Does the Award include a Schedule of Condition?

Almost always. Pre-works SoC is annexed so post-works damage can be attributed. Use the dedicated Schedule of Condition template.

Party Wall etc. Act 1996 · Section 10

Party Wall Awards — agreed and 3-surveyor, drafted to Section 10

The legal document that resolves a deemed dispute under the Party Wall etc. Act 1996. Agreed Awards (single appointed surveyor) and 3-surveyor Awards (one each + selected third). Schedule of Condition annexed, hours of work, indemnities, costs apportioned.

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What's in the Award

Section 10 Award format covering all required limbs.

ARecital & appointmentsBuilding owner, adjoining owner(s), surveyor appointments (with appointment letters annexed), selected third surveyor (for 3-surveyor Awards), notice and dispute history.
BDescription of worksNotifiable works under Sections 1/3/6, drawings annexed (architect's, structural engineer's), specification, method statement.
CSchedule of ConditionPre-works baseline of adjoining owner's property, photo-dense, severity-graded. See the Schedule of Condition template.
DHours of work & methodPermitted working hours, noise restrictions, vibration monitoring, dust suppression, weekend/bank holiday restrictions, public access protection.
EAccess & indemnitiesSection 8 access provisions, building owner's indemnity for damage to adjoining property, insurance requirements, deposit (if any).
FCosts & securityApportionment of surveyor's fees (typically building owner pays both surveyors), security for expenses (where excavation deeper than adjoining foundations), agreed valuation for damage cap.
GAward & signaturesThe operative award itself, signed by both surveyors (or all three for a 3-surveyor Award), date of publication, statutory 14-day appeal window.

Two routes to an Award

Once a dispute is deemed under Section 5, the surveyors' job is to publish an Award.

Route 1

Agreed (single) Surveyor

Both owners agree on one surveyor to act for both sides. Faster, cheaper, less adversarial. The Award is published by that single surveyor and is binding on both parties. Most domestic projects (loft conversions, side-returns) go this route.

Route 2

Three-Surveyor Award

Each owner appoints their own surveyor; the two surveyors then jointly select a "third surveyor" to act if they can't agree. The Award is published when both surveyors sign — or by the third if they're brought in. More expensive but the more robust route for complex commercial works.

Section 10(4)

Default appointment

If an adjoining owner refuses to engage after a deemed dispute, Section 10(4) lets the building owner appoint a surveyor on their behalf. The Award then proceeds without their cooperation — though the Act protects the adjoining owner's substantive rights regardless.

Party Wall Award FAQs

What is a Party Wall Award?

A Party Wall Award is a statutory document published under Section 10 of the Party Wall etc. Act 1996 that resolves a deemed dispute. It records what works the building owner can do, the conditions (hours, methods, indemnities), the pre-works condition of the adjoining property, and how surveyors' costs are apportioned. Once published it is binding subject to a 14-day appeal window in the County Court.

When is an Award required?

When the adjoining owner has dissented to a Party Wall Notice (or failed to respond, creating a deemed dispute), the surveyors must publish an Award before notifiable works can begin. If the adjoining owner consents to the Notice within 14 days, no Award is needed.

Who pays for the Award?

Section 10(13) provides that the building owner pays the reasonable costs of both surveyors (or the agreed surveyor) unless one owner has unreasonably required something. In practice the building owner almost always pays everything — their works, their cost.

Can an Award be appealed?

Yes. Either owner has 14 days from service of the Award to appeal it to the County Court under Section 10(17). The court can rescind, modify, or uphold the Award. Appeals are uncommon — the appeal threshold is high and most issues can be resolved between surveyors before the Award is published.

Does the Award include the Schedule of Condition?

Yes — almost always. A pre-works Schedule of Condition is annexed so any post-works damage to the adjoining property can be attributed correctly. Use the dedicated Schedule of Condition template; it cross-references with the Award via the property and inspection date.