Between 2014 and 2019, Lou Rubino inspected three properties in Greenwich Village — three jobs, each with a written report, and the photographs below come from them. The reports describe an apartment house, a converted commercial printing building and a loft, from 96 to 128 years old.
Rated 4.9 on Google as of November 2026 · U.S. Army veteran owned · NY licence #16000039568 · 516-330-3870
Lou’s three summaries flagged 9 items Repair or Replace, most for the kitchen (7), heating and cooling (1) and structure (1). Each report, newest first, as Lou wrote it up.
2019, an apartment house, about 100 years old: 4 items flagged: 4 kitchen. As recorded: forced air heat on electric; 100-amp circuit breakers (General Electric), BX wiring, public water, heat pump forced air; sliders and thermal/insulated windows, hardwood t&g and carpet floors, laminate cabinets, laminate counters. Flagged, in Lou’s words: “Dust and oil on wall and ceiling over refrigerator from compressor”; “Laminate counter is burnt on left side and is peeling near sink”; “Hood light bulb out right side”; “When replacing halogen light bulbs never touch bulb with bar hands”; “Compressor is mounted on top of refrigerator and coil needs to be cleaned for greater efficiency”; “Left side sliding glass window does not open”; “Left side sliding window does not open”. Also noted: “Not allowed access to roof do to construction at time of inspection”; “Commercial unit in common laundry room”; “Rubber washer water hoses can burst”; “Causing costly water damage repairs”; “Not allowed access to basement plumbing”; “Not allowed access to basement plumbing 5.3 - 5.8”; “Main panel in electric meter room above each meter group”.
2016, a converted commercial printing building, about 96 years old, a condominium: 1 item flagged: 1 structure. As recorded: steel columns; forced air heat, insulated ducts; air conditioner unit; hardwood t&g floors. Flagged, in Lou’s words: “Steel column in second floor hallway rusted from water damage”. Also noted: “No water damage or abnormal dampness found in second floor bath”.
2014, a loft, about 128 years old, a condominium: 4 items flagged: 3 kitchen; 1 heating and cooling. As recorded: flat roof, rubber membrane, seen from: walked roof; attic: no storage, none found ventilation; brick full brick and masonry siding, chimney: brick and metal flue pipe; insulated ducts, hot water off the boiler; 150-amp circuit breakers (General Electric), conduit wiring, copper supply pipes, public water, air conditioner unit; single pane, thermal/insulated and tilt feature windows, hardwood t&g floors, wood cabinets, polished concrete counters. Flagged, in Lou’s words: “Polished Concrete Slab Counter is chipped at sink edge”; “Viking oven convection oven fan would not run after oven temperature was reached”; “Clothes washer door would not lock”; “Brickwork is cracked at front right corner, near radiator. Care should be taken to see if crack extends through to exterior”; “Balcony / deck, rail / fence needs to be stiffened up across the back. Unable to check support brackets could not gain access to yard”; “Walls in stairwell need paint”; “Emergency stairs off dinning room, treads are worn down and are week. Steps in stairwell need paint”; “Bedroom fireplace damper bracket is loose”; “Fireplace chimneys have metal flue pipe liners, very good”. Also noted: “Close dryer is electric heat generated. There is a gas valve outlet to convert to gas dryer in laundry closet”; “Sub panel in boiler utility room, main panel in basement”; “Communication panel in utility room”; “Long Radiator on west side of dinning room is leaking at three places”; “Radiators in bedroom are not getting hot. Circulating pump is running when tested”; “Air-handler is in ceiling of boiler utility room”.
“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.
Related: The Manhattan page · What an inspection costs · Schedule an inspection.
All three photographs are from Lou's own Greenwich Village inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
Median year built in zip 10012: 1938 (Manhattan: 1951). Of 14,568 units, 64% predates 1940; 6% is from 2000 on. Lou’s reports here: 96 to 128 years old. (ACS)
46% utility gas, 31% electricity; fuel oil 16% against 15% county-wide. NYSDEC logs Manhattan home oil spills under the borough, not Greenwich Village. A gas conversion can leave a tank behind. Buried tanks are outside the standards. (ACS, NYSDEC)
30% buildings of 20 to 49 units, 28% buildings of 50 or more units; 22% owner-occupied (Manhattan: 25%). Lou’s jobs here included a condominium and a co-op apartment. (ACS)
Manhattan (reported by borough): 131 basement tests, average 2.09 pCi/L, 16 at 4 or above (12%). Radon testing is optional. (NYSDOH)
11 flood-insurance claims from zip 10012 since 1982, most in 1982 (3): 170th of the 189 zips on these pages. Check the address on FEMA’s map. (OpenFEMA)
The NYC Department of Buildings. Look the address up on BIS or DOB NOW. Your attorney usually runs the search.
The New York City Construction Codes, the NYC Department of Buildings records, NYC water and sewer and the offering-plan rules for co-ops and condos: county-wide, written once.
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.
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: Tribeca · Chelsea · Flatiron · Gramercy Park · Brooklyn Heights · Midtown East · all 250 towns.
His Greenwich Village file goes back to 2014. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.