Party Wall Agreement - Opinions sought

Rdwill

Hi

We have been planning a kitchen and dining room extension for some time. In my opinion it was doubtful that the Party Wall Act applied to our situation, but as my neighbour is a bit of a psychopath with anger management issues, I decided it best to get an Award put in place, rather than face a potential injunction once we had started building.

I have an existing dining room extension (See photos) that we are planning on making bigger and converting the ‘normal’ ceiling into a vaulted ceiling, which would mean altering the roof structure. The existing extension is entirely on my own land, only a small amount of flashing (and I mean inches) cuts into the Party Wall. The new extension (to the existing extension) will be away from my neighbour’s side, by over 3 meters.

So, the only notifiable work that I may have to do on the Party Wall is if we have to replace that flashing or cut a new insert. There is also some internal work, such as hanging new cabinets on the Party Wall and chasing in some wires, but I believe I can do that without a Party Wall agreement.

However, as stated above the decision was to put a Party Wall Award in place as a belt and braces on them causing disruption to the build process.

I am looking for an opinion on a Party Wall Award that I have had drawn up by two members of the Faculty of Party Wall Surveyors, I have two main issues with it

1.       The capitalization of the word Works seems to have gone astray, thus making the document almost impossible to read and understand. I have copied the whole document below, but give you these two sentences as an example

This Award does not apply to any other works that the Building Owner may be conducting. Any works specified in this Award are also subject to the provisions of the Act.

I find it difficult to understand what ‘Works’ are covered by the agreement and what works are not.

To me the whole document reads like a farcical comedy sketch along the lines of The Two Ronnies – Four Candles.

2.       There is a clause in the Further Information section that stands out like a sore thumb, it does not reference a clause in the Party Wall Act as all the other clauses do, and the wall that it refers to is a wall that stands entirely on my own property. The clause states

The building owner will ensure that the altered exposed gable end facing the adjoining owner’s property will be finished and decorated to match the existing in every respect

I understand this may be a planning / permitted development issue, but I believe that in including this clause in the Party Wall award the surveyor has acted beyond his powers.

The inclusion of this clause has lead me to loose faith in the Party Wall Award being unbiased.

The reason that I went and studied the Agreement closely, is that we wanted to work on the footings to the new extension over a weekend, which are not part of the award as they are over 3 meters from the boundary, but may neighbour claimed that these were part of the works covered by the award and that I could not work over the weekend and that I was to stop. We stopped work to keep the peace, but I do not believe the Party Wall award should have the power to stop us working on this area. We were using an excavator, which is not much nosier than my lawnmower. 

This is when I read the drafting closely and decided that I was confused with what I could do. 

I think if I was drafting this, I would use separate words for ‘Works’ and works, probably ‘Works’ and jobs for absolute clarity.

 

There are a couple of other errors in the award,

1.       the date on which the notice was served is incorrect.

The notice was served on the 25th of January. Considering the amount of fuss that was put into making sure that the notice was served on the date that was on the forms, with the inference that if the served date and the date on the forms were not the same the service would be invalid.

2.       Sections 3 and 4 refer to Clause 1, I believe these to refer to Clause 2, this is just shoddy drafting in my opinion.

I think I am looking for an opinion on the Award, with reference to the confusion about what is in scope and also the inclusion of a clause about decorating the wall that faces my neighbour. This document cost me almost £2k and was produced by two members of the Faculty of Party Wall Surveyors that I assumed would be a professional and regulated body.

I don’t want to go back to the surveyors, now that I have seen the quality of what they have produced and the fact that they are very expensive for what they generate. And there is a danger that if the award is not fit for purpose then I could be on the hook for another £2k, plus have delays to the build that I have already started. If that is the case I would probably be looking at a claim against someone's PI insurance.

I copy the actual award below, as closely to the original as I can, with names and addresses redacted. I also attach a couple of photos for context, basically we are filling in the gap between the dining room extension and the living room wall, where the garden table and chairs are. 

I suppose my question is, am I making a fuss over nothing? 

Basically, we are filling in the gap in front of the big window, where the table and chairs are.

