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Best Home Warranty Companies

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    by Michele Lerner Mortgage & Real Estate Contributing Editor
    24
    Companies considered
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    Use our guide to find the best home warranty for you. Our research team vetted 24 companies rated by more than 36,000 customers. We compare coverage options, contract lengths, service fees and verified reviews.

    Why trust ConsumerAffairs?
    • Our recommendations are based on what reviewers say.
    • 3,480,622 reviews on ConsumerAffairs are verified.
    • We require contact information to ensure our reviewers are real.
    • We use intelligent software that helps us maintain the integrity of reviews.
    • Our moderators read all reviews to verify quality and helpfulness.

    Our 7 top home warranty picks

    Below, compare our picks for the top home warranty companies by plans and pricing. Premiums are based on quotes for a house of less than 5,000 square feet in Austin, Texas. Costs can vary by location, so get quotes from several companies to find the most accurate pricing in your area.

    Our pick for valueAmerican Home ShieldAUTHORIZED PARTNER
    • Monthly cost: $29.99 a month to $69.99 a month
    • Service fee: $75, $100 or $125
    • Labor guarantee: 30 days
    • Availability: 49 states (not Alaska)

    American Home Shield is our top home warranty provider pick because it has excellent reviews and some of the most comprehensive coverage on the market. AHS does not require a home inspection, and you can get a plan at any time, regardless of the age of your home’s systems and appliances. For the price, it's one of the better options.

    What reviewers like: Several positive reviews highlight the company’s prompt services. “AHS is easy to deal with. We just call them and they do the work in the background. We're so busy, so it really helps our lifestyle,” a reviewer in South Carolina said.

    “We've used them at least three times for air conditioners, refrigerators, and electrical. And everyone and the people that have come out have been fantastic,” a reviewer in California said.

    Other reviewers say AHS is “very simple” to use and offers a “one-stop plan” for homeowners.

    Plans and pricing: Plans from AHS cost $29.99 a month to $69.99 a month. Depending on your plan, service fees are $75, $100 or $125.

    • SilverShield: This plan covers 14 major systems, including heating, cooling, electrical and plumbing.
    • ShieldGold: This plan covers 23 appliances and systems, including kitchen and laundry equipment, heating, cooling, electrical and plumbing.
    • ShieldPlatinum: The most comprehensive plan includes everything covered under ShieldGold, plus roof leaks and more.

    Optional add-ons: AHS offers an electronics extended warranty and add-on coverage for pool and spa, well pump, septic pump, guest unit and roof leak repairs.

    Our pick for quick serviceChoice Home WarrantyAUTHORIZED PARTNER
    • Monthly cost: $46.83 per month to $54.75 per month
    • Service fee: $85
    • Labor guarantee: 30 days (90 days for parts)
    • Availability: 48 states (not CA or WA)

    Choice Home Warranty is known for its network of professional technicians and customer support. The company works with more than 15,000 contractors across the country and says it has covered more than a million homes and processed more than 4 million service requests. Choice guarantees a service response time of 48 hours or less.

    What reviewers like: Happy customers highlight professional and prompt repair technicians. According to a reviewer in Florida, scheduling through Choice’s website is the “best and fastest way to get service.”

    “Two technicians arrived when scheduled — quickly determined what need to be done, and explained repairs to me,” a reviewer in Oregon said. Another Florida reviewer said the company “came out promptly and went above and beyond.”

    Plans and pricing: Choice Home Warranty plans cost from $46.83 per month to $54.75 per month. All plans come with a flat $85 service fee. Coverage lasts for one year — expect to pay a $50 cancellation fee if you cancel early. However, you can transfer the contract for free.

    • Basic Plan: This plan covers 14 systems and appliances, including heating, electrical and plumbing.
    • Total Plan: The Total Plan includes everything in the Basic plan and adds coverage for your washer and dryer, refrigerator and air conditioning system.

