Restoring a Shared Roof on a Period Property Under the Party Wall Act

There is something special about owning a piece of England’s architectural history. But owning a period property comes with responsibilities – particularly when the time comes to repair or replace the roof.

If your home shares a roof line with a neighbour (as is the case with most terraces, semi-detached houses, and many converted flats), then the roof above your head is quite literally connected to someone else’s home as well.

And when that roof needs attention, the Party Wall Act 1996 is there to protect everyone’s interests.

What exactly is a party wall?

Before going into the legalities, it helps to understand what we mean by a “party wall”.

A party wall is the shared structure between two adjoining properties, serving both. For terraced and semi-detached homes, the party wall is the vertical division between you and your neighbour – but the roof structure spans across this boundary, with tiles or slates interlocking at the valley or ridge. 

In most cases, the party wall continues up into the roof space, acting as a fire break between the two properties, and giving each their own loft space. This also means that work on one side can have direct consequences for the other, including on the roof.

Flats add another issue: the roof is likely to be a shared asset for all residents in the building, even if the flats themselves are individually owned. In these situations, the “neighbour” isn’t just the person next door, but potentially everyone in the building!

So, it’s all a bit complicated as you can see. But there never used to be anything in place to police this – and things were  much worse. The Party Wall Act was passed in 1996 to provide a clear framework for managing shared structures.

It applies to properties in England and Wales, and covers three main types of party wall – those that sit astride the boundary, those that stand wholly on one owner’s land but are used by both (such as a garden wall), and boundary walls themselves.

For roofing projects, we’re focused on the first type – the dividing wall that separates two homes, and supports the roof structure above.

When does the Party Wall Act apply to roofing work?

Not every roofing job triggers the Party Wall Act. A simple repair, like replacing a few slipped tiles or clearing a blocked gutter, doesn’t need any formalities to take place. The Act is only concerned with works that affect the shared structure itself.

You will need to consider the Party Wall Act if your roofing project involves:

• Cutting into a party wall to take the bearing of a new beam or joist
• Inserting a damp proof course within the thickness of the party wall
• Increasing the height of the party wall, such as when raising the roof line
• Underpinning or strengthening the wall
• Removing chimney breasts that form part of the party wall
• Replacing the entire roof structure where it adjoins the neighbour’s side

Basically, if your planned work affects the structural integrity or weatherproofing of the shared structure, your neighbour has a legal right to know about it before you start.

The process: serving notice and seeking consent

So – you’ve planned your period roofing restoration, got a period roofing specialist who understands your property, and you’re ready to begin. But before a single tile is lifted, you must serve formal notice on your neighbour.

This notice must be in writing, and include:

• Your name and address
• A description of the planned works
• The proposed start date
• Details of any intended access to the neighbour’s property

You must give at least one month’s notice for works that involve the party wall itself, and two months for new building works adjacent to the boundary. If the adjoining property is rented, you have to serve notice to both the landlord and the tenants living there.

Once your neighbour receives the notice, they have some options:

1. They can give written consent

This is the simplest outcome – all your neighbour has to do is confirm their agreement within 14 days. With consent, you can proceed as planned, keeping a copy of the consent for your records.

1. They can refuse consent

This doesn’t stop your project, but it triggers what the Act calls a “dispute resolution process.” You will need to appoint a surveyor (or agree on one jointly) to draft a Party Wall Award, which sets out how the work should proceed to protect both properties.

1. They can issue a counter notice

Within one month of receiving your notice, your neighbour can request additional works to be carried out at the same time. For example, if you are replacing your roof, they might ask for their flashing to be renewed too, saving future disruption.

If your neighbour doesn’t respond within the timeframes above, the Act treats this as a dispute – and the resolution process begins automatically.

What happens when the Act is ignored?

The Party Wall Act is a legal requirement, and ignoring it can lead to serious consequences. Actually, it can become a bit of a nightmare… 

This forum thread is a real life example of a nightmare scenario. The homeowner returned from holiday to find their neighbour’s roofers had not only replaced a beautiful Welsh slate roof with modern concrete tiles (completely out of keeping with the conservation area), but had also trespassed onto their property, removed original wooden fascia boards, and replaced them with white PVC. 

The garden was left littered with broken slates, nails, and debris, and plants had been trampled and killed.

Because no party wall notice had been served, the affected homeowner had no prior warning and no opportunity to discuss the work. The neighbour’s contractors had simply entered their property and made irreversible changes to the shared fabric of the building.

The affected homeowner could legally challenge their neighbour for trespass, criminal damage, breach of planning and conservation area regulations, and breach of the Party Wall Act itself, for failing to serve notice before undertaking works affecting the shared structure.

