Brentwood is a beautiful and sought-after area in Essex, known for its lovely homes, scenic countryside, and vibrant community. As more people look to expand their properties, party wall issues have become more common. Homeowners in Brentwood often face challenges when building near shared walls or boundaries. The Party Wall Act 1996 is in place to protect the rights of neighbours when it comes to these types of construction projects.
If you’re planning an extension, a loft conversion, or any other type of building work, it’s essential to be aware of party wall issues to avoid unnecessary conflicts with your neighbours. This blog will explore the Top Party Wall Issues in Brentwood Properties in 2026.
We aim to help you understand the law, how it applies to you, and how you can avoid common mistakes. As RICS-regulated party wall surveyors, we at FPWS-Brentwood are here to guide you through this process, ensuring your construction project goes smoothly and without unnecessary delays.
What is a Party Wall?
Let’s begin by understanding what a party wall is. A party wall is a shared wall or structure between two properties. You’ll find party walls in terraced houses, semi-detached homes, or even garden walls that separate properties.
If you’re planning any work that affects the party wall, such as building an extension, digging foundations, or adding beams, the Party Wall Act 1996 requires that you serve a Party Wall Notice to your neighbour. This notice informs them of the work and allows them to raise any concerns before the work begins.
Top Party Wall Issues in Brentwood in 2026
1. Excavations Within Close Proximity to a Neighbour’s Property (Section 6 Issues)
Excavation work is one of the most common issues homeowners in Brentwood face, especially when digging within 3 to 6 metres of a neighbour’s property. Whether you’re digging for foundations, adding a basement, or installing a garden office, the soil in Brentwood can cause problems, particularly in areas with older properties, such as Ingrave or Herongate. Clay soil, which is common in these areas, can shift when disturbed, potentially causing damage to nearby buildings.
Under Section 6 of the Party Wall Act, if you plan to excavate within 3 metres of your neighbour’s building and go deeper than their foundations, or within 6 metres at an angle, you must serve a Section 6 Notice. Failing to do so can result in legal disputes, delays, and increased costs.
How to Avoid This Issue:
- Measure accurately: Always check the distance between your excavation site and your neighbour’s property.
- Serve a Section 6 Notice: Make sure you give at least one month’s notice before starting any excavation work.
- Complete a Schedule of Condition Survey: This helps document the state of your neighbour’s property before work begins, protecting you in case of damage.
2. Delayed or Incorrect Party Wall Notices
One of the most common mistakes made by property owners is failing to serve the correct notices on time. Many homeowners assume that serving the notice just before starting work is fine, but this can cause serious problems. The Party Wall Act 1996 has strict rules about how and when notices should be served.
Under the Act, you must give at least two months’ notice for work affecting party walls or boundary walls, and one month’s notice for excavation work. If you fail to serve the correct notice, it can result in delays, disputes, and even injunctions to stop the work.
How to Avoid This Issue:
- Serve notices on time: Ensure you serve the notice at least two months before work begins for party wall work, and one month for excavation work.
- Check the details: Double-check that all information on the notice is accurate, including the work description, your neighbour’s details, and the correct section of the Party Wall Act.
- Consult a RICS surveyor: To make sure the notice is correct and legally valid, consider consulting a qualified party wall surveyor.
3. Boundary Wall Disputes
Boundary disputes are common in Brentwood, particularly in older areas like Great Warley and South Weald. These disputes usually arise when neighbours disagree on the location of a shared wall or fence. The problem can worsen when one neighbour wants to make changes to a boundary wall without clear communication or agreement. The Party Wall Act governs work on shared boundary walls and ensures that any changes are made with mutual consent.
How to Avoid This Issue:
- Communicate clearly: Let your neighbour know about your plans for any work affecting a boundary wall.
- Serve a Section 1 Notice: If you’re building a new boundary wall or altering an existing one, serve a Section 1 Notice to ensure the work is compliant with the law.
- Hire a surveyor: If there’s any doubt about the boundary, a surveyor can help determine the exact line and avoid disputes.
