Commercial Surveyor Services

Bradley-Mason LLP is a Chartered Building Surveying practice who offer the full range of Surveying, Building Consultancy and Project Management Services throughout the UK.

Our senior level team provide expert advice, with a focus on a quick turnaround service to maximise value and to fully understand our client’s businesses and property requirements. Ranging from investment funds and private Landlord’s to High Street retailers and commercial Tenant’s, we offer advice on the whole life cycle of their property interest from acquisition to disposal. Our aim is to predict your needs and ensure your expectations are exceeded. We question your requirements to ensure that our services are tailored to your current and future needs.

A Guide To Brick Bonds

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What are Brick Bonds?

Brick bonds are how bricks are arranged within a wall and can provide a decorative finish to what can be one of the main components of a building.  Across the many types of bonds that can be used to build a wall, the test of time has rendered a few favourites in terms of their integrity and decorative appeal. The Stretcher Bond offers simplicity, while the Flemish Bond showcases intricate alternating patterns. The English Bond provides superior strength as the stack bond relies on its ease of laying and reinforced internals to give it its uses in buildings.

Stretchers are the brick’s longest edge whereas the shorter edges are referred to as headers. Below we will discuss some common bonds and their key characteristics:


Types of Brick Bonds

Stretcher Bond:

This is where only stretchers are laid, offset by half a brick in each course. This bond is the most common in the UK and is often found on either side of a partition wall, bound together by wall ties. Stretcher Bonds appear uniform and are easy and fast to lay. Because they are only one brick thick, they often take the form as a facing layer to buildings, this helps reduce costs as cheaper and less aesthetic materials can be used on inner layers. The downside to this bond is its lack of strength. With it only being one brick thick it struggles to maintain its stability as the wall gets higher, this is why wall ties are used.


stretcher bond


English Bond:

The English Bond is one of the oldest types of bonding and is still used for its noticeable appearance to this day, however now regularly the headers are only half thickness. This bond consists of alternating courses of headers and stretchers giving it superior strength and load bearing capabilities. There are often decorative additions to this bond, for example a different colour can be used to highlight a diamond shape within the brickwork.


english bond


English Garden Wall:

This bond consists of one course of headers for every three courses of stretchers, again giving it a distinct and unique pattern. The English Garden Wall allows the use of less facing bricks and in turn means there is less need for every brick to be perfect.


english garden wall bond


English Cross Bond:

Largely the same as the English Bond, however every other course is offset by half a brick’s length. This provides further strength to the English Bond by moving the lines of pointing further away from each other.


english cross bond


Flemish Bond:

The Flemish Bond moves away from separate rows of headers and stretchers and combines them into one course. Each consists of alternating headers and stretchers with the course below offset so the header of the below course meets the centre of the stretcher on the above course. The Flemish Bond first appeared in the UK in the 17th century and is now synonymous with the Georgian era.


flemish bond


Flemish Garden Wall:

This bond is closely related to the Flemish Bond, with three stretchers in between each header instead of just one. Like the English Garden Wall, the Flemish Garden Wall Bond results in fewer facing bricks while maintaining the intricate and appealing bond.


flemish garden wall bond


Monk Bond:

Similar to the Flemish Garden Wall there are only two stretchers in between each header with the Monk Bond. The headers are central to the gap in between each pair of stretchers making for another decorative and strong bond with no crossing of the pointing in between each brick.


monk bond


Header Bond:

Back to a simple bond, the Header Bond consists of layers of headers each offset by half a brick. This provides greater strength and stability than a Stretcher Bond due to its double thickness however this does use the most facing bricks owing to how short each face is.


header bond


Stack Bond:

Finally, the simplest, but weakest bond is the Stack Bond. This is layers of stretchers all stacked in line. This offers simplicity and uniformity but is the weakest of all the bonds. To improve its load-bearing qualities this bond is often combined with metal wire in between each joint.


stack bond



It is clear each bond has their own qualities and downfalls in terms or aesthetic appearance and strength. Historically each bond gives a nod to an era of buildings defining them and giving them character. As we progress further into modern methods of construction, the strength of each bond may become obsolete as we commonly only use them as facing layers.



DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

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Commercial Property and the Party Wall etc. Act 1996

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The Party Wall etc. Act 1996 was introduced to enable Building Owners to carry out work on or next to a shared wall and at the same time protect the interests of Adjoining Owners whose property might be affected by the work. Since the Act came into force, Building Owners in England and Wales have had a procedure to follow to minimise disputes and determine the time and way in which work is carried out and compensate for any loss or damage.

