RICS Level 2 Survey in Chart Sutton, Maidstone, Kent

The village of Chart Sutton contains a remarkable concentration of historic properties, with two Grade II* listed buildings and 37 Grade II listed buildings scattered throughout the parish. These include notable properties such as Ashurst Farmhouse, Chart Hall Farmhouse, Chart Place, the Church of St Michael, Court Farmhouse and Barn, and Wentways. Many of these properties were constructed using Kentish Ragstone, a distinctive hard limestone quarried locally that has been used for centuries in the region. While these buildings possess tremendous character and heritage value, they also come with specific challenges that only an experienced surveyor can identify.

Properties in Chart Sutton face particular risks from the local geology. Kent sits within the South East of England, one of the areas most susceptible to shrink-swell subsidence. This occurs when clay-rich soils, common in the Wealden Formation underlying much of Kent, expand during wet weather and contract during dry periods. The movement can cause structural damage, including cracking in walls, uneven floors, and sticking doors or windows. Our surveyors are trained to identify the signs of subsidence and advise on the appropriate remedial action.

The rural nature of Chart Sutton also means many properties have large gardens with mature trees. While trees add beauty and value to a property, their root systems can extend beneath foundations and extract moisture from the soil, exacerbating shrink-swell movement. Root-induced clay shrinkage accounts for approximately 60% of all subsidence claims in the UK. Our detailed inspections examine the relationship between trees, soil conditions, and the property structure to identify any potential problems.

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

The predominant building material in Chart Sutton is Kentish Ragstone, a hard, medium-grey sandy limestone quarried locally from the Hythe Beds formation. This distinctive stone has been used for centuries in the region, appearing in medieval churches, farmhouses, and village properties throughout the area. A striking example on Chart Road dates back to 1865 and features exposed ragstone walls, demonstrating how this material has continued to be favoured for its durability and local character. Our surveyors understand how to assess ragstone construction, checking for weathering, mortar condition, and any signs of structural movement that might affect these traditional buildings.

Traditional lime mortar pointing is another characteristic feature of Chart Sutton properties. Unlike modern cement-based mortars, lime mortar allows buildings to breathe and move slightly with seasonal temperature and moisture changes. Over time, however, lime pointing can erode and deteriorate, allowing water penetration and subsequent damp problems. Our inspections carefully assess the condition of pointing, identifying areas where repointing may be necessary to preserve the building's integrity while maintaining its historic character.

Many properties in Chart Sutton also feature traditional timber-framed construction, particularly in older farmhouses and cottages. Timber-framed elements can be hidden behind modern plasterboard or claddings, making visual assessment particularly important. Our surveyors know where to look for signs of timber decay, including both wet rot and dry rot, which thrive in the damp conditions common to older buildings. We also check for woodworm infestation, which can weaken structural timbers if left untreated.

Based on our experience surveying properties throughout the Kent area, we find several recurring issues in Chart Sutton homes. Damp problems are extremely common, particularly in older properties built before the introduction of damp-proof courses. Rising damp can affect solid wall constructions, while penetrating damp often results from damaged gutters, missing roof tiles, or degraded pointing. Our surveyors use their expertise to identify the source of any damp and distinguish between historic issues and ongoing problems that require remediation.

Roof conditions are another frequent concern in the village. Many properties feature traditional pitched roofs with ageing tiles or slates that may have degraded over decades of exposure to the British weather. We inspect for missing or broken tiles, sagging rooflines, signs of past leaks, and the condition of flashings around chimneys and dormer windows. Poor insulation is also commonly identified, which affects both comfort and energy efficiency. Timber decay, including both wet rot and dry rot, thrives in the damp conditions common to older buildings and can weaken structural elements if left untreated.

The electrical and plumbing systems in historic Chart Sutton properties often require careful assessment. Many homes still contain original wiring that would not meet modern regulations, and we check consumer units, wiring conditions, and the presence of earthing. Lead pipes, while no longer used in modern plumbing, can still be found in older properties and represent a potential health hazard. Our surveyors will identify any electrical or plumbing concerns and recommend appropriate investigations by qualified specialists.

Recent planning activity in Chart Sutton indicates ongoing development interest in the village. The Chart Sutton Neighbourhood Plan Steering Group has been assessing sites for potential new housing, with several sites under consideration including locations on Plough Wents Road, Chart Hill Road, and Warmlake Road. A recent application at Tawny Lodge on Chart Hill Road demonstrates continued development interest in the area. If you are purchasing a newer property in one of these developments, our surveyors can still identify any construction defects or issues that may have arisen since the property was built.