Between 2013 and 2022, Lou Rubino inspected 9 homes in Greenpoint. Since the 2005 waterfront rezoning, Greenpoint has run two housing markets at once: the old frame-and-brick side streets, and thousands of new condo units along the water. Lou has inspected both, and neither one inspects itself.
Rated 5.0 on Google as of August 2026 · U.S. Army veteran owned · NY licence #16000039568 · 516-330-3870
A new condo arrives with new everything — and with workmanship questions no one else in the transaction is paid to ask. Thermal imaging shows what the walls actually do in weather: the temperature differences that point to missing insulation or air leakage display plainly, and in a just-built unit that is the difference between snagging-list fixes now and comfort complaints forever.
On the old side streets, the frame houses carry their century the way Bushwick's do — wrapped, re-sided and altered — plus Greenpoint's own history of workshops and industry on the block. Panels, heating plants and what the alterations did to the structure are the working questions.
Related: Brooklyn rowhouses, explained · What an inspection costs · Schedule an inspection.
All three photographs are from Lou's own Greenpoint inspection reports, chosen because they show a building component and nothing that identifies a property or an owner.
A boiler's data plate gives its real age; the burn chamber and the piping around it give its real condition. Both go in the report so replacement budgeting is arithmetic, not argument. What an inspection costs against what it finds.
Siding, trim, masonry and parged walls are the building's raincoat, and cracks or failed mortar can give water a way in. The report documents their location and pattern so the right contractor or specialist can evaluate them when warranted. Where water gets in, explained.
Interior staining, failed tile and soft surfaces are the end of a story that started somewhere else. The inspection's job is to find the start — and to say whether the evidence looks active or historical. Water damage and moisture, explained.
A flat roof hides everything from the street: membrane seams, patches, drainage and parapet condition. Patching is normal maintenance — the question a report answers is whether the membrane still has a working life. How roofs are examined and reported.
All photographs are from Lou's own inspection reports for jobs in this area, screened so nothing identifies a property or an owner.
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.
Also nearby: Bushwick · Astoria · all 26 towns.
His Greenpoint file goes back to 2013. Yours would not be the first.
Not sure yet? Read what New York requires of your inspector or see a real report.