Prep for neighbour's building work

[EnigmaNeighbour]

Long time lurker here, this board had helped a lot while we were looking for our purchase 6 months ago! Please help us with what are the works required prior to a neighbour commencing building work please?

We had just been served the party wall notice and generally don't have any objections, but as the neighbour are doing a sizeable double storey extension, we were wondering if there is anything we can do to protect ourselves please?

To add, we are not using a party wall surveyor (as we are trying to be nice - we are new after all - and don't have disputes), but should we engage one anyway, especially around making sure the party wall remain intact? If we didn't use one, could we just take photographs prior to building work to have evidence of the state of it?

Can we make stipulations around noise, hours of work, having a schedule oF building work etc too?

Also, we are meeting the builders. Other than asking to see the public liability insurance, is there anything else to prepare please?

Thank you all! I am a worry wart and as we are working from home all day on calls and meetings, we are generally worried how much of an upheaval this may be.

Test

This is my understanding, but happy to be corrected.

I wouldn’t worry about being nice. It’s part of the process that your neighbours need to factor into their costs.

You can use the same surveyor as the neighbours, the party wall surveyor should be neutral, they are acting for the party wall as it were. Or you can appoint your own surveyor if you wish and they foot the bill.

The surveyor will check your property before works start and if there are any issues in the future there is a record, I’m not sure how protected you would be to take your own photos.

I wouldn’t suggest not using a surveyor.

With regards to the other points you raise, I’m not sure. You could ring their surveyor who has issued the party wall notice and have a chat and take it from there and talk about appointing them or another surveyor and highlight your other concerns regarding timings etc.

I would get a party wall survey done - there's nothing combative around that. You can opt to use their surveyor as a middle ground which will be cheaper for them. Your own photos won't hold much water if there was an issue as I understand it.

As well as asking to speak to the builders I'd ask them to let you know when particularly noisy work is due to be done ahead of time - at least you may be able to plan around it.

You can ask about hours of work, not sure you can stipulate anything though.

If you have on street parking I'd have a think about the impact builders lorries etc might have on your ability to park - although possibly less of an issue if you work from home.

I lived through the house next door to me being converted to flats whilst working from home. It was mostly ok, but some days it got too much. We also weren't served a party wall notice (and I didn't even know what one was). Fortunately the guy was pretty decent about patching up some cracks and replacing a window that got chipped. I suspect we could've made life very difficult for him due to the lack of notice.

Prepare for dust. Garden toys and furniture get covered if they are cutting bricks paving slabs or moving earth when it is dry.

I would refuse access to your property for scaffolding, moving and storing building supplies and access to the extension. I've read so many posts about damage caused to property, paving, gardens, etc. that I would just say no if asked myself. If your neighbours want an extension, they need to bear the pain of that.

Definitely appoint a surveyor for PWA. It protects you both. We are on the other side and have just finished building work and going ahead without using a surveyor was not an option. It is something that needs to be budgeted for when doing the work

As pp have said, use the same one as them if you want to save them money but don't feel obliged to if you would prefer someone independent.

Prepare for it to be loud and dusty but don't allow access via your property - other than slight overhang on scaffolding for essential roof work, we have completed without requiring any access to their property

Hours of work are determined by council. There were points of noisy work when neighbours requested we didn't make noise as they were entertaining/important meeting and we were happy to oblige. We also let them know when it was particularly loud and how long it would last

If the neighbours have had halfway sensible advice they should have budgeted for you to appoint a surveyor - and be pragmatic about you wanting to protect your investment. For a two storey extension this is perfectly reasonable - it's going to be fairly significant work.

Talk to their surveyor, then talk to a couple of others who specialise in PW work, and go with whoever you communicate best with.

Surveyors can control how any rights of access are exercised (circumstances, boundary conditions etc all relevant, so I can't speculate on your case), noisy works in relation to certain activities (not every element of the scheme, but can take on board your homeworking concerns etc and mitigate some impacts), scaffolding provisions etc. - and mop up problems if they occur.

The process can also take the personal aspects out of it and help rather than hinder your neighbourly relationships if done right, keeping you one step removed.

Also, be aware that if the builders have scaffolding on your property it could be there a long time after the project is finished. Scaffolders have been known to leave it up on a site as saves them having to store it.

And it could potentially give unauthorised access to your property depending on how it's located.

As others have said, definitely get a party wall survey done to cover yourself. You can either use the same surveyor or appoint your own and they pay the costs.

Can we make stipulations around noise, hours of work, having a schedule oF building work etc too?

No you can't make stipulations I don't believe. The hours of work will depend on area I believe but I think generally for the most part construction work hours are Mon-Fri 8am-6pm and Sat 8am-1pm, no work on sundays or bank holidays.

If you're on good terms with the neighbours you could ask them to keep you updated on progress and if estimates of how long the work will take to complete etc but I don't think it's something you're entitled to although there's no harm in asking.

You also can't stipulate how much noise they make, it just depends on what work has been approved will depend on how noisy it is

We had our adjoining semi extended and refurbished through the pandemic. It was a nightmare we hoped would go away. But surprisingly once the outer structure of the loft was in place, we were not too disturbed at all. We did have our own surveyor and you should 100% have one too. My neighbour took 9 months (March-Dec 2020) and apart from a few niggles (working afternoons on Saturdays when they should stop at 1) and dust on our cars and front drive we survived. We did have to do our work calls (everyone was home due to the pandemic ) in the rooms not adjoining the neighbour.

Buy noise cancelling headphones! We are 3mths in to our neighbours extension it’s been utterly horrid at times the noise but Bluetooth noise cancelling over ear headphones have meant I can hear work calls ok and block out the worst of the noise. I have had to stay on mute a lot or subject my work colleagues to loud drilling & noise. Hope it goes ok. Best £50 I’ve spent www.amazon.co.uk/Soundcore-Bluetooth-Headphones-Cancellation-Playtime-Black/dp/B07NM3RSRQ/ref=mp_s_a_1_4?dchild=1&c=ts&s=electronics&ts_id=310193011&keywords=Noise+Cancelling+Headphones&_encoding=UTF8&tag=mumsnetforu03-21&qid=1620922793&sr=1-4

If there is scaffolding on your land, you will need to inform your insurers. Be prepared to have reduced cover or pay more. This should be passed on to next door.

I would definitely appoint your own party wall surveyor. I know you want to be nice but once it is ongoing e are problems (always are in reality) it is then too late and why should you have all the stress?

Take lots of photographs now so you've got evidence of shenanigans- builders tend to ride roughshod so be prepared with answers for ,can we put scaffold, remove fences etc

You need a party wall agreement and you need a surveyor to provide it for YOU.

It isn’t about being nice, you need it when you come to sell.

Everyone who died this kind of work routinely builds in the cost of a party walk surveyor for the neighbour. It is 100% their responsibility and a normal part of their process.

Tell them you didn’t realise the importance, and you are now advised that you do need one.

Check the plans: no guttering or pipes must overhang your land.

My neighbours are lovely and still asked for a surveyor when we did an extension. We had budgeted for it in advance and actually had a budget for two surveyors in case they wanted one each. I thought their agreement to a joint survey was more than reasonable. I would have been stunned if they didn't want one at all.