The sad reality is that pursuing all this after the fact is costly, stressful, and at best only partially successful. 

And in this case? The original slate roof was gone. The PVC fascia remained, though painting it dark green was suggested as a way to make it less offensive. The damaged plants could not be brought back.

This is precisely why serving notice before work begins is so important. It opens a dialogue and allows your neighbour to raise concerns, request additional protections, or agree on materials and methods before any irreversible decisions are made.

Keeping the neighbours happy

A period roofing restoration is stressful enough, without falling out with the people next door. With careful planning and good communication, you can keep the peace – and the project on track.

Start with a conversation

Before formal notice is given, knock on your neighbour’s door and explain what you’re planning. Show them sketches or photos, discuss timings, and ask if they have any concerns. A friendly chat is really the best way to start this – and can defuse any anxiety before it even begins.

Provide written information

Your period roofing contractor might already have some documents prepared for neighbours, explaining the work and what to expect. These guidance documents set out the process and reassure neighbours that due care will be taken. It’s a professional touch that can make a world of difference.

Discuss access arrangements early

If your contractor needs to enter your neighbour’s garden or scaffold over their property, agree this in advance. Be clear about how long access will be needed, and how you will minimise disruption.

Consider their roof too

If you are replacing your roof and the neighbouring roof is in poor condition, you might offer to have their flashing or abutment details renewed at the same time. This saves them future disruption and builds goodwill.

Instruct a period roofing specialist

A roofer who knows how to handle traditional slates and Kent peg tiles will also understand the importance of maintaining the character of the building. They will know how to weave the new roof into the old without causing damage, and they will treat the neighbour’s property with respect.

Clean up as you go

If your site is a total mess, any goodwill you’ve built with your neighbour can vanish fast. Make sure your period roofing contractor commits to leaving the site (including any neighbour’s land they have accessed) clean and safe at the end of each day.

Planning, conservation, and listed buildings

For period properties, the Party Wall Act isn’t the only consideration. Many period properties are within conservation areas, and some are listed.

If your property is listed, any work affecting its character, including roof replacement, needs listed building consent from the local planning authority. This is a separate process from the Party Wall Act, and failure to obtain consent is a criminal offence.

Read more: Can You Change the Roof on Listed Buildings?

In conservation areas, there may be restrictions on the materials you can use. Replacing natural slate with concrete tiles is exactly the kind of change that conservation areas would prevent. The local authority can take enforcement action to reverse these works, even though this is often difficult once the work is done.

A reputable period roofing specialist will be familiar with all of this. They can advise you on consents, and can liaise with planning officers on your behalf.

When things go wrong…

Despite your best efforts, party wall disputes can still happen if your neighbour refuses consent, or issues a counter notice with unreasonable demands. The work, once started, could also cause unforeseen damage – which can trigger a dispute.

The Party Wall Act provides a framework for resolving these disputes, without resorting to court. If consent is refused or not given, both parties appoint surveyors (or agree on one jointly) to prepare a Party Wall Award. This legally binding document sets out how the work should proceed, including:

• The timing and method of the works
• Measures to protect the neighbour’s property
• Rights of access
• Who bears the cost of any necessary protective work

The building owner typically pays the surveyors’ fees, but the award can specify otherwise. Once the award is made, both parties must comply with its terms.

If a neighbour simply ignores the process and starts work without notice (as in the nightmare scenario example), you have grounds for legal action. A court can issue an injunction to stop the work, order restoration of original features – and award damages for trespass and any harm caused.

But this is expensive and stressful. It’s so much better to follow the Act from the off, and keep communication open throughout.

Restoring a shared roof on a period property is an exercise in diplomacy. It’s a test of patience, and a lesson in shared responsibility. The Party Wall Act makes sure that this responsibility is exercised fairly, with proper notice, proper protections, and proper respect for the rights of both parties.

If you’re planning a period roofing restoration, start early. Talk to your neighbours. Consult a specialist roofer who understands both the history and the law. Serve formal notice in good time, and approach the project as what it is: a collaboration between adjoining owners, working together to protect the homes they love.

Period Roofing Restoration

Own a period property with a shared roof? Get the advice and help you need. Our experienced team builds, restores, and maintains heritage roofing. We perform period roofing restoration on many kinds of properties, and can help you navigate the complexity of party walls and shared structures.

For a quote, contact us at [email protected].

Kent Peg Tiles and the Clay of Kent

Kent’s landscape tells a story millions of years in the making. A story shaped by ancient seas, shifting continents – and of course, clay. 