The Courts will readily grant an injunction to restrain building work carried out in disregard of party wall procedures. Work controlled and governed by the Act is often critical to project completion and enormous delay and expense can result from not complying with the Act.

The rights and duties of party wall ‘owners’ are set out in sections 1 to 9 of the Act. The Act defines two parties to a party wall matter; the ‘Building Owner’, who is the person (or company) who initiates work on their side of a wall, and the ‘Adjoining Owner’ – the person affected on the other side.

If you are planning works on your party wall or have received Notice about works from your neighbour and one or both buildings are commercial premises, then please speak to our commercial party wall consultants about a commercial party wall survey.

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What is covered by the Act?

The Act does not apply to minor works which would normally have no effect on the neighbour’s half of a party wall. This will include drilling and installing fixing plugs, screwing in wall units or shelving, adding or replacing some recessed electrical wiring or sockets and re-plastering.

However, there are certain works you can only carry out on a party wall with a written agreement of the adjoining owner including:

  • Cutting into a wall to take the bearing of a beam
  • Inserting a damp proof course all the way through a wall
  • Raising the party wall and, if necessary, cutting off any objects to stop this from happening
  • Demolishing and rebuilding the party wall
  • Underpinning the whole or part of a wall
  • Protecting adjoining walls by cutting a flashing into an adjoining building
  • Building a new wall on the line of a junction between two properties
  • Excavating foundations within 3 metres of an adjoining structure and lower than its foundations
  • Excavating foundations within 6 metres of an adjoining structure and below a line drawn down at 45° from the bottom of its foundations.

What rights does a commercial Building Owner have?

The Party Wall etc. Act 1996 allows a Building Owner to thicken, raise, underpin, cut into, or demolish and rebuild any party wall, either because it needs repair or because it needs to be stronger or higher. Before a Building Owner can exercise any of the rights conferred by the Act, they must serve notice on all Adjoining Owners.

The period of notice is generally two months for anything affecting a party wall or structure (Party Structure Notice), but only one month for a Line of Junction Notice (section 1) and Excavation Notice (section 6).

What rights does a commercial Adjoining Owner have?

As much as the Building Owner has the right to conduct work on a Party Wall, Adjoining Owners have the right to dissent to the works at which point they may appoint their own surveyor to ensure that the property is properly safeguarded, and all necessary protection has been afforded and included within an Award document. The Award also sets out the work to be carried out, when and how it will be done. It may also grant access to both properties, so the surveyor can inspect work in progress. The Award will determine who pays for the work if this is in dispute. Generally, the Building Owner who started the work pays for all expenses.

A typical Party Wall Award will also include a Photographic Schedule of Condition which will be prepared before the work starts and held on file by both surveyors to protect both parties’ interests.

Even once the Party Wall Award has been drawn up, Adjoining Owners have 14 days in which they can appeal its terms if they feel that the surveyors have acted negligently, improperly or illegally in creating the Award. This should not be taken lightly however, as the appeal must be made at the County Court and may incur significant costs if the applicant is unsuccessful.


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Commercial Party Wall disputes

The Party Wall etc. Act 1996 regulates the relationship between neighbouring owners in respect of certain types of work, on or in close proximity to the boundary. If, having been served Notice, the Adjoining Owner does not provide written consent to the proposed works, the matter is considered to be in dispute. The solution the Act provides is for both parties to each appoint a surveyor or ‘agreed surveyor’ who will act impartially.

Appointing a Party Wall Surveyor

Seeking the advice of an experienced Party Wall Surveyor early in the process is beneficial for both Building Owners and Adjoining Owners. With our experience and specialist knowledge we can:

  • Advise if the Act applies and if required, serve notices on all Adjoining Owners and negotiate an Award, which will set out the scope and method of work, including compensation, access and making good issues.
  • Receive notices and advise on validity, check details, agree Awards and check compliance on your behalf, where Adjoining Owners are carrying out work near your property.

Here at Bradley-Mason LLP, we provide expert guidance for all commercial party wall matters. As members of the Pyramus and Thisbe Club (the organisation for professionals specialising in Party Wall surveys), our surveyors are familiar with the latest case law updates allowing us to provide up-to-date commercial party wall services and advice to our appointing owners.

Following the introduction of the Party Wall etc Act 1996 (Electronic Communications) Order 2016, in consideration to the environment we serve all our Awards electronically and encourage all other parties to embrace the change.

For more information about working with Bradley Mason on commercial party wall act surveys, please contact us to discuss your requirements.


DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

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Party Wall Notices to be valid by email

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In a land mark case a court has ruled that a Party Wall notice issued by email is valid.

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DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

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