Suffolk County · contemporary

Home inspector in Blue Point, NY

In 2020, Lou Rubino inspected one home in Blue Point — one job, one written report, and the photographs below come from it. The report describes a contemporary, about 35 years old.

Rated 4.9 on Google as of November 2026 · U.S. Army veteran owned · NY licence #16000039568 · 516-330-3870

What the Blue Point report found

The report, as Lou wrote it up.

2020, a contemporary, about 35 years old, a condominium: 9 items flagged: 3 roof, chimney and attic; 3 exterior; 2 kitchen. As recorded: gable roof, architectural and asphalt/fiberglass, seen from: ground, framed with 2 x 12 rafters; attic: storage, fiberglass, below and r-19 insulation, soffit vents and passive ventilation; clapboard vinyl siding, chimney: vinyl siding; poured concrete foundation, 2 x 10 and 2"x 10"x 3ea main wood beam floor framing, steel screw jacks and supporting walls, crawlspace: crawled; electric heat heat on electric, 50 gallon x 2 electric water heater (exterior utility closet left front); 200-amp circuit breakers (Cutler Hammer), romex wiring, copper supply pipes, public water, geothermal; casement and thermal/insulated windows, hardwood t&g, carpet and tile floors, laminate cabinets, granite counters. Flagged, in Lou’s words: “Upper leader pipe over front entrance needs to be extended down to lower gutter”; “Upper leader pipe over garage needs to be extended down to lower gutter”; “Loose insulation batts piled on floor in front attic, taking up storage space”; “Unable to open attic hatch in master closet”; “Front, exterior utility closet door is water damaged on inside”; “Trex board on balcony is cracked and raised causing trip hazard”; “Left front corner of glass stove cooktop is broken and won't heat up”; “Right front bedroom door frame is out of square”; “Right front casement window crank is loose”; “Rug on floor in front bedroom closet is not new and doesn't match other rugs”; “Rug in first floor closet is not new and doesn't match new rugs in house”; “Ceramic Tile on floor in shower are cracked”; “First floor, left side fireplace glass door lower hinge is broken”. Also noted: “Inspected roof from ground, too windy to attempt ladder inspection”; “Left front of crawl space”; “Main and sub panels in exterior utility closet to left of front entrance”; “Geo thermal pipes thru left side foundation wall in crawl space”. On the day: 44°F, clear, windy, damp ground, rain in the three days before; the house faces west. Not present in this house: basement windows; burner; chimneys, flues and vents; combustion air; fence; food waste disposer; fuel storage and distribution systems; gas meter; gas/lp firelogs and fireplaces; instant hot water; main fuel shut off; range hood; sewage ejection pump; trash compactor; vapor retarders; ventilation fans and thermostatic controls.

“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.

What the inspection can examine here

The roof, chimney and attic — how the roof was observed is stated in the report, as New York requires, and the attic is entered wherever a hatch allows.
Kitchen plumbing, GFCI protection and the built-in appliances, run through their normal cycles.
The heating plant and any central air — operated in normal mode, dated from the data plate, with the flue and clearances looked at where accessible.
Radon — a separate, optional test arranged alongside the inspection.

Photographs from Blue Point reports

Grey composite deck boards beside a sliding door with a red arrow at a cracked, raised board. — A Trex board on the balcony is cracked and raised, causing a trip hazard, as marked with a red arrow in the report photo.

Green-corroded copper water service pipe near the base of water tanks, with red labels and an arrow. — The 1-inch copper water service pipe is corroded near the front of the water tanks, as labelled in the report photo.

Open main electrical panel with two columns of breakers and neatly routed red, black and white wires, marked with a red arrow. — Main panel with the cover removed, inspected and labelled in the report photo; the red arrow marks the right side of the panel.

All three photographs are from Lou's own Blue Point inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.

Buying in Blue Point: the questions with sourced answers

Each answer is built from Blue Point’s own rows in public data — the Census, NYSDOH, NYSDEC, FEMA, the office that holds the permits — or from Lou’s reports, and cites its source. Data retrieved 1 November 2026.

