Between 2016 and 2022, Lou Rubino inspected 8 homes in Patchogue — 8 jobs, each with a written report, and the photographs below come from them. The reports describe three ranches, two colonials, an expanded cape, an expanded ranch and a high ranch, from 31 to 105 years old.
Rated 4.9 on Google as of November 2026 · U.S. Army veteran owned · NY licence #16000039568 · 516-330-3870
Lou’s eight summaries flagged 58 items Repair or Replace, most for the exterior (24), roof, chimney and attic (13) and structure (7). Each report, newest first, as Lou wrote it up.
2022, a colonial, about 105 years old: 11 items flagged: 5 exterior; 2 rooms; 1 roof, chimney and attic. As recorded: gable roof, architectural and asphalt/fiberglass; vinyl siding; masonry block foundation; 200-amp circuit breakers (Murray), romex wiring, copper supply pipes, public water. Flagged, in Lou’s words: “Left front leader pipe of front entrance is berried in soil”; “Right front gutter from lower roof is twisted and leader pipe elbow berried in soil”; “Left front leader pipe elbow berried in soil and splash block”; “Left rear lower gutter is twisted and not pitched toward down spout”; “Right rear lower gutter is twisted and not pitched toward down spout”. Also noted: “Small kitchen installed in extension”; “Plumbing and electrical not connected”; “No sliding glass doors for shower”; “Main electric panel in basement to left of boiler”; “Main panel in basement front wall to left of boiler”.
2021, an expanded ranch, about 102 years old, a two-family house: 7 items flagged: 3 exterior; 2 roof, chimney and attic; 2 rooms. As recorded: gable and flat roof, architectural and asphalt/fiberglass; vinyl siding; masonry block foundation; (2) 100-amp service panel circuit breakers (Murray), romex wiring, copper supply pipes, public water, air conditioner unit. Flagged, in Lou’s words: “Flat roof section is damaged in 6 places”; “Openings in shingle at roof transition”; “Shingles being used on vertical surface at roof transition”; “Left rear gutter leaking at corner”; “Left rear gutter needs leader pipe to ground”. Also noted: “Chimney only being used by water heater”; “Asphalt driveway is damaged in places and covered with soil”; “Right side concrete walkway is cracked near furnace exhaust pipe”; “Safety Item: Trip Hazard, Left front sprinkler box metal cover is off”; “Metal covers are rusted and need to be painted”.
2020, an expanded cape: 6 items flagged: 3 exterior; 1 garage; 1 kitchen. As recorded: gable roof, architectural and asphalt/fiberglass; vinyl siding; masonry block foundation; electric heat heat on oil; 200-amp circuit breakers (Square D), romex wiring, copper supply pipes, public water, air conditioner unit. Flagged, in Lou’s words: “Basement steel Bilco door is rusted and needs paint”; “Safety Item: With pool in yard gates must be self closing and latch high enough where a small child could not unlatch”; “Right side gate does not latch, hinge needs adjustment”; “Left side gate is a chain link gate with no self closing device”; “Fence around pool is chain link, not safe when used for pools”. Also noted: “Main roof is about 11 years old with one layer”; “Lower extension roof is about 2 years old with one layer”; “Main roof rear section has 90W mineral paper, mineral is wearing in places as seen by dark areas”; “Flat roof wear out sooner than shingle roofs, about 18 years on average”; “Second floor hallway is uneven, not flat”.
2019, a colonial, about 63 years old: 6 items flagged: 2 roof, chimney and attic; 2 kitchen; 1 exterior. As recorded: gable roof, architectural and asphalt/fiberglass; hardy board siding; masonry block foundation; forced air heat on oil; 200-amp circuit breakers (Ite), romex wiring, copper supply pipes, public water, air conditioner unit. Flagged, in Lou’s words: “Insulation is missing from many bays between ceiling joists”; “Recessed lighting can be a source of drafts”; “Side and rear wooden steps need paint or waterproofing”; “Steps are constructed with rails, as pressure treated wood shrinks joints will loosen up”; “Safety item: Marble saddle is too high, trip hazard”. Also noted: “Roof is in new condition with one layer of shingle”; “New plywood has been installed on rear section of roof”; “Old well pipe in crawl space”; “Water meter in front lawn”; “Main water shut off valve in crawl space front wall”.