Thanks in advance 

 

IN THE MATTER OF THE

 

PARTY WALL ETC. ACT 1996

 

NOTICES

 

On 19th January 2021 notice under section 2 of the Act was served for the proposed works.

 

 

THE DISPUTE

1.   Upon service under section 3 of the Act of the party structure notice mentioned above, the adjoining owner did not serve a notice within fourteen days indicating their consent to the party structure notice. Consequently, and pursuant to section 5 of the Act, a dispute between the parties has deemed to have arisen as to the works proposed in the party structure notice.

 

THE AWARD

We the two appointed surveyors being two of the three surveyors DETERMINE and AWARD as follows:

 

The Works to be Carried Out

 

2.   That following  service  of this signed Award, the  building owner  may carry out the following works ('the Works'):

(a)          Cutting chases in to the party wall to receive pipes and wires.

(b)          Fixing Cupboards to the party wall.

(c)          Cutting a  flashing  in to the  external  brickwork  on the  outer face  of the  rear elevation.

(d)          And that the above-mentioned works are subject to the Act's provisions, and as set out in the appended "Further Information" document .

(e)          All as detailed in the attached drawings numbered referred to in the Documents Register.

 

Time and Manner of Execution of the Works

3.   If the building owner carries out the works set out in Clause 1 above, they shall:

(a)     Carry out all works in a careful and workmanlike manner in accordance with the Building Regulations.

(b)     Make good any damage caused to the adjoining owners property by the works or pay compensation in lieu if so required.

 

General Provisions Relating to the Works

4.   If the building owner carries out the works itemised in Clause 1above, they shall:

 

(a)    Commence the works within 12 months of the date of this award failing which the Works will automatically cease to be authorised by this Award.

(b)    Once commenced, carry out the works expeditiously and with all due diligence.

(c)    Carry out the works  in accordance  with relevant Codes of Practice and Building Regulations.

(d)    Carry out the works using sound and suitable materials.

(e) Restrict noisy works to which this award relates to the hours of 8.00am to 5.00pm from Monday to Friday with no noisy works permitted to the party wall permitted at weekends or on bank holidays.

(f)      Carry out all works from their own land.

(g)     Supply and carefully place protecting sheathing over the conservatory glazing during works near the glass and shall remove it as soon as the works are complete or at the end of each working day.

(h)     Remove any scaffolding I hoarding I screens from the adjoining owner's land and premises as soon as possible following completion of the works;

(i)      Clear away, as necessary, any dust and debris from the adjoining owner's land and premises by reason of any work carried out in pursuance of this Award as it arises.

(j)       Ensure that their agents and workmen are aware of the relevant provisions of this Award.

Expenses of the Works

5.   The Works shall be carried out at the sole expense of the Building Owner.

Costs

6.   The building owner shall, immediately following service of this Award, pay the adjoining owner's surveyor's costs in the sum of £XXX ex vat (£XXX gross) in connection with the making and/or obtaining of this award. In the event of any dispute requiring further site visits and to sign off the works on completion further costs on the basis of the time expended at £XXX per hour (ex vat) will be charged.

7.   Where the surveyors subsequently determine that further inspections of the works are required or become necessary, the reasonable costs of those inspections shall be paid by such of the parties as the surveyor(s) making this Award determine.

Signed:                                          Signed:

Name:                                                                     Name:

 

Building Owner's Surveyor                                        Adjoining Owner's Surveyor

 

Date:                                                                     Date:

 

FURTHER INFORMATION

 

This Award does not apply to any other works that the Building Owner may be conducting. Any works specified in this Award are also subject to the provisions of the Act. The following is a nonexhaustive summary of those provisions which should be noted, set out below in order to assist the parties. If in doubt you should consult further with your party wall surveyor and/or refer to the specific wording within the Act itself.

1.        Section 2(4), (5), and {6): Where the Building Owner exercises his rights under the Act by conducting works which fall within sections 2(2)(e), (f), (g), (h) or (j) they must make good all damage occasioned by those works.

2.        Section 7(1😞 The works authorised by this Award shall not be conducted in a manner which causes 'unnecessary' inconvenience to the Adjoining Owner, albeit that it should be noted that some level of inconvenience may be 'necessary' .

