuck with them. And in the event that your neighbour dissents and wants to use a different surveyor, you can’t ask to use their surveyor as an agreed surveyor. You’re obligated to pay the fees of two professionals, when you could have only paid one.
How to Find the Right Surveyor
Now you know you need a surveyor, how do you start? And how do you make sure you find someone trustworthy and competent? Here are some of our best tips:
• Look for someone with specialist experience. Party wall work is a very niche field, so ideally you want someone who deals with it day in, day out, not just occasionally.
• Check their professional membership. Look for membership with bodies like The Royal Institution of Chartered Surveyors (RICS), The Faculty of Party Wall Surveyors (FPWS) or Pyramus & Thisbe Club. This doesn’t guarantee experience in party wall matters, but it does mean you’ll get a level of professionalism.
• Ask candidates about their past work. Have they dealt with projects like yours before? Party walls in flats, for instance, can be very different from detaches extensions.
• Check reviews or get a recommendation. Word of mouth is a powerful thing. If a surveyor has been helpful, communicative and provided a good service, their customers will tell you, and that’s usually a good sign!
• Make sure they’re independent. A surveyor should act fairly and impartially, even if you’re the one footing the bill. Be careful your surveyor isn’t wearing multiple ‘hats’ in one project.
If you’re not sure on anything, don’t be afraid to ask questions. A good surveyor will be more than happy to explain how they work and what to expect.
Costs and Appointment Types
Let’s talk money, and appointments. There are two main types of surveyor arrangement under the Act:
• Agreed surveyor (one surveyor who acts for both parties.
This is the more cost-effective and quick option, but it only works if both neighbours agree to it. The other option is:
• Two surveyors – one for each party.
Each surveyor will act independently, but they work together. They will jointly select a third surveyor if needed. This doesn’t happen often, but it’s there as a safety net for when surveyors or neighbours disagree. The costs vary here, but typically this option will cost more since you’re paying for the time or two professionals instead of one.
Speaking of money, who pays for all of this?
Usually, the building owner will pay for all surveyor costs. That includes their own and their neighbour’s! There are some instances where your neighbour could be liable for the professional fees, but it doesn’t happen often. One of the ways we’ve seen this happen is when the adjoining owners have made unreasonable demands that sit outside of the Party Wall Act, or when an adjoining owner has made a specific request for additional works that will benefit them. A good surveyor will be transparent about their fees, and explain the full scope of their services so there are no surprises.
What to Expect from a Professional
An experienced party wall surveyor should do much more than tick the boxes. While every surveyor will have a slightly different way of working their job includes:
• Assess your plans and advise on notice requirements.
• Serve valid notices and communicate with your neighbours.
• Carry out a detailed schedule of condition to record the neighbour’s property before work starts.
• Prepare any Party Wall Awards needed.
• If something goes wrong (like unexpected damage) they can help resolve it in a fair and efficient way.
On top of that, any good surveyor will:
• Be responsive and communicative.
• Explain things in plain English.
• Keep the process moving smoothly.
• Stay impartial throughout.
If you’re speaking to a surveyor and they don’t match up with these qualities, we recommend you carry on searching.
Tips for a Smooth Process
Before we leave you, here are some quick tips to keep your party wall process on track.
• Talk to your neighbours early. A friendly heads-up goes a long way.
• Serve a valid written notice – don’t skip the legal bit, even if your neighbour has agreed in a quick conversation.
• Appoint your surveyor quickly when a dispute occurs. Delays create friction and make everything more unpleasant.
• Keep records. Especially communications and agreements.
• Trust the process – it’s designed to protect both sides.
And most importantly – don’t wait until work starts to get advice. That’s usually when small problems become big, and expensive ones. Be proactive, and you’ll save yourself a lot of time, money and stress.
Appointing a party wall surveyor doesn’t have to be a big, daunting thing. With the right person by your side, the process is clear, fair and efficient. No drama required! At Harrison Clarke we specialise in party wall matters, and we’re proud to offer honest, independent advice every step of the way. If you have any questions, or just want to know more, you can get in touch with our team of surveyors on 023 8155 0051.
For more expert advice on surveying and property matters, check out our range of informative videos on our website or YouTube channel. Harrison Clarke Chartered Surveyors is here to guide you every step of the way!
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