Projects
Basements, underpinning and party walls
Digging down beside a neighbour is the most technical work the Act covers. The award has to match the engineering.
- Sections 2 and 6
- 1 to 2 months' notice
- Monitoring often needed
Which notices
- Underpinning the party wall: section 2, two months' notice.
- Excavating near next door: section 6, one month's notice, with plans and sections showing the site and depth of the dig.
Most basement schemes need both, and usually on more than one neighbour.
What a basement award covers
- The engineer's calculations, method statement and sequence for the dig and temporary works.
- Groundwater, drainage and what happens if water is met.
- Movement monitoring on the neighbouring walls, with readings, trigger levels and what happens if they are reached.
- Security for expenses, where the neighbour asks and the surveyors agree it is reasonable.
- A detailed schedule of condition, often with crack monitors.
- Working hours, noise, vibration and site access.
South London ground
Basements are most common in the larger Victorian houses of Clapham, Balham, Wandsworth and Dulwich. Much of that ground is London Clay, which can swell when the weight of soil above it is removed and shrinks near thirsty trees. A good engineer designs for that, and a good award makes sure the design is followed.
Fees
Basement awards take far more time than a loft or an extension, so we quote for each one individually after seeing the drawings.
Questions people ask
Do I need a party wall surveyor for underpinning?
If you are underpinning a party wall, that is section 2 work and needs two months' notice. Underpinning your own wall close to a neighbour's building can need a section 6 notice. If your neighbour dissents, surveyors are appointed.
What is security for expenses?
The Act lets an adjoining owner ask for money to be held as security before certain work starts, so that funds are there if the work is left unfinished or causes damage. The surveyors decide whether it is needed and how much.