3.        Section 7(2): Where the building works to which this Award relates cause any loss or damage to the Adjoining Owner then the Building Owner shall compensate them for that loss or damage . This may include compensation where the works have been conducted in a manner that has caused unnecessary inconvenience.

4.        Section 7(3): Where the awarded works lay open any part of the Adjoining owner's land or building then the Building Owner is obliged, at his own expense, to make  and maintain for as long as may be necessary, proper hoarding, shoring or fans or other temporary constructions for the protection of the adjoining land or building as well as the security of any adjoining occupier.

5.        Section 7(5): In conducting the works specified in this Award the Building Owner shall: comply with the provisions of any other statutory requirements (such as under planning law or building regulations) and (b) not deviate from the terms of this Award without the prior agreement of the parties, or by the surveyors acting on their behalf.

6.            The building owner will ensure that the altered exposed gable end facing the adjoining owners property will be finished and decorated to match the existing in every respect

7.            Section 8: The Building Owner, their servants, agents or workmen may have access over the Adjoining Owner's land or premises for the purpose of executing the works specified in this Award, and may remove any furniture or fittings or take any other action necessary for that purpose. However, before doing so, the Building Owner must serve a written notice of his intention to enter upon the Adjoining Owner and any occupier of the adjoining premises, and in a period of not less than fourteen days ending with the day of the proposed entry. Similar written notice provisions apply to the party wall surveyors where access is required by them to the Adjoining Owner's land. Access over land is also restricted to usual working hours. The building owner should also seek to agree the duration of the access required, as a matter relating to the time and manner of execution of the works. Where the duration of the access required cannot be agreed then it may fall to the surveyor(s) making the award to also determine the duration of the access required. It should be noted that it is also a criminal offence under section 16 of the Act to refuse, or hinder or obstruct, any such access that has been lawfully obtained under section 8 of the Act. 

8.             Section 11(8): Where the Building Owner is required to make good damage caused by his works (and as provided by section 2(4), (5) and (6)) the Adjoining Owner is entitled to demand a payment instead of the Building Owner making good the damage.

9.             Section 17: Any sums of money that are determined to be due and payable under this Award, including surveyors' costs, can, if not duly paid, be recovered by way of a 'civil complaint' made to a Magistrates' Court within six months of that sum becoming due and payable (which is usually six months from the date that this Award is served).

10.        A Schedule of Condition has been taken on 9th March 2021 recording the condition of the Adjoining Owner's land and premises (as appropriate) prior to the works commencing. The Schedule of Condition will be held on file of the surveyor(s) and will be used as a reference point in the event of a dispute between the parties over any damage that is alleged to have been caused by the works in this Award.

 

 

 

FaceHead

If your neighbour is a psychopath with anger management issues as you say, then a party wall award it's going to stop them being a PIA. 

I agree that it's doubtful that the PWA applies. It is quite evident that 2a and 2b shouldn't be part of the Works, as they aren't PWA issues. It's simply beggars belief that two surveyors could have agreed that this is a sensible award. 

Get on with your work. If you want to do some work on a Saturday, which you know you're entitled to, do that. If you neighbour wants to go to court and get an injunction to stop you doing any of the work they will fail, because the work is most likely outside of the PWA. They will then be left holding a big legal bill, so won't go down that road in the first place. A court will also look favorably on you as you've tried to go belt and braces and been let down by the surveyors and unreasonable neighbour. Due to the shoddy award, you should probably avoid chasing the party wall and/or putting up kitchen cabinets outside of weekdays.

Getting anything back from the surveyors will be unlikely unless the not fit for purpose award actually causes you losses. So crack on with your work, be nice to your neighbour, but don't let them prevent you from improving your property or impose additional costs on you. If the surveyors' shoddy work does actually harm you, then we can think about how to recover that. 

Doozergirl

As above. 

A party wall agreement for some flashing?    Whilst it might apply, it's not really in the spirit of why the PWA exists.  What's the worst that's going to happen? 

The neighbour is already involved in this?  

Rdwill

Yes, the Award is already in place, £2k for about 3 inches of flashing which may or may not need doing. 