4. Damage to Neighbouring Property
Construction work, especially when it involves digging foundations or working on shared walls, can sometimes cause unintended damage to your neighbour’s property. In areas with older houses, such as Hutton or Warley, even small vibrations from machinery or excavation can cause cracks or structural damage. This is why it’s important to carry out a Schedule of Condition Survey before starting any work. This survey documents the current condition of your neighbour’s property, which can help settle any disputes about damage later on.
How to Avoid This Issue:
- Conduct a Schedule of Condition Survey: This survey documents your neighbour’s property condition before work begins and helps protect you from any claims of damage.
- Minimise vibrations: Use vibration monitoring and take steps to reduce the impact of machinery on your neighbour’s property.
- Communicate openly: Keep your neighbour informed about the work you’re doing and be considerate of their concerns.
5. Loft Conversions and Structural Modifications to Party Walls
Loft conversions are a popular project in Brentwood, especially in areas with Victorian or Edwardian homes like Warley. However, these conversions often involve cutting into or altering the party wall to support new beams and structural elements. This work can cause cracks, bulges, or visible damage to the wall. Additionally, noise and dust from the construction can be disruptive to neighbours.
How to Avoid This Issue:
- Serve a Section 2 Notice: Always serve a Section 2 Notice for work on a party wall, including loft conversions that affect shared walls.
- Use hand tools: To avoid damaging the wall, ensure your builder uses hand tools when cutting pockets for beams. Avoid power tools that can cause vibrations.
- Be mindful of noise: Limit noise and construction hours to reduce the impact on your neighbour.
6. Failure to Serve the Proper Party Wall Awards
A Party Wall Award is a legally binding document that outlines the work to be done, the responsibilities of both parties, and how to deal with any potential disputes or damage. Many homeowners overlook the importance of obtaining a Party Wall Award, which can lead to legal issues and delays. Without this award, you risk facing injunctions and delays that could halt your project.
How to Avoid This Issue:
- Ensure a Party Wall Award is in place: Before starting any work that affects a party wall, make sure a Party Wall Award is agreed upon.
- Appoint a surveyor: If there’s any dissent from your neighbour, appoint a surveyor to produce the award.
- Include all details: The award should clearly outline the work, timelines, methods, and precautions to avoid damage.
Why Choose FPWS for Party Wall Surveying Services in Brentwood?
At FPWS-Brentwood, we specialise in party wall matters in Brentwood and the surrounding areas, including Warley, Hutton, South Weald, and Ingrave. Our team of RICS-regulated surveyors has the knowledge and expertise to guide you through every aspect of the party wall process. We help ensure your work complies with the Party Wall Act 1996, protecting both you and your neighbours.
We offer the following services to help you avoid common party wall issues:
- Serving Party Wall Notices: We draft legally valid notices to ensure compliance with the Act.
- Schedules of Condition Surveys: We conduct detailed surveys to document the condition of your neighbour’s property before work begins.
- Party Wall Awards: We provide fair and clear Party Wall Awards that outline the responsibilities of both parties.
- Expert Advice: We offer clear, honest advice to help you understand your rights and obligations under the Party Wall Act.
FAQs About Party Wall Issues in Brentwood
Q: Do I need a party wall surveyor for small works?
Yes, even small works that affect a shared wall or involve excavation near a neighbour’s property require compliance with the Party Wall Act. A surveyor can guide you through the process.
Q: How much does a Party Wall Award cost?
The cost varies depending on the complexity of the project. Typically, you can expect to pay between £900 and £1,200 for a straightforward extension. More complex projects, such as basements, can cost more.
Q: What happens if my neighbour doesn’t respond to my notice?
If your neighbour does not respond within 14 days, it is considered dissent, and surveyors will need to be appointed to produce a Party Wall Award.
Conclusion
Navigating party wall issues in Brentwood can be tricky, but with the right guidance and preparation, you can ensure a smooth and legally compliant project. Whether you’re planning a loft conversion, a basement extension, or excavation near a shared boundary, understanding the Party Wall Act 1996 and addressing common issues early can save you time, money, and potential legal disputes.
If you’re planning construction work in Brentwood or any of its surrounding areas, contact FPWS-Brentwood today. Our experienced team of RICS-regulated surveyors will help you avoid common party wall pitfalls and ensure that your project is a success.
Visit us at FPWS-Brentwood for more information and expert advice.