How long is a Party Wall Award valid for?

One of the most common questions we deal with is: how long does a Party Wall Award actually remain valid? The answer depends not just on the Act itself but also on how the Award has been drafted for the specific project.

The 12-Month Benchmark

In most cases, Party Wall Awards are drafted so that the authorised works must commence within 12 months of the Award being served. This aligns with the validity of the original notices, which also expire after 12 months if the works have not begun.

However, it is important to understand that this is general practice, not a legal cut-off written into the Act. Surveyors have discretion to set the period they consider appropriate for the circumstances.

For smaller works, such as domestic extensions, loft conversions, or minor excavations, 12 months is usually more than enough.

For larger schemes—for example, basement excavations, phased redevelopments, or projects requiring staged construction—the surveyors may allow a longer period, recognising that such works cannot always be completed in a single year.

This flexibility ensures that building owners are not forced to re-serve notices unnecessarily on projects with complex timelines.

What If Works Don’t Start in Time?

If the works have not started within the timeframe set out in the Award (often 12 months), the Award may no longer provide legal cover. At that point:

• Fresh party wall notices will need to be served

•A new Award may need to be agreed before works can proceed

Any protective conditions from the original Award would not carry forward automatically

This can create delays, additional costs, and in some cases disputes, particularly if the adjoining owner has changed in the meantime.

Validity Beyond Commencement

Even once works have started, the Award continues to have force:

• Damage claims can usually be pursued for up to six years under the Limitation Act 1980

•Protective conditions—such as rights of access, vibration monitoring, or safeguarding measures—remain binding while works are in progress

If works are altered or extended beyond what the Award covered, new notices and potentially a new Award will be required

This makes it essential to stick closely to the scope of works agreed in the Award and to keep records of progress.

Why Timing Matters

The practical risk lies in assuming that an Award is “open-ended”. It isn’t. Surveyors may grant flexibility, but once the period lapses, building owners lose the protection of the Award and expose themselves to legal challenge if they proceed without fresh notices.

On the other hand, adjoining owners should be aware that their rights to claim for damage or enforce protective measures don’t simply vanish once the initial 12 months have passed—those obligations endure as long as the works continue.

Final Thoughts

A Party Wall Award doesn’t come with a one-size-fits-all expiry date. While 12 months is the standard practice, surveyors can and often do extend this period where the nature of the works requires it.

If you’re working to a long programme, make sure your Award reflects that from the outset. If you’ve had delays and are unsure whether your Award still covers you, it is always best to take professional advice before restarting works.

At M.G Party Wall Experts, we ensure Awards are tailored to the project so that they remain valid for as long as necessary, protecting both building owners and adjoining owners throughout the process.