2018, a ranch, about 50 years old: 10 items flagged: 4 exterior; 2 roof, chimney and attic; 2 kitchen. As recorded: hip roof, 3-tab fiberglass and asphalt/fiberglass; vinyl siding; masonry block foundation; hydronic heat on natural gas; 100-amp circuit breakers (Murray), romex wiring, public water. Flagged, in Lou’s words: “Roof is about 8 years old, one layer”; “Rear flat roof section mineral is wearing right rear”; “Brick chimney needs pointing and cement cap”; “Woodwork on front porch needs paint”; “Front covered porch deck needs waterproofing”. Also noted: “Left side pine tree is encroaching on house and roof”; “Old crawl space hatch needs to be repaired”; “Floor boards are heaved up left side under dining room table”; “Basement GFCI outlet near boiler won't reset”; “Left front of property main water shut off”.
2018, a ranch, about 31 years old: 3 items flagged: 2 exterior; 1 roof, chimney and attic. As recorded: gable roof, architectural and asphalt/fiberglass; vinyl siding; poured concrete foundation; hydronic heat on oil; 200-amp circuit breakers (Square D), romex wiring, copper supply pipes, public water, window AC. Flagged, in Lou’s words: “Left front leader pipe is crushed and not in drywell pipe”; “Right rear leader pipe needs to be extended away from foundation”; “Right from leader pipe needs to be extended from foundation”; “Front stoop railing posts rusted out”; “Rear deck needs water proofing or paint”. Also noted: “Chimney is stainless steel”; “Attic filled with storage”; “Balusters are loose to hand rail”; “No concrete footing noted for deck columns”; “Nails and screws are not rust resistant, nail heads popping”.
2017, a high ranch, about 47 years old: 10 items flagged: 5 exterior; 4 roof, chimney and attic; 1 structure. As recorded: hip roof, architectural and asphalt/fiberglass; wood and full brick siding; masonry block foundation; forced air heat on natural gas; (2) 150-amp service panel circuit breakers (Murray and Eaton), romex and BX wiring, copper supply pipes, well water, air conditioner unit. Flagged, in Lou’s words: “Cement chimney cap is cracked in several places”; “Chimney, brickwork cracked left side”; “Leader pipe on right side of garage needs to be extended”; “Leader pipe at left side needs to be extended”; “No leader and gutters on right rear, right side rear side and incomplete on left side”. Also noted: “Recessed lights need Tenmat insulation caps to stop drafts”; “Well water, well pump is to left of left side concrete steps”; “Water softener set up in basement water room”; “Water pressure at storage tank 45 lbs”; “Outside, right side next to has meter”.
2016, a ranch, over 50 years old: 5 items flagged: 3 structure; 1 roof, chimney and attic; 1 exterior. As recorded: gable roof, architectural; vinyl siding; masonry block foundation; public water. Flagged, in Lou’s words: “This will help alleviate dampness in crawl space”; “Front bay window is sagging. Windows difficult to open and close”; “Front left foundation wall footing has been undermined from flood water”; “Large hole in soil about 2' deep x 6' in diameter., behind left front foundation wall near old well water tank caused by receding flood water”; “Corner is cracked both on front and left side, most likely from undermining of foundation from flood water”. Also noted: “No insulation under floor in crawl space insulation washed out from flood waters”; “Soil in crawl space very damp, throughout and has a white salt coating”; “Soil crawl space floors can contribute to hundreds of gallons of water intrusion into living space a year”.
“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.
Related: The Suffolk County page · What an inspection costs · Schedule an inspection.
All three photographs are from Lou's own Patchogue inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
Median year built in zip 11772: 1969 (Suffolk County: 1970). Of 18,478 units, the 1970s built the most, 20%; 13% is from 2000 on. Lou’s reports here: 31 to 105 years old. (ACS)
43% fuel oil or kerosene, 38% utility gas; fuel oil 43% against 45% county-wide. NYSDEC logs 300 petroleum spills at private homes in Patchogue since 1986, 82 since 2015. Ask about a tank, and for closure papers. Buried tanks are outside the standards. (ACS, NYSDEC)
67% detached houses, 6% buildings of 50 or more units; 70% owner-occupied (Suffolk County: 82%). Lou’s jobs here included a two-family house. (ACS)
Town of Brookhaven: 153 basement tests, average 1.79 pCi/L, 8 at 4 or above (5%). Suffolk County: 8% of 576. Radon testing is optional. (NYSDOH)
824 flood-insurance claims from zip 11772 since 1978, most in 2012 (378): 25th of the 189 zips on these pages. Check the address on FEMA’s map. (OpenFEMA)
The Village of Patchogue Building Department. Your attorney usually runs the search.
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.
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: Blue Point · Bayport · Medford · Holbrook · Fire Island Pines · Farmingville · all 250 towns.
His Patchogue file goes back to 2016. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.