How old are the houses in Blue Point?

Median year built in zip 11715: 1961 (Suffolk County: 1970). Of 1,742 units, 29% predates 1940; 6% is from 2000 on. Next come the 1960s at 19% and the 1950s at 16%. An older house is not a worse house, but its wiring, plumbing and roof were installed under different rules and replaced piecemeal, which is what the inspection looks for. Lou’s reports here: 35 years old. (ACS)

How are homes in Blue Point heated? Is an oil tank likely?

71% utility gas, 24% fuel oil or kerosene; fuel oil 24% against 45% county-wide. NYSDEC logs 41 petroleum spills at private homes in Blue Point since 1989, 9 since 2015. Ask about a tank, and for closure papers. A tank can be buried in the yard or sit in the basement, and a removed one should come with paperwork. Buried tanks are outside the standards New York sets for a home inspection, so the seller’s answer matters. (ACS, NYSDEC)

Is Blue Point mostly houses or apartments, owned or rented?

89% detached houses, 9% attached single-family houses; 87% owner-occupied (Suffolk County: 82%). Detached houses dominate, so most inspections here run from the roof to the foundation of one building. Lou’s jobs here included a condominium. (ACS)

Is radon a concern in Blue Point?

Town of Brookhaven: 153 basement tests, average 1.79 pCi/L, 8 at 4 or above (5%). Suffolk County: 8% of 576. First-floor tests there: 85, average 0.79. On the share at 4 or above, it ranks 6th of the county’s 10 towns and cities. The highest basement reading was 15.6 pCi/L. EPA’s action level is 4 pCi/L, and it advises testing every home whatever the area’s results. Radon testing is optional. (NYSDOH)

Has Blue Point flooded? Is the house in a flood zone?

258 flood-insurance claims from zip 11715 since 1978, most in 2012 (164): 48th of the 189 zips on these pages. A claim count describes the zip, not the house; 2012 was the year of Hurricane Sandy. Flood zones follow the address. Check the address on FEMA’s map. (OpenFEMA)

Who holds the permits and certificate of occupancy in Blue Point?

The Town of Brookhaven Building Division. Your attorney usually runs the search. The inspection reports the condition of what is there and flags work that typically needs a permit, such as a finished basement, a dormer or a moved panel, so you know what to ask about.

How does Blue Point compare with the towns around it?

By median year built, fuel-oil share and owner-occupancy: Blue Point (zip 11715) 1961, 24%, 87%; Bayport (zip 11705): built 1965, oil 42%, 86% owner-occupied; Fire Island Pines (zip 11782): built 1965, oil 36%, 76% owner-occupied; Patchogue (zip 11772): built 1969, oil 43%, 70% owner-occupied. (ACS)

Which code, water and sewer rules apply in Blue Point?

The New York State Uniform Code, the Suffolk County Water Authority and private wells, and the Sanitary Code rules on cesspools (no in-kind replacement since 2017) and I/A septic systems: county-wide, written once. They are the same for every town in Suffolk County, so they are set out there with their sources instead of on each page.

How much does a home inspection in Blue Point cost, and how fast is the report?

Lou quotes the actual property, not a flat rate — what drives the price is size, age and what is included. The written report arrives the same day as a rule; a large or complex house can run to the next morning. Call or text 516-330-3870.

Suffolk County, town by town

Every Suffolk County place with a page here, each with the real count from Lou's records. The Suffolk County page covers the county as a whole.

Where this sits in Lou's territory

Lou covers Long Island, the five boroughs and Westchester from his base in Wantagh, and the archive behind these pages shows where that work has actually concentrated.

Nearby towns Lou has inspected: Bayport · Fire Island Pines · Patchogue · Holbrook · West Sayville · Medford · all 250 towns.

Buying in Blue Point?

His Blue Point file goes back to 2020. Yours would not be the first.

Schedule an inspection Call 516-330-3870

Not sure yet? Read what New York requires of your inspector or see a real report.