    Optional add-ons: Choose from pool and spa, well pump, sump pump, central vacuum, limited roof leak, septic system, second refrigerator, stand-alone freezer and septic tank pumping coverage.

    Our pick for roof leak coverageSelect Home WarrantyAUTHORIZED PARTNER
    • Monthly cost: $57 per month to $63 per month
    • Service fee: Starts at $75
    • Labor guarantee: Contact for info
    • Availability: 44 states

    Of the home warranty companies on ConsumerAffairs.com that offer roof leak coverage, Select Home Warranty has the highest percentage of 5-star reviews that mention roofs. We also like that it allows an unlimited number of repairs.

    Select Home Warranty’s roof leak coverage pays out if there is a leak in any occupied area of your home. It has some exclusions, including metal roofs, chimney components, shingles, tiles and patios.

    The roof coverage add-on is $99 annually, but the company often runs specials for free roof coverage when you buy any plan. Seniors, veterans and active military personnel are eligible for additional discounts.

    What reviewers like: Recent positive reviews highlight Select Home Warranty’s value and coverage. “Great price offering with inclusion of roof and sprinkler systems which are all increases with other home warranty companies,” a reviewer in Texas said.

    Paying a plan annually “is the best way to go” because it comes with “an additional twelve months plus the roof leak coverage for free,” according to a reviewer in Maryland.

    A reviewer in California switched from First American Home Warranty to save money: “Select Home Warranty was quite competitive with cost. … They also offer more covered services like roof leaks and lawn sprinklers. The sales agent was informative but not pressuring and very knowledgeable.”

    Plans and pricing: Select Home Warranty offers three plans, with prices ranging from $57 per month to $63 per month. You can reduce your premiums by paying annually instead of monthly. Select Home Warranty allows an unlimited number of repairs on covered items on each plan.

    • Platinum Care: Select Home Warranty’s most popular warranty plan covers 18 major items, including ductwork, plumbing, kitchen appliances and more.
    • Bronze Care: This plan only covers appliances, such as the garbage disposal, dishwasher, refrigerator, stove and oven and clothes washer and dryer.
    • Gold Care: This systems coverage includes AC and cooling, water heater, ductwork, heating, plumbing and electrical.

    Optional add-ons: Add coverage for a pool pump, central vacuum, sump pump, well pump, roof leak, stand-alone freezer, lawn sprinkler system or septic system.

    Our pick for low service feeAmerican Residential WarrantyAUTHORIZED PARTNER
    • Monthly cost: $34.99 per month to $124.99 per month
    • Service fee: $55
    • Labor guarantee: 30 days (60 days for parts)
    • Availability: 50 states

    At $55, American Residential Warranty’s service call fee is one of the lowest. We like that the company is transparent about rates and fees, but some plan options vary slightly by state.

    One potential downside is that some appliances' annual limits are relatively low (capped between $300 and $500 for certain items). It’s best to contact the company for the most accurate pricing and coverage information in your area.

    What reviewers like: What stood out to us was the high frequency of happy customers who say customer service representatives go above and beyond. Recent reviewers describe reps as “very professional,” “helpful” and “respectful.”

    A reviewer in Tennessee said their customer service rep “was knowledgeable and thorough. She even followed up.ev” American Residential Warranty is also “consistent with their promises of services” and prices are competitive, according to the reviewer.

    Plans and pricing: American Residential Warranty plans cost from $34.99 per month to $124.99 per month. You can select from Heating & Cooling, Kitchen Plus, Platinum, Platinum Premier and bundle packages with extra coverages.

    • Heating & Cooling: For $39.99 per month, coverage includes HVAC, plus the electrical system and humidifier.
    • Kitchen Plus: For $34.99 per month, coverage includes your range, oven and cooktop, exhaust fan, refrigerator, dishwasher, built-in microwave, water heater, electrical system and garbage disposal.
    • Platinum: For $49.99 per month, this plan combines Kitchen Plus and Heating & Cooling plan coverages.
    • Platinum Premier: For $59.99 per month, this includes everything in the Platinum plan, plus plumbing system and stoppages, refrigerator ice maker, garage door opener, ceiling fans and ductwork.
    • 3-in-1 Bundle: For $109.99 per month, you get everything in Platinum Premier, plus washer and dryer coverage, the Deluxe Advantage package with extra coverages and Ultimate Electronics Protection.
    • 4-in-1 Bundle: For $124.99 per month, you get everything in the 3-in-1 Bundle, plus coverage for sewer and water lines.

