The party wall act grants a building owner wishing to undertake building works a number of rights including a right to build on the line of junction, raise, repair and otherwise work upon a party wall or party structure and to excavate within a set distance of a neighbouring property. In order to exercise those rights a building owner must serve notice on affected neighbours and give the neighbour an opportunity to consent to the work or otherwise to have a party wall agreement, known as an award put in place.
Where a building owner starts work without serving the required notices an affected neighbour may seek an injunction preventing works from progressing until the procedures required by the party wall act are correctly concluded.
We have just acted on behalf of a building owner who had received such an injunction and been forced to stop his work. In this case the work involved the demolition and reconstruction of a wall adjacent to a boundary. Before starting work they had verified with us that no notice was necessary and progressed.
The neighbouring owner was equally adamant that a notice should have been served and so proceeded to apply to the court personally for an injunction which was granted, it later transpired that they had done this without taking professional advice. The building owner challenged that injunction and, with our assistance in court, was successful in demonstrating that the provisions of the Act did not apply. At the final court hearing the adjoining owner conceded the issue having taken eventually the advice of an experienced party wall surveyor.
The outcome although pleasing to the party whom I was representing was bad for the neighbour. Having conceded that the act did not apply and the injunction should be immediately withdrawn they became liable for all of building owners costs and damages including the delay costs to the project and the abortive costs of the contractor laying off his workers – a total coming to a significant five figure sum.
These are not wealthy professional developers and property companies but ordinary residential neighbours. It was quite clear that the neighbour was somewhat shell shocked by the outcome clearly never having anticipated such substantial sums could be awarded against them.
What is demonstrated by this sorry tale is the absolute importance or checking with a party wall surveyor first and engaging a suitably experienced lawyer before taking injunctive action personally. Had the neighbour made a 10 minute phone call they would have understood that the injunction was bound to fail and that to progress would be an expensive folly as damages and costs would accrue and be payable to the building owner.
We cannot stress enough the importance of checking with and engaging appropriate professionals to advise you and to apply for injunctions. Mistakes can be costly.
image DWRose via flickr used under a creative commons licence