In 2015, Lou Rubino inspected one home in Pomona — one job, one written report, and the photographs below come from it. The report describes a ranch.
Rated 4.9 on Google as of November 2026 · U.S. Army veteran owned · NY licence #16000039568 · 516-330-3870
The report, as Lou wrote it up.
2015, a ranch: 10 items flagged: 4 roof, chimney and attic; 2 exterior; 1 garage. As recorded: gable and flat roof, 3-tab fiberglass and asphalt/fiberglass, seen from: walked roof, framed with 2 x 6 rafters; attic: pull down stairs and attic hatch, below and r-19 or better insulation, gable vents, soffit vents and passive ventilation; clapboard vinyl siding, chimney: block and stone; poured concrete slab foundation, poured concrete slab floor framing, supporting walls; 50 gallon (2-3 people) electric water heater (utility room and washer dryer room); 150-amp circuit breakers (Ite), romex wiring, copper supply pipes, well or spring water, window AC; double-hung and sliders windows, hardwood t&g, carpet and tile floors, laminate cabinets, laminate counters. Flagged, in Lou’s words: “Roof over entrance to sun porch is sunken in possible plywood rotted out”; “Flat roof section over sun porch is worn out”; “Insulation in attic insufficient over right side”; “Octagon window on right side of garage attic, frame is dry rotted at bottom”; “Left side vinyl siding section is loose”; “Asphalt driveway was trenched out for sewer pipe, never repaired with new asphalt. Driveway is also heaved up in some areas and needs sealing”; “Passage door to rear yard frame is rotted at bottom”; “Left rear burner does not work”; “Parquet floor heaved up and tiles are missing in two areas”; “Right side bedrooms have asphalt tile under rugs, they are known to contain asbestos”; “Sun room, damage at corner near skylight. Checked with moisture meter readings low”; “Double door from sun room to living room hits when closing”; “Caution: Could cause wall fire. Fire place has Metal Heaterlator insert. Rust damage on right side above damper”; “Intake vents are covered”; “Wood mantel too small and loose”; “No fireplace doors present”. Also noted: “Leader pipes terminating with elbows need splash blocks under them to prevent undermining of concrete slab”; “Leader pipes terminating in 4" corrugated black hose, hoses need to be cleaned out and ends cleared from debris”; “Roof gutters need to be cleaned out of leaf debris and gutter guard installed”; “Leaf debris needs to be swept from roof to prevent clogging of drainage system”; “Front outlet near door does not work”; “Insufficient number of outlets in modular section bedrooms”; “Window does not open and track left side is broken”; “Tile floor cracked from radiant heat leak”; “Outlet has open ground and is not GFCI protected”; “Cold water does not operate at sink”; “Hot and cold do not operate at shower”; “Main shut off panel outside in meter cabinet”; “Breaker panel in mud room”; “Front right, outside in meter cabinet”; “Radiant heat did not get hot on right side of house and in living room with thermostat turned up for an hour”; “Manifold in mud room was air bound”; “Copper pipes on boiler room floor are vulnerable to damage”; “Exposed Romex Conductors in mud and boiler utility rooms are not in conduit”. On the day: 62°F, cloudy, damp ground, rain in the three days before; the house faces south. Not inspected that day: cooling and air handler equipment; fence; insulation under floor system; normal operating controls; presence of installed cooling source in each room; vapor retarders; ventilation of foundation area. Not present in this house: basement windows; burner for water heater; food waste disposer; gas/lp firelogs and fireplaces; range hood; sump pump; trash compactor; ventilation fans and thermostatic controls.
“Flagged” is HomeGauge’s Repair or Replace mark, not a verdict on the house. See a complete report.
Related: All towns · What an inspection costs · Schedule an inspection.
All three photographs are from Lou's own Pomona inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
Median year built in zip 10970: 1978 (Rockland County: 1970). Of 4,138 units, the 1970s built the most, 41%; 16% is from 2000 on. Next come the 1980s at 18% and the 2000s at 14%. 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. (ACS)
78% utility gas, 14% electricity; fuel oil 5% against 2% county-wide. NYSDEC logs 174 petroleum spills at private homes in Pomona since 1986, 50 since 2015. A gas conversion can leave a tank behind. An abandoned tank is most likely in a house that was converted from oil. Buried tanks are outside the standards New York sets for a home inspection, so the seller’s answer matters. (ACS, NYSDEC)
36% detached houses, 13% buildings of 5 to 9 units, 12% attached single-family houses; 78% owner-occupied (Rockland County: 68%). Detached houses dominate, so most inspections here run from the roof to the foundation of one building. (ACS)
Town of Ramapo: 844 basement tests, average 2.45 pCi/L, 134 at 4 or above (16%). Rockland County: 15% of 3,004. First-floor tests there: 263, average 1.34. On the share at 4 or above, it ranks 3rd of the county’s 5 towns and cities. The highest basement reading was 26.6 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)
39 flood-insurance claims from zip 10970 since 1978: 115th of the 189 zips on these pages. A claim count describes the zip, not the house. Flood zones follow the address. Check the address on FEMA’s map. (OpenFEMA)
The Village of Pomona Building Department. ZIP 10970 also covers addresses outside the village in the Towns of Haverstraw and Ramapo, which use those town building departments. 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.
By median year built, fuel-oil share and owner-occupancy: Pomona (zip 10970) 1978, 5%, 78%; Suffern (zip 10901): built 1972, oil 2%, 73% owner-occupied; New City (zip 10956): built 1968, oil 1%, 94% owner-occupied; Congers (zip 10920): built 1974, oil 3%, 89% owner-occupied. (ACS)
The New York State Uniform Code, the county water supply and the county well-testing law: county-wide, written once. They are the same for every town in Rockland County, so they are set out there with their sources instead of on each page.
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: Suffern · New City · Congers · Croton-on-Hudson · Briarcliff Manor · Ossining · all 250 towns.
His Pomona file goes back to 2015. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.