    Optional add-ons: You can add coverage for your washer and dryer, well pump, water or sewer lines, ice maker, pool and spa, and electronics. The A/C Advantage add-on covers refrigerants and leaking coils, and the Plumbing Advantage plan adds on to existing plumbing coverage. Other add-ons are available.

    Our pick for easy claims processCinch Home ServicesAUTHORIZED PARTNER
    • Monthly cost: $27.99 per month to $61.99 per month
    • Service fee: $100, $125 or $150
    • Labor guarantee: 180 days
    • Availability: 48 states

    With Cinch Home Services, you can submit a claim through the company's online portal or over the phone 24/7. After you request service, the company sends a professional technician to your house to complete repairs. You can expect Cinch Home Services to contact an independent contractor within two hours after you request service.

    We like that Cinch repairs have a 180-day workmanship guarantee, which is longer than the industry average. Customers can get discounts when they buy new brand-name appliances.

    What reviewers like: Submitting claims “is the easiest thing ever,” according to a reviewer in Virginia. “It was so easy because I don't have to call anybody. I just go online. I submitted a claim on a Sunday night and at 7 AM the following day, I got a call.”

    “Cinch works with you,” according to a reviewer in Louisiana. “They understand everything that you are going through and they're very willing to help.”

    Plans and pricing: Cinch Home Services has three straightforward options: an appliances plan (starting at $27.99 per month), a systems plan (starting at $32.99 per month) and the Complete Home plan (starting at $39.99 per month). Service call fees are $100, $125 or $150. Each plan includes a water sensor to detect leaks and a credit for an air conditioner or water filter.

    • Appliances: This plan covers washers and dryers, cooktops, dishwashers, ovens, ranges and range exhaust hoods, refrigerators, free-standing ice makers, built-in microwaves and trash compactors.
    • Built-in Systems: This plan covers air conditioning (including ductwork), attic and ceiling fans, central vacuums, doorbells, garage door openers, garbage disposals, instant hot/cold water dispenser, toilets, sump pump, water heater, electrical system, heating system, plumbing system, smoke detectors and a whirlpool or jetted tub.
    • Complete Home: With the Complete Home plan, you get everything in the appliances and systems packages, plus a one-time annual reimbursement of up to $500 if you have to pay a deductible on a homeowners insurance claim.

    Optional add-ons: You can add pool, spa, septic system and well pump coverage. The optional Premier Upgrade Package provides up to $1,000 toward typically excluded items for a repair or replacement.

    Our pick for service guaranteesAmerica's 1st Choice Home ClubAUTHORIZED PARTNER
    • Monthly cost: $32.08 per month to $55 per month
    • Service fee: $75, $100 or $125
    • Labor guarantee: Up to three years
    • Availability: 49 states (not Hawaii)

    America’s 1st Choice Home Club has a service guarantee even longer than Cinch's. In fact, it has the longest service guarantee period of any company we’ve seen.

    Clients can request service as often as they need without limits on the number of claims. Requesting frequent service also doesn’t affect your rate. New customers get a five-year guaranteed rate on coverage.

    What reviewers like: Recent positive reviews tend to highlight customer service and value. A reviewer in Connecticut likes the “little extra peace of mind on the new home that we are buying. I also appreciated the professionalism and being able to get me a lower rate than online!”

    A reviewer in Florida appreciated that a rep didn’t try “to sell us more than we needed or wanted and only what was most important to us.”

