RICS Level 2 Survey in Chart Sutton, Maidstone, Kent

Chart Sutton village has an unusually rich run of historic buildings, with two Grade II* listed buildings and 37 Grade II listed buildings spread across the parish. Among them are Ashurst Farmhouse, Chart Hall Farmhouse, Chart Place, the Church of St Michael, Court Farmhouse and Barn, and Wentways. A lot of these were built in Kentish Ragstone, the hard local limestone that has been quarried here for centuries. They have plenty of character, of course, but they also bring issues that only an experienced surveyor is likely to spot.

There is another angle to Chart Sutton, and it is geological. Kent lies in the South East of England, one of the parts of the country most prone to shrink-swell subsidence. Clay-rich soils, which are common in the Wealden Formation beneath much of Kent, swell in wet weather and shrink back in dry spells. That movement can lead to cracking, uneven floors, and doors or windows that start to stick. Our surveyors are trained to spot the warning signs and advise on the right remedial action.

Large gardens and mature trees are part of the rural appeal in Chart Sutton, but they can also complicate matters. Trees improve the look and value of a property, yet their roots can run beneath foundations and draw moisture from the soil, which can worsen shrink-swell movement. Root-induced clay shrinkage makes up approximately 60% of all subsidence claims in the UK. During our inspections, we look closely at the relationship between trees, soil conditions, and the building itself to see whether there is a problem developing.

• Kentish Ragstone construction
• Historic lime mortar pointing
• Mature trees near foundations
• Large rural gardens
• Age-related wear and tear

Kentish Ragstone is the main building material you will see in Chart Sutton, a hard, medium-grey sandy limestone quarried locally from the Hythe Beds formation. It has been used for centuries across the region, from medieval churches and farmhouses to village houses. One notable example on Chart Road dates from 1865 and has exposed ragstone walls, showing how this material has stayed popular for its durability and local feel. Our surveyors know how to assess ragstone construction, from weathering and mortar condition to any movement in the structure.

Traditional lime mortar pointing is another familiar feature in Chart Sutton properties. Unlike modern cement mortars, lime mortar lets a building breathe and move slightly as temperature and moisture levels change through the seasons. Over time, though, it can wear away and break down, allowing water in and leading to damp. Our inspections look carefully at the pointing and flag places where repointing may be needed to protect the building without losing its historic character.

Older farmhouses and cottages in Chart Sutton often include traditional timber-framed construction as well. Timber framing can be hidden behind later plasterboard or cladding, so a proper visual check matters. Our surveyors know where to look for decay, including wet rot and dry rot, both of which thrive in the damp conditions often found in older buildings. We also check for woodworm, which can weaken structural timbers if it is left untreated.

From surveying properties across Kent, we know the same issues tend to crop up again and again in Chart Sutton homes. Damp is very common, particularly in older properties built before damp-proof courses were introduced. Rising damp can affect solid wall construction, while penetrating damp is often caused by damaged gutters, missing roof tiles, or degraded pointing. Our surveyors use their experience to trace the source of the damp and separate historic issues from problems that are still active and need fixing.

Roof condition is another regular concern in the village. Many properties have traditional pitched roofs with ageing tiles or slates that have spent decades in the British weather. We look for missing or broken tiles, sagging rooflines, signs of past leaks, and the state of the flashings around chimneys and dormer windows. Poor insulation also turns up often, affecting comfort and energy efficiency. Timber decay, including wet rot and dry rot, thrives in the damp conditions common to older buildings and can weaken structural elements if it is not dealt with.

The electrical and plumbing systems in historic Chart Sutton homes often need close attention. Many still have original wiring that would not meet modern regulations, so we check consumer units, wiring condition, and earthing. Lead pipes, although no longer used in modern plumbing, can still be found in older properties and may pose a health hazard. Our surveyors will flag any electrical or plumbing concerns and recommend further checks by qualified specialists.

Recent planning activity in Chart Sutton shows there is still development interest in the village. The Chart Sutton Neighbourhood Plan Steering Group has been assessing sites for possible new housing, with several locations under review including Plough Wents Road, Chart Hill Road, and Warmlake Road. A recent application at Tawny Lodge on Chart Hill Road shows that interest remains active in the area. If you are buying a newer property in one of these developments, our surveyors can still pick out construction defects or issues that may have appeared since the build was completed.