This humble material has been an ever-present part of the county’s history, fuelling the thriving brick and tile industry that gave rise to Kent peg tiles. The London Clay Formation, a vast sedimentary deposit, forms an important part of Kent’s geology – and clay has influenced everything from Kent’s fertile soils, to its distinctive architectural heritage.

Join us as we trace Kent’s relationship with clay, examining how it got here, what makes it unique, and why it became so vital to our craft – particularly in the production of the iconic Kent peg tile.

The origins of Kent’s clay: a geological legacy

How did Kent get its clay in the first place? The answer is older than human history…

Around 50 million years ago, most of southern England lay beneath a warm, shallow sea. Over vast amounts of time, fine particles of eroded rock and organic matter settled on the seabed. And as time went on, the buildup of weight compressed it into thick layers of clay. 

This is how the London Clay Formation emerged; a dense, blue-grey clay, rich in fossils and minerals, stretching across Kent and beyond. But the London Clay, found in the north of the county, is only part of the story; south of Maidstone, vast deposits of weald clay can be found – giving the region a huge variety of clay types to work with.

Weald clay, which has the distinctive red and orange tones known in Kent’s roofing, would give rise to the industry that shaped the region for centuries.

Unlike the sandy or chalky soils found elsewhere in Britain, Kent’s clay is notably impermeable to water and highly plastic – making it ideal for shaping and firing. Its highly durable, and the iron impurities within it is what lends traditional bricks and tiles their signature reddish hues.

Clay in prehistory: preservation and early use

Long before kilns and Kent peg tiles, Kent’s clay was a guardian of the region’s history. Its waterlogged, oxygen-poor conditions preserved prehistoric wood, leather, and even ancient footprints in remarkable detail. 

Coastal erosion revealed buried treasures from Neolithic tools to Roman pottery shards, embedded in the clay cliffs in Whitstable. The Street, as it’s called, is a spit of land that emerges during low tide – and walking along it really shows how much history is buried in the clay.

Early inhabitants of Kent quickly recognised how useful clay could be, making it into crude vessels and structures. But it was the Romans who really advanced Kent’s clay-working techniques – introducing kiln-fired bricks and tiles to Britain. 

The Roman legacy endured in the ruins of villas and their hypocaust systems (underfloor heating systems built with locally sourced clay tiles), which can still be seen today.

The rise of Kent’s brick and tile industry

By the medieval period, Kent’s clay was being used (and sometimes abused) for construction. The Wealden forests provided ample fuel for kilns, and the county’s rivers allowed easy transport of finished goods to London and beyond. 

The birth of Kent peg tiles

Kent’s most enduring contribution to architecture has to be the Kent peg tile. Made from the various clays of the region, moulded over wooden forms, and fired at lower temperatures, each tile has a distinctive, slightly irregular appearance – and that’s a big part of the charm. 

Their wooden-pegged design was a revelation, allowing for speedy, secure fastening. The lapping allowed rainwater to channel efficiently, and being porous, they helped buildings “breathe” – preventing damp.

Production peaked in the 18th and 19th centuries, with small family run kilns dotting the Weald. 

Kent peg tiles had a durability and aesthetic charm that made them a favourite for churches, farmhouses, and oasts. Their russet tones are still, to this day, a major feature of Kent’s landscapes.

Industrial expansion and decline

The Victorian era transformed Kent’s brickmaking trade. The arrival of railways and industrial kilns brought about mass-produced bricks, supplying the capital’s booming housing demand. But by the early 20th century, cheaper imports and the discovery of concrete led to the decline of traditional tileworks.

Today, only a handful of artisans continue crafting Kent peg tiles, using time-honoured methods – and we are one of the few roofing companies that’s keeping the tradition alive.

But even though it’s not the quickest and cheapest material for most jobs anymore, Kent’s clay is still world-class. Its fine particles allow intricate shaping without cracking, and its high mineral content gives it strength when fired – resisting frost and wear.

And its legacy lives on.

A Kent peg tiled roof is a piece of Kent’s identity, shaped by the land itself. And at Tenterden Roofing, our mission is to preserve that identity for as long as possible.

Heritage Roofing Since 1984

We’ve specialised in Kent Peg tiling for decades – restoring and conserving historic rooflines at heritage properties, churches and cottages. Our work maintains the rich history of this tiling specialism, handed down through the ages, while ensuring that modern building practices and regulations are met.

Let’s talk about Kent peg tiles and your heritage property. Contact us at [email protected].