But the problem is, is that the neighbour is such a loon, that as soon as I started work, she would be out causing trouble and looking to disrupt as much as possible.

The daughter, who eggs her on, is a solicitor and so would have no trouble navigating the courts and tying me up in knots and causing me unnecessary expense.

A year of lockdown and this is free entertainment for some people!

Rdwill

I have just had a text message off my neighbour saying

"the workers should cover the conservatory glass as per award. look at all the dust on it"

The award does say 

"Supply and carefully place protecting sheathing over the conservatory glazing during works near the glass and shall remove it as soon as the works are complete or at the end of each working day."

This why I am confused between Works and works. They are not working on the Party Wall they are working well away from it, which may very well come under 'Common Law' but is it part of the Award.

Also, define 'Near', my car is covered with dust from the farmers around here, we have not had rain for weeks.

Very frustrating

Doozergirl

You've created a rod for your own back by giving her a ream of information that she thinks she can hold over you. 

The thing about the PWA is that once the applicable work is over, it's over.    No solicitor can hold anything over you for any great period of time.  If you cause damage, you fix it.  That's it.  The daughter can't take you to court.  She also probably doesn't know the first thing about the PWA.  

If you were building an extension within the 3 metre rule, you could dig the footings and fill them in a day.   It's done.  That's it.   No courts nothing, unless you cause damage.  Same with your flashings - do it, do it well, end of story.  

Of course the award only applies to that tiny amount of flashing, not the work elsewhere, but she doesn't care about that or understand, nor does she want to.    You need to understand that really there's nothing they can do and if you do that bit of work to a good standard then you are in the position to ignore her.  

My car is dirty too because it hasn't rained and there's a building site next door.  My windows are disgusting.   There's a house going up next door, 2 metres away.  They owe me nothing because my footings are 2.4 metres deep.   I could complain to them all I like but it's not going to win me anything.  

Rdwill

I am considering the following response

"Hello, the Award only applies when we are carrying out works to the Party Wall, as detailed in Clause 2 of the Award. I will however, out of courtesy, wash the glass if you require me to do so, please let me know."

What do you think, I don't want to concede that the Award covers everything that we do, in fact I want to make the point that it doesn't, or I'll never here the last of it, ..... however there is concrete dust on the conservatory.

Doozergirl

Well yes, make the point,  but how often are you going to clean the conservatory for her? 🤷‍♀️  You might be making the point but your behaviour just enables hers. 

I've been building for 20 years and no one has asked us to clean their windows for them... 

If you're going to do it, do it when the external work is finished.  

Rdwill

I've decided not to respond, by text at least. 

It is not up to me to explain the drafting of the Award and when the Party wall Act applies, especially in a text message, and like you say, 'she doesn't care about that or understand, nor does she want to..'.

I can see how she's confused, the drafting is poor to the point of being confusing (I'm confused) and the clause about painting the wall facing the conservatory leads the reader to think that the Party Wall Act applies to more than the Party Wall.

It's the Party Wall Surveyors I'm annoyed with, I knew this poorly written award would cause problems and now it is. I'm not going to call them to talk about it, they'll only charge me £150 per hour for the pleasure.

But I suppose is going to earn them a bag load more money when they get called in to sort it all out.

I sympathize about the concrete dust and I will offer to wash it off once the external works are finished, but I suspect it will have rained by then and the problem will have gone.

Doozergirl

Good for you!  

There should be no need for the surveyors to come back.  

Jeepers_Creepers

Too late now, but what a mistake getting a PWA for this :-(

"my neighbour is a bit of a psychopath with anger management issues..." in which case it's time to give them enough rope to youknowwhat.

Just carry on, including over the weekends, do not respond or acknowledge any texts (unless with a genuinely valid content), and when they come out to challenge you, reply with smiles and "Don't be silly - it's fine!" or "Whatevs!" and - when they explode - make sure it's recorded and you have the local Bobby on speed dial.

This bolshie neighb has already cost you £2k and is still giving you agro?

Oh, and if the daughter tries to threaten you with patently unreasonable legal action, report her to whatever body she is aligned with.

Record record record.