PWTA testing is a required step for any New Jersey homeowner selling or leasing a home with a private well. Governed by the Private Well Testing Act (PWTA), this law protects buyers and tenants by ensuring they are informed about the quality of their drinking water before moving in.If you live in rural or semi-rural counties like Hunterdon, Sussex, Warren, or Morris—where private wells are common—then PWTA testing isn’t just a recommendation. It’s a legal obligation that can impact your home’s marketability and safety. Let’s dive into the 11 most important things every NJ homeowner must know about PWTA testing and well water testing.

1. What Is PWTA Testing?

PWTA stands for the Private Well Testing Act, which became law in 2002 in response to rising concerns about drinking water quality in homes not connected to municipal systems. PWTA testing requires that private wells be tested when homes are sold or leased. It ensures that buyers and tenants know the condition of the water supply before occupancy—making it a critical part of any real estate transaction in New Jersey.

2. Why New Jersey Requires It

Private wells are unregulated by local utilities. That means homeowners are responsible for testing and maintaining the safety of their water. Without well water testing, contaminants like arsenic, radon, or bacteria could go unnoticed—leading to serious health issues.

The PWTA makes it mandatory to disclose this information to new owners or renters so they can make an informed decision. It’s about transparency, safety, and accountability.

3. When Is PWTA Testing Required?

PWTA testing is required under three main circumstances:

When a property with a private well is being sold or transferred
When a rental property with a private well is leased (every 5 years)
When ownership is transferred within a family or through inheritance

The law mandates that results be shared with the buyer or tenant before finalizing the transaction. Tests must be completed within 12 months prior to closing or lease execution.

4. High Private Well Usage Counties

While PWTA testing applies statewide, some counties have a far higher concentration of private wells, making testing more common in these areas:

Hunterdon County
Warren County
Sussex County
Morris County
Somerset County
Ocean County
Burlington County

If you live in or near one of these counties, it’s likely your home is on a well—and that means PWTA testing is part of your selling process.

5. What Contaminants Are Tested?

The specific water contaminants tested under PWTA depend on your location, but they generally include:

Total coliform and E. coli bacteria
Nitrates and nitrites
Lead, arsenic, and mercury
Volatile Organic Compounds (VOCs)
Iron, manganese, and pH
Gross alpha radiation (in some counties)
Radon (only in certain zones)

The NJDEP maintains updated requirements by municipality to ensure accuracy and relevance. At Honest Home Inspections NJ, we follow the latest guidance to ensure full compliance.

6. The PWTA Testing Process

The process begins with our licensed inspector collecting a water sample directly from your home’s system, typically at the kitchen faucet. We then deliver the sample to a NJ-certified laboratory for testing.

We maintain chain-of-custody documentation to protect results. You’ll receive a full report within 5 to 10 business days, depending on lab processing time.

7. What If the Water Fails?

If PWTA testing shows your well water exceeds allowable levels of any contaminant, remediation may be needed. While not legally required to fix the issue before sale, failing to do so may deter buyers or delay closing.

Remediation options include:

UV disinfection for bacteria
Reverse osmosis or filtration for VOCs and lead
Point-of-entry systems for arsenic or radon

8. How It Affects Real Estate Transactions

PWTA testing is often a key contingency in NJ home contracts. Without proof of testing, closings may be delayed or canceled. Results must be available and reviewed before final signatures.

Buyers can use results to negotiate repairs, pricing, or required upgrades. This is why we recommend scheduling Pre-Sale Inspections and PWTA tests early—ideally 30–45 days before your intended closing date.

9. Importance of Ongoing Well Water Testing

Even outside of a real estate transaction, well water testing should be part of your annual home maintenance. Groundwater sources change due to farming, development, weather, or failing equipment.

Annual testing for bacteria and nitrates is a good baseline. Every 3–5 years, run a full panel. It’s a small investment for your family’s health and safety.

10. Bundle with Other Required Inspections

Honest Home Inspections NJ offers bundled services to save time and reduce costs. Combine PWTA testing with:

Radon Testing – often required in NJ counties
Termite Inspections (NPMA-33)
Sewer Scope Evaluations
Mold & Air Quality Testing

Ask about discounts when bundling 2 or more services!

11. Why Choose Honest Home Inspections NJ

We’re licensed, insured, and certified by InterNACHI, NJDEP, and IAC2. Our inspectors follow strict protocols to ensure accurate PWTA results, rapid turnaround, and full legal compliance. We proudly serve all of New Jersey!

Learn more on our About Page or schedule your inspection today.

How PWTA Testing Affects Sellers and Buyers

For Sellers

If you’re selling a home with a private well, PWTA testing is your legal responsibility. Without it, your closing could be delayed—or canceled. Sellers must provide certified test results before finalizing the sale, which means scheduling testing early is crucial. A failed test can lead to price negotiations or a buyer’s request for remediation.

We recommend scheduling Pre-Sale Inspections alongside your PWTA testing at least 30–45 days before closing to avoid last-minute surprises and demonstrate transparency to potential buyers.

For Buyers

If you’re buying a home in New Jersey that uses a private well, PWTA testing helps you understand the quality of your drinking water before you commit. The seller is required to share the official test results with you before you close.

Be sure to review the report carefully—especially for contaminants like lead, arsenic, or bacteria. If any test results exceed safe levels, you can request that the seller take action or negotiate the cost of installing a water treatment system. For added peace of mind, you may also consider retesting the water after closing and annually thereafter.

Tip: If you’re buying an older home, consider bundling Radon Testing and Sewer Scope Inspections along with your general inspection to ensure the property is fully evaluated.

Final Thoughts

PWTA testing is one of the most important steps in preparing your NJ home for sale if you have a private well. It protects your buyers, ensures legal compliance, and can make the difference between a smooth closing or a deal that falls through.

At Honest Home Inspections NJ, we simplify the process with prompt scheduling, expert sampling, and fast, clear lab results. Contact us today to schedule your PWTA test or explore bundled options to cover all your inspection needs in one visit.

PWTA Testing in NJ: 11 Critical Facts Every Homeowner Must Know Before Selling