    Plans and pricing: AFC has four plans, including one just for major systems. The plans cost from $32.08 per month to $55 per month. Service fees are $75, $100 or $125. You can choose to make monthly or yearly payments. A $75 fee may apply if you cancel before your term ends.

    • Systems Plan: This plan includes coverage for your air conditioning and cooler, water heater, ductwork, heating, electrical and plumbing.
    • Silver Plan: The Silver Plan covers your kitchen refrigerator, oven and range, dishwasher, garbage disposal, washer and dryer and garage door opener.
    • Gold Plan: This plan combines coverage from the Systems and Silver plans.
    • Platinum Plan: The Platinum Plan covers everything in the Gold Plan, plus plumbing stoppages, a built-in microwave and an ice maker.

    Optional add-ons: You can add coverage for a sump pump, hot water dispenser, stand-alone freezer, septic system, tankless water heater and pool and spa.

    Our pick for low starting costsHomeServeAUTHORIZED PARTNER
    • Monthly cost: $7.99 per month to $58.33 per month
    • Service fee: $100
    • Labor guarantee: One year
    • Availability: 50 states

    HomeServe makes it easy to get coverage for a few specific items for a relatively low cost. You can find plans starting at $7.99 per month and combo plans with an average price of $58.33 per month. HomeServe offers a convenient app for tracking and scheduling repairs.

    With a plan, homeowners don’t have to worry about finding a contractor, getting multiple bids or paying the final bill. Some plans come with a 90-day repair guarantee. Other repairs are guaranteed for a full year.

    What reviewers like: Highlights from recent positive reviews include affordable premiums and quick response times.

    “Having HomeServe has saved us more than we've spent on the bi-monthly premiums. They have never failed to respond immediately when we call and have only sent really good contractors to unclog a sink, toilet or laundry line,” a reviewer in Kentucky said.

    According to a reviewer in South Carolina, “It's the best program to protect yourself and your household against any home disasters.”

    Plans and pricing: Depending on the coverage you choose, expect to pay anywhere from $7.99 per month to $58.33 per month. Coverage can include the major components of plumbing, heating, cooling and electrical systems.

    • Plumbing plans: Plumbing plans can cover sewer and septic lines, exterior water service lines, interior plumbing and drainage systems.
    • Electrical plans: Electrical plans offer coverage for exterior electrical lines, interior electrical lines and surges.
    • Heating and cooling plans: Heating and cooling plans can cover your heating system, water heater and interior and exterior gas lines.

    Combo plans: HomeServe has multiple combo plans, including the TotalHome Warranty Combo, which covers systems and appliances, and systems-only and appliances-only plans.

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      What is a home warranty?

      A home warranty is a service contract that protects you financially in case a major household system or appliance breaks down from normal use and is no longer under manufacturer warranty. A home warranty covers repair and replacement expenses after you pay a service call fee (established in the contract) for a contractor to visit your home and diagnose the problem.

      Your contract may cover systems, appliances or both. This includes heating, air conditioning, plumbing, ductwork, the electrical system, kitchen refrigerators, washers, dryers, built-in microwaves, dishwashers, ovens, septic tanks, garbage disposals and water heaters.

      You can buy a home warranty at any time.

      Home warranty costs vary by provider and plan type, but you can expect to pay around $50 per month for comprehensive coverage. You can purchase a home warranty plan at any point, whether you are buying, selling or have lived in your house for years. Keep in mind that contracts often require you to use technicians chosen by the home warranty company.

      “Understand that by cutting your cost, it's not gonna be as convenient as picking up the phone and calling the guy that you've worked with for all these years that's gonna come and just fix it and then charge you $1,500 and then walk away,” one American Home Shield reviewer explained.

      “Granted, you're saving 600, $700 at the end of the day, but you're adding on several days waiting for a part 'cause they gotta order it through American Home Shield. Then you gotta wait for the clearance. Once they get the part, they reschedule you and then they come out.”

      Compare home warranty companies

      Below, we compare our picks for the top home warranty providers on available coverage and annual costs. If you're having trouble deciding between home warranty companies, check out our comparison resources to help make your choice easier.

