Step 1 — assess the work
- Review the drawings and carry out desk research as needed — Google Maps, Earth, Street View and photos.
- For complicated work, an on-site assessment may be required.
- Assess which work is notifiable to which neighbour.
Step 2 — identify adjoining owners
- Use Land Registry searches to confirm ownership of neighbouring properties.
- Some properties have a freeholder and multiple leaseholders.
- Ensure notices are served only on the intended neighbouring owners.
Step 3 — serve notice
- Prepare and serve the notice(s) on adjoining owners.
- Include a suitable set of drawings.
- Follow the service methods set out in the Act to avoid errors.
- Always post and keep a certificate of postage.
Step 4 — neighbour response
The next steps depend on each neighbour’s response. They can consent, dissent, or not respond.
If a neighbour consents
- Offer a condition record.
- Where permitted or requested, record the condition of their property before work starts.
- Once notice periods have expired or been waived, work can proceed.
If a neighbour dissents
- The surveyor(s) make an award setting out rights and responsibilities.
- This includes a site visit to assess circumstances and take an external condition record.
- An internal condition record is also taken where access is readily granted.
Step 5 — appointing surveyors
- Neighbours can agree on one surveyor, or each appoint their own.
- The surveyor(s) visit the adjoining property to assess impact and record condition.
- An award is made allowing work to proceed subject to its conditions.
If there is no response
- Chase the neighbour after 14 days with a ‘10-day’ letter.
- Work out the deemed service date, allowing for weekends and bank holidays.
- If the 10-day letter expires without response, a surveyor can be appointed on the neighbour’s behalf to make an award.
- The neighbour is advised of the appointment and given the third surveyor’s details, with a final request for access for an internal condition record.
- An award can then be made — allowing work to proceed whether or not access is given.