Between 2019 and 2022, Lou Rubino inspected three homes in Sutton Place — three jobs, each with a written report, and the photographs below come from them. Two of the three name a style: an apartment house and a high rise apartment house, from 30 to 61 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 6 items Repair or Replace, most for the kitchen (5) and rooms (1). Each report, newest first, as Lou wrote it up.
2022, a high rise apartment house, about 47 years old: 2 items flagged: 1 kitchen; 1 rooms. As recorded: flat roof, rubber membrane; brick full brick siding; insulated ducts, hot water off the boiler; 125-amp circuit breakers (Lexington Standard Corp), conduit wiring, public water, cooling tower; casement, thermal/insulated and tilt feature windows, hardwood t&g floors, wood cabinets, granite counters. Flagged, in Lou’s words: “Base cabinet, to right of kitchen sink, lower draw, knob loose”; “Wall cabinet to left of refrigerator, double door lower hinge loose”; “Wall around breaker panel, paint and plaster are chipped”; “Door stop rubber bumper is missing”; “This will break wall tile”. Also noted: “Exterior of building beyond scope of inspection”; “Compactor chute in common hallway of 14th floor”; “Washer does have drip pan with water alarm”; “Sub panel in apartment, on kitchen hallway wall”; “Electrical room locked on 14th floor, common hallway”; “A/C filter in all three units are fairly clean”; “Condensate dripping from coolant pipes over master bedroom air-handler and dining room air-handler”; “Condensate drain lines should be blown out at least once a year”.
2020, an apartment house, about 30 years old: nothing flagged. As recorded: flat roof, asphalt/fiberglass; metal, aluminum and granite siding; gas (quick recovery) water heater (basement water room); 100-amp circuit breakers (Gallager Switch Corp), BX wiring, public water, heat pump forced air; awning, thermal/insulated and fixed windows, hardwood t&g and tile floors, laminate, wood and glass cabinets, granite counters. Also noted: “Not allowed access to basement water room”; “Not allowed access to basement gas meter room”; “Sub panel in apartment hallway unused breakers in apartment sub panel”.
2019, about 61 years old, a co-op apartment: 4 items flagged: 4 kitchen. As recorded: forced air heat; 125-amp circuit breakers (Eaton), BX wiring, ptac units; casement and thermal/insulated windows, hardwood t&g and carpet floors, laminate cabinets, ceasar stone counters. Flagged, in Lou’s words: “Behind kitchen stove wall damaged by gas pipe”; “Microwave cabinet opening is too small for a large microwave”; “Rear stove vent panel is loose”; “Rubber hose on floor behind stove”; “Oven light does not operate, no separate switch noted”; “Three dents in refrigerator door”; “Ice tray door can't open, full of a block of ice”; “Door stop needs to be adjusted so door handle doesn't strike mirror”; “Glass shower door strikes vanity stone top”. Also noted: “Commercial unit in basement chute in hallway”; “Beyond the scope of inspection”; “Not permitted to inspect main panel in basement”; “Main panel in basement not inspected”; “Filters on all units clogged with saw dust and fiberglass insulation stuffed too close to filters, partially blocking airflow”; “Stuffing fiberglass batting near filters is problematic as fibers can become airborne and inhaled”.
“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 Sutton Place inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
Median year built in zip 10022: 1958 (Manhattan: 1951). Of 25,686 units, 30% predates 1940; 6% is from 2000 on. Lou’s reports here: 30 to 61 years old. (ACS)
58% utility gas, 20% electricity; fuel oil 12% against 15% county-wide. NYSDEC logs Manhattan home oil spills under the borough, not Sutton Place. A gas conversion can leave a tank behind. Buried tanks are outside the standards. (ACS, NYSDEC)
74% buildings of 50 or more units, 17% buildings of 20 to 49 units; 48% owner-occupied (Manhattan: 25%). Lou’s jobs here included a co-op apartment and a multi-family building. (ACS)
Manhattan (reported by borough): 131 basement tests, average 2.09 pCi/L, 16 at 4 or above (12%). Radon testing is optional. (NYSDOH)
40 flood-insurance claims from zip 10022 since 1978, most in 1979 (17): 113th 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: Midtown · Lenox Hill · Midtown East · Upper East Side · Lincoln Square · Yorkville · all 250 towns.
His Sutton Place file goes back to 2019. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.