Party Wall - Notice of Proposed Work- Replace roof coverings

vwpbbb

Hello all,
I received this party wall notice from the surveyors (attached is the redacted version) on behalf of the council who owns the neighbouring building (I believe occupied by council tenant). I am the owner of this semi-detached house (attached front and back of house picture) and renting this property to a tenant under assured shorthold tenancy agreement (rolling contract as the tenant has lived for over 5 years now).

As per the surveyor’s letter, the council wants to replace the roof covering. They sent me this party wall notice which I have never dealt with before and looking for your valuable suggestions.

As per the notice I have four options:

Option 1: Do not Consent (appoint my own surveyor, insert details).

Option 2: Do not consent (agree to appoint their surveyor)

Option 3: Consent

Option 4: Consent with Conditions (Schedule of Condition)

1.        What is the best course of action out of the above 4 options. I don’t mind for the neighbour’s roof to be replaced but I also need to protect my interest/property so that no damage is done to the roof/wall/structure of my property as I cannot be incurring expenses because of their roof work.

2.        I think option 1 will be expensive and may cost expenses to me. I believe option 3 is not safe for my interest.

3.        Out of option 2 and Option 4 what is the best. If I go for option 2 do I need to bear some expenses? In this case what does the surveyor do and advise usually in this type of situation.

4.        Or do I just go ahead with Option 4: (what schedule of conditions do I have to list to protect my interest and my property)

5.        The letter is dated 15th November, and it says to reply within 14 days. I moved home recently so received the letter just yesterday 25 November. Is it 14 working days or just 14 days from 15th November which is by 29th November.

6.        Do I have to inform or involve my tenant in this?

As always, I will appreciate your valuable suggestions.

Thank you for your time. 

millie

We are just going through a similar thing with our neighbours who are building an extension adjoining our house. We appointed our own party wall surveyor and the neighbour has to pay for it. I would phone a party wall surveyor of your choice and check with them. I was told that the party that is dong the work has to pay all the costs. He has been out and taken pictures of the house where the work is being done as proof as to its condition now incase there is any damage done.

Rdwill

In the case of the op, as the owner is The Council, as opposed to someone I have to live next to for the next 20 years, then it doesn't really matter, and MAY get you marginally more comfort if you dissent and make the project as difficult and expensive for them as possible.

If it were someone I had to live next to, I would think long and hard about exercising my rights considering that the PWA is a complete waste of time.

In that case I would consent and take photos of my building before building work starts and not involve party wall surveyors at all.

Doozergirl

Rdwill said:

In the case of the op, as the owner is The Council, as opposed to someone I have to live next to for the next 20 years, then it doesn't really matter, and MAY get you marginally more comfort if you dissent and make the project as difficult and expensive for them as possible.

If it were someone I had to live next to, I would think long and hard about exercising my rights considering that the PWA is a complete waste of time.

In that case I would consent and take photos of my building before building work starts and not involve party wall surveyors at all.

I agree with much of this.  A party wall agreement drawn up by surveyors is complete overkill for replacing the roof covering.  Totally out of proportion. 

The OP is always covered for any damage caused to the property, regardless of whether they "assent or dissent"

I'd rather my council tax, even as the owner of the house, go towards something more useful and I'd just agree.  It's the quality of the roofer, not pushing pieces of paper than make a blind bit of difference to the end result.