In 2020, Lou Rubino inspected one home in Westhampton Beach — one job, one written report, and the photographs below come from it. The report describes a contemporary, about 33 years old.
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.
2020, a contemporary, about 33 years old: 10 items flagged: 4 roof, chimney and attic; 4 exterior; 1 structure. As recorded: flat roof, rubber membrane, seen from: walked; attic: no storage, passive ventilation; tongue and groove wood and cedar siding, chimney: metal flue pipe; pressure treated wood foundation, 2 x12 and 2"x 12"x main wood beams floor framing, wood piles, crawlspace: crawled; forced air heat on propane, 50 gallon (2-3 people) electric water heater (left front hallway storage closet); 200-amp circuit breakers (Bryant and Square D), romex wiring, copper supply pipes, public water, air conditioner unit; casement, thermal/insulated and sliders windows, hardwood t&g, tile and vinyl floors, laminate cabinets, granite counters. Flagged, in Lou’s words: “On main roof wood siding, spiral stairs tunnel, needs to be flashed to roof at bottom with rubber or metal flashing”; “Fireplace chimneys and vent pipes are rusted thin”; “Leader pipe emptying near siding”; “Main roof drain holes need down spout strainers inserted to prevent clogging from seagull debris”; “Water laying on main roof right rear”; “Drain from main roof emptying on balcony deck”; “No drain hole in left front lower roof”; “Wood parapet walls need to be painted on inside and flashed to lower roof”; “Access hole for plumbing, left side needs door”; “Water damage to wood siding right rear”; “Water damage to wood siding rear of house”; “Water damage to wood siding left front”; “Paint peeling from wood siding, spiral stairs tunnel, main roof”; “Front wooden stoop bottom step right side is dry rotted”; “Left side deck walk, gate missing”; “Safety Item: Left side deck railing balusters too far apart”; “Cobble stone curbing heaved up both sides about 80 feet from road”; “Floating dock ramp, left side wheel broken”; “In left front lower bedroom, sheetrock damaged below breaker panel”; “Master bedroom, mirrored closet door, glass broken”. Also noted: “Cesspool located right rear, to right of hot tub”; “Duct work on roof right front is rusted and insulation falling off”; “No filters in return registers”; “Ductwork disconnected from elbow in crawl space”. On the day: 75°F, clear, damp ground, no rain in the three days before; the house faces south. Not inspected that day: ceilings; insulation in attic; roof structure and attic; visible electric wiring in attic. Not present in this house: attic pull down stairs; basement windows; food waste disposer; gas meter; gas/lp firelogs and fireplaces; instant hot water; ventilation fans and thermostatic controls.
“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.
Both photographs are from Lou's own Westhampton Beach inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
Median year built in zip 11978: 1981 (Suffolk County: 1970). Of 3,936 units, the 1990s built the most, 15%; 24% is from 2000 on. Next come the 1970s at 14% and the 1980s at 13%. 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: 33 years old. (ACS)
55% fuel oil or kerosene, 18% utility gas; fuel oil 55% against 45% county-wide. NYSDEC logs 101 petroleum spills at private homes in Westhampton Beach since 1988, 30 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)
82% detached houses, 4% buildings of 20 to 49 units; 85% owner-occupied (Suffolk County: 82%). Detached houses dominate, so most inspections here run from the roof to the foundation of one building. (ACS)
Town of Southampton: 24 basement tests, average 0.99 pCi/L, 0 at 4 or above (0%). Suffolk County: 8% of 576. First-floor tests there: 14, average 0.42. On the share at 4 or above, it ranks 10th of the county’s 10 towns and cities. The highest basement reading was 2.8 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)
1,775 flood-insurance claims from zip 11978 since 1978, most in 2012 (433): 16th 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)
The Village of Westhampton Beach Building and Zoning Department. 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: Westhampton Beach (zip 11978) 1981, 55%, 85%; Speonk (zip 11972): built 1977, oil 100%, 61% owner-occupied; Remsenburg (zip 11960): built 1983, oil 69%, 100% owner-occupied; East Quogue (zip 11942): built 1981, oil 57%, 85% owner-occupied. (ACS)
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.
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: Speonk · Remsenburg · East Quogue · East Moriches · Hampton Bays · Riverhead · all 250 towns.
His Westhampton Beach file goes back to 2020. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.