      Covered systemsCovered appliancesRoof leak add-onAnnual cost*
      American Home Shield149$359.88 to $839.88
      Choice Home Warranty88$532 to $627
      Select Home Warranty99$588 to $660
      American Residential Warranty88$394.88 to $1,424.99
      Cinch Home Services1012$335.88 to $743.88
      America’s 1st Choice Home Club78$330 to $550
      HomeServe88$95.88 to $699.96
      Covered systems148981078
      Covered appliances148981078
      Roof leak add-on
      Annual cost*$359.88 to $839.88$532 to $627$588 to $660$394.88 to $1,424.99$335.88 to $743.88$330 to $550$95.88 to $699.96

      *All prices are based on a quote for a house of less than 5,000 square feet in Austin, Texas. Information is accurate as of time of publishing.

      Compare home warranty companies side by side

      Many companies offer home warranty plans to protect household items, making it a difficult purchasing decision for the consumer. We did the work to compare these providers side by side, researching coverage, prices, service call fees, contract terms and feedback from customers. If you're having trouble deciding between home warranty companies, check out our resources to help make your choice easier.

      View all comparisons

      Find companies near you

      If you're looking for the best home warranty coverage in your state, check out our local guides. We searched for the best home warranty companies in each state to help you find the right match for your needs.

      How to choose a home warranty plan

      To find the best home warranty company for you, look for one you trust that has a plan that covers the home systems and appliances you consider essential.

      If you're buying a home warranty, here are three tips for comparing coverage and finding the right plan:

      1. Take inventory to determine coverage needs.

      Many home warranty providers offer three primary types of plans: appliances, home systems and combination plans. An appliance plan covers items like your dishwasher and refrigerator. A home system plan covers a home’s plumbing, electrical and other systems. A combination plan covers your home appliances and systems.

      Some companies have add-on options for things that don’t typically fall under these three categories, such as swimming pools and roof leaks. Most customers opt for a combination plan, but some prefer coverage for appliances or systems only.

      There are different types of home warranties for buyers and sellers. For example, a homebuilders warranty is for newly constructed homes and covers more than a typical plan. If most of your home appliances are new and still covered under a manufacturer warranty, you may want to opt for a systems-only plan.

      2. Compare quotes to find a plan in your budget.

      Providers generally charge from $25 to $50 a month for a home warranty. If cost is a significant factor for you, shop around for the best deal and consider choosing less coverage or a higher service call fee to reduce the price. You can save money if you get a warranty that only has coverage for the items that need it.

      Be sure to get quotes from multiple companies — some home warranty companies may offer price matching. As you research, we recommend comparing:

      • Monthly and yearly costs
      • Service call fee options
      • Plan options
      • Number of covered systems and appliances
      • Available add-on coverages
      • Waiting periods
      • Service recall period (the length of time a warranty company guarantees a repair)
      • Coverage limits

      Warranty plans come with a cost, but paying a monthly premium could be much less expensive than paying hundreds or thousands of dollars out of pocket for a system or appliance repair or replacement.

      3. Read reviews and sample contracts. 

      Systems and appliances of any age qualify for coverage.

      Not all home warranty companies are created equal. After analyzing 1-star reviews about multiple providers, we noticed some commonalities between many of the poorly rated companies, including patterns of denying claims, misleading or aggressive marketing tactics, hidden fees and service delays.

      Always read a home warranty contract thoroughly before you sign. Look for details about coverage, exclusions and limits.

      • Understand what’s covered: Your contract should list what items, parts and situations it covers.
      • Look for exclusions: A “covered” appliance or system may only be covered for certain parts. A contract will list exclusions under each covered item or under a separate section. Make sure you understand what components of each system or appliance qualify for repair and replacement after a breakdown.
      • Check coverage limits: Providers have annual payout limits or per-item caps. Check the contract for these maximum amounts. You are expected to pay out of pocket for expenