Selling a home with a private well in Readington can feel daunting, especially when the clock is ticking to close. You want a smooth sale, clear answers for buyers, and no last‑minute surprises. With the right plan, you can meet New Jersey’s testing rules, handle any issues, and keep your timeline on track. This step‑by‑step checklist walks you through what to test, when to test, common fixes, and local resources that help. Let’s dive in.
What NJ’s PWTA requires
New Jersey’s Private Well Testing Act (PWTA) requires testing a private well when a property is sold and both buyer and seller must receive and review the results before closing. At closing, both parties certify in writing that they reviewed the results. You cannot close until this happens. Review the law to understand your obligations under the PWTA and how it fits into your contract and timeline. Read the statute.
PWTA testing includes statewide core parameters like total coliform bacteria, nitrate, lead, pH, iron, manganese, and volatile organic compounds. In Hunterdon County, additional analytes apply, including arsenic, radiological testing where required, and, for closings on or after December 1, 2021, PFAS compounds PFOA, PFOS, and PFNA. Confirm the current list with your lab and local health officials. See NJ’s PWTA program and reporting details on the NJDEP PWTA page and the county‑specific testing table from NJ Well Test.
Your pre‑listing checklist
Gather well records
Collect your well log or permit, drilling depth, age, pump and pressure tank info, and any prior test and service records. Buyers and labs value these details, and they help explain past issues or upgrades.
Inspect the wellhead and site
Look for a tight, sanitary cap and a wellhead that stands above grade. Note any nearby contamination risks like fuel storage, animal pens, or chemical storage, and confirm proper distance from the septic system. The CDC offers a simple list of well maintenance items to review. See the CDC’s private well maintenance tips.
Decide when to test
Test early, ideally before listing or immediately after going under contract. Because closing cannot occur until both parties receive and review PWTA results, your sampling date directly affects your timeline. Early testing gives you time to address issues and negotiate solutions without delay.
Ordering the PWTA test
Choose an NJDEP‑certified lab
Use an NJDEP‑certified drinking water lab or their authorized sampler. Confirm they will collect a raw, untreated water sample, submit the official PWTA report, and transmit results to NJDEP. You can verify lab certification through the state. Check the NJDEP certified lab list.
Know what gets tested in Readington
Expect the core PWTA panel plus county‑specific analytes such as arsenic and radiological tests, and required PFAS parameters for recent closings. Ask the lab to sample from a cold, non‑aerated spigot before any treatment system so results reflect raw water conditions. Review county requirements on NJ Well Test’s guide and confirm with your lab.
Interpreting results and moving forward
Share results and certify at closing
Provide the PWTA report to the buyer, agents, and attorneys. At closing, both parties certify they reviewed the results, which is required by law. If you have treatment equipment, include service records so buyers understand system performance. See the PWTA statute for the certification requirement.
Who pays for testing or fixes
Payment for testing and any remediation is typically handled by contract. Many sellers order testing up front for transparency and to keep the deal on schedule. Work with your agent and attorney to align responsibilities and timelines.
If a result exceeds a standard
- Bacteria: A common first step is shock chlorination followed by retesting after about a week to confirm the well is clear. See CDC guidance on disinfection and retesting in its well testing guidelines.
- Arsenic: Whole‑house granular ferric media or point‑of‑use systems are widely used. NJDEP’s guidance explains options and typical costs. Explore treatment choices in the NJDEP arsenic guide.
- Nitrate, PFAS, VOCs, and radiological: Depending on the contaminant, solutions may include point‑of‑entry systems, point‑of‑use reverse osmosis, or equipment designed for specific compounds. Your lab results and a licensed water treatment professional can tailor the right setup.
Typical costs and timelines
- Arsenic treatment: NJDEP cites a typical whole‑house granular ferric system at about $3,000 to install with around $350 per year in maintenance. Point‑of‑use options can be lower cost but serve only select taps. Details are in the NJDEP arsenic guide.
- Bacterial disinfection: Shock chlorination is usually inexpensive, but you must retest after 7 to 10 days to confirm results. See the CDC’s well testing guidelines for steps.
- Timeframes: Turnaround varies by analyte, lab capacity, and whether resampling is needed. Plan ahead so there is time for a retest or treatment before closing. Ask your certified lab for current turnaround times when you schedule sampling.
Local resources in Readington
- Readington Township Board of Health: Local well testing announcements and guidance. Check the township’s well water testing page.
- Hunterdon County Department of Health: Environmental Health and potable well information. Main line: 908‑788‑1351. Visit the county health page.
- Raritan Headwaters: Community well testing events and test kits that are useful for screening and homeowner education. See the Readington event page.
- NJDEP PWTA program: Official forms, reporting, and updates, including PFAS additions. Review the NJDEP PWTA page.
A smooth sale with a private well
With a clear plan, you can meet PWTA rules, anticipate buyer questions, and keep your closing on track. Test early, document everything, and communicate results and options as soon as they are available. If a result needs attention, bring in a qualified water professional and align on next steps in writing.
If you want a local, step‑by‑step strategy tailored to your Readington home, reach out to Rebecca Matyash. You will get straight answers, a smart timeline, and a plan that helps you close with confidence.
FAQs
What is the PWTA and how does it affect my Readington sale?
- The Private Well Testing Act requires testing when you sell a home with a private well, and both parties must receive and review the results before closing, then certify at closing that they did so. See the PWTA statute.
What does the PWTA test include in Hunterdon County?
- Beyond statewide core parameters, Hunterdon County adds arsenic and radiological testing where required, and PFAS testing for recent closings; confirm the full list with your certified lab and the NJDEP PWTA resources and NJ Well Test.
Does the PWTA require testing after treatment or before treatment?
- PWTA samples are collected from raw, untreated water, typically from a cold, non‑aerated spigot before any filtration or softening equipment, so results reflect the source water.
Who pays for PWTA testing and any fixes?
- The law does not assign payment to a specific party, so responsibility is usually negotiated in the contract; many sellers arrange testing early to avoid delays and build buyer confidence.
What if my well test shows a contaminant above the standard?
- PWTA alerts both parties, but it does not force a specific remedy; you and the buyer can negotiate treatment, repairs, credits, or other terms while consulting local health officials and state guidance on solutions like disinfection or arsenic treatment.
How should I plan my timeline for PWTA testing?
- Schedule sampling as early as possible and ask your certified lab for current turnaround times; allow time for a possible retest or equipment installation so you can certify results and close on schedule.