Solar Panels and Historic Roofing

You’ve no doubt seen the ads on social media websites about how installing solar panels has never been easier, or cheaper. And in many ways, that’s true. You’re probably also painfully aware of rising electricity costs, and a push for renewables on our changing planet.

The summer sun might make these systems seem like an attractive investment, but when it comes to heritage roofing, there are significant considerations that go beyond simple energy savings.

The truth is, if you own a historic or listed property, going solar is far from straightforward.

There’s so much to consider, even before we get to Historic England and conservation groups. The visual impact on your building’s character, the potential damage to historic materials, and of course strict planning regulations, all play a part in determining whether solar panels are a viable option.

Historic England and heritage roofing specialists generally advise caution when altering traditional roofs beyond their original state.

While solar technology can sometimes be integrated, the process requires careful planning, expert consultation, and more often than not, formal consent.

Still interested in going solar? Then let’s look at the factors to consider before proceeding, from legal restrictions to practical maintenance, so we can answer the question; is it worth installing solar panels on a historic roof?

Listed buildings and solar panels

The first and most important consideration for owners of listed buildings is whether listed building consent is required. In most cases, installing solar panels on a listed property will need approval, because any alteration to the roof could affect the building’s historic character.

Historic England’s guidance is clear: while solar panels are not outright banned on listed buildings, they are only permitted where they do not harm the significance of the structure.

An assessment will focus on visibility and impact. If the panels can be installed on a rear roof slope or outbuilding where they are less obtrusive, consent might be more likely.

But if the proposed installation would alter the appearance of a principal elevation or impact original roofing materials, permission is often refused.

Some conservation areas also have additional restrictions – which means that even non-listed, but still historic properties may face hurdles.

If you’re determined to proceed, then early engagement with the local planning authority is essential. A solid, complete application (supported by heritage statements and detailed drawings showing minimal visual impact) can improve your chances of approval.

But it’s worth noting that some councils are simply reluctant to permit solar panels on prominent historic roofs in just about any case. Some local areas depend on their historic charm to attract visitors, investors, and business – if that’s lost to a sea of solar panels, then what’s left to conserve?

Does roof maintenance change with solar panel installations?

How do solar panels affect the long-term maintenance of a historic roof?

Well, traditional roofing materials, like Kent peg tiles and slate, need routine care – and adding PV systems can complicate access for repairs. The weight of solar panels and mounting systems needs to be assessed, to avoid structural damage or water ingress.

One of the biggest concerns is the risk of trapped moisture.

Historic roofs often rely on breathability, and if solar panels are installed without adequate spacing, they can create low airflow areas where damp accumulates – leading to timber decay, tile deterioration, issues with freeze/thaw, and more problems besides.

Proper installation should include plans for ventilation, using raised mounting systems that allow air to circulate beneath the solar panels.

Cleaning and inspecting your historic roofing will also become more challenging with solar panels. Key parts of the roof might be harder to access – meaning routine maintenance tasks (like clearing gutters and removing leaf litter) can take longer, or require specialist care.

Make sure you factor in these additional costs when you’re weighing up the benefits of solar energy.

Is it worth installing solar panels if you value aesthetics?

This might be a sweeping statement, but we think that most owners of period properties have specifically bought them for their character and how they look; not for their energy efficiency.

The visual impact of solar panels isn’t worth it for quite a lot of people who own historic buildings. The contrast between traditional materials and modern PV solar arrays can be more than a little bit jarring.

There are alternative solutions, like solar slates. They mimic traditional roofing materials, and offer a more discreet option – blending in pretty seamlessly with real slate. They tend to be less efficient and more expensive than conventional panels, but do offer the option for 100% coverage, which more than makes up the efficiency shortfall.

Ground-mounted solar arrays or solar tiles on outbuildings are also a decent compromise – helping you generate renewable energy without affecting your main roof. So, even if you’re dead against altering your historic building (or your assessment doesn’t allow you to proceed), then there might still be ways of benefiting from solar energy on other parts of your property

Heritage versus sustainability

Installing solar panels on a historic roof isn’t always impossible – but it does always require careful thought and expert advice. For many owners of heritage properties, a willingness to compromise and a flexible approach are what you’ll need more than anything else.

Before making a decision, we recommend that you consult a historic roofing specialist and your local authority, to assess the specific circumstances of your property. Start the process through the Planning Portal, and be accurate and truthful – because it can land you in some big legal trouble if you don’t!

But above all, it will help you make an informed choice and proceed in a way that respects both the past and the future.

Historic Roofing Experts Since 1984

Get the advice and help you need, from our experienced team of heritage roofing experts. For a quote or consultation, call 01233 860301 or contact us at [email protected]