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West Milford Township is Passaic County’s largest municipality and one of New Jersey’s most rural, occupying nearly 80 square miles of Highlands terrain at the county’s northern end. The township’s extraordinary size and limited development density — a consequence of its position within the New Jersey Highlands, where state regulations have restricted development — have preserved forests, lakes, and mountain terrain of extraordinary natural beauty. Greenwood Lake — which straddles the New York-New Jersey border — is the township’s most prominent recreational water body, and dozens of smaller lakes, ponds, and reservoirs throughout the township create lakefront and recreational residential communities.

West Milford’s residential character ranges from original lakefront cottages built in the 1920s and 1930s as seasonal retreats and converted to year-round occupancy, to post-war and mid-century suburban development near the township’s commercial center on Route 23, to newer custom homes on large wooded lots throughout the upland sections. The township’s extraordinary natural setting — with the Appalachian Trail passing through its western reaches and multiple state forests and wildlife management areas within its boundaries — attracts outdoor-oriented buyers who value recreation access above commercial convenience.

Key neighborhoods and areas: Key lake communities include Greenwood Lake, Upper Greenwood Lake, Pinecliff Lake, Lindy’s Lake, and dozens of smaller lake associations. Conventional residential development is concentrated near the Newfoundland section along Route 23. The township’s Bearfort Mountain area and Highlands terrain host custom homes on large wooded lots.

Community & market context: West Milford is primarily car-dependent, with Route 23 providing the main north-south arterial. Home prices range from approximately $300,000 for modest non-lakefront properties to $700,000+ for Greenwood Lake waterfront homes. Students attend the West Milford Township School District for K-12, with West Milford High School serving grades 9-12.

West Milford home inspections require the most comprehensive evaluation of private water and septic systems available in the New Jersey residential inspection market. Private wells serve virtually all West Milford properties — the township has no central water supply — and comprehensive water quality testing is essential: bacteria, nitrates, radon in water, arsenic, lead, pH, hardness, and a full VOC panel. The township’s Highlands geology — shale, gneiss, and granite — produces the highest measured radon rate in Passaic County. NJDEP places West Milford in Tier 1, its highest radon potential category, with about 28 percent of tested homes at or above the EPA action level of 4 pCi/L (NJDEP 2015 Radon Tier Assignment Report). Michael strongly recommends radon testing for every West Milford purchase.

Lakefront properties require moisture evaluation, dock and waterfront structure assessment, and septic system inspection to ensure proper function without lake contamination risk. Original lakefront cottages converted to year-round use require evaluation of insulation, winter heating adequacy, and structural components that may have been designed for seasonal rather than year-round occupancy. Private road conditions — serving many lakefront and hillside properties — require evaluation of surface condition, drainage, and the responsibilities of road maintenance associations or individual owners.

No matter what Michael finds, his job is to give you a complete, honest picture of your West Milford property — so you can negotiate from knowledge, not guesswork. Schedule your inspection today.

West Milford is Passaic County’s largest municipality by area — a rural and semi-rural township in the Highlands with numerous lakes, extensive open space, and a housing stock that ranges from seasonal lake cottages converted to year-round use to mid-century ranches and colonials in its residential sections. Almost all West Milford properties are served by private well and septic, and the township’s Highlands geology creates some of the highest radon readings Michael encounters in his northern New Jersey territory. Due diligence in West Milford goes well beyond the standard home inspection.

Private Well and Septic — Non-Negotiable Add-Ons

Virtually every West Milford property is served by private well and septic. For buyers, this means well water testing and a septic system inspection are not optional enhancements — they are fundamental due diligence. Michael coordinates both through qualified specialists and strongly recommends scheduling them alongside the home inspection to ensure all findings are available before the contingency expires.

Well water testing in West Milford should cover bacteria, nitrates, pH, hardness, radon in water, and any contaminants relevant to the Highlands geology and local land use. Septic system inspections cover tank condition, distribution box, drain field, and flow testing. In West Milford’s terrain and soil conditions, septic systems can vary dramatically in condition and remaining useful life.

Lake Community and Seasonal Home Considerations

West Milford has a large number of homes in lake communities — properties originally built as seasonal cottages and subsequently converted to year-round occupancy. These conversions vary enormously in quality. Electrical systems, plumbing, insulation, and heating systems in converted seasonal properties may have been designed for different demand and climate conditions than full-time year-round occupancy requires. Michael evaluates these properties with specific attention to the adequacy of the systems for year-round habitation.

Your Inspector: Michael Del Greco, CMI

How long does a home inspection in West Milford take?
Most West Milford home inspections take 2.5 to 4 hours depending on the size, age, and condition of the property. Older pre-war homes and larger properties typically take longer. See our full FAQ.

Should I be present for the inspection?
Your presence is required at the inspection. Walking through the home with your inspector is one of the most valuable things you can do as a home buyer. Here are questions to ask during the inspection.

Do you offer radon testing and other add-on services?
Yes. In addition to a standard home inspection, we offer additional services such as radon testing, WDI inspection, septic inspection, oil tank search, lead paint testing, and sewer scope — all especially useful for Northern New Jersey properties. These can be added when you schedule, and results are processed by certified professionals and included with your inspection report.

How do I schedule a West Milford home inspection?
Call our office at (973) 812-5100 or use our contact form. Our office staff answers the phone and can typically schedule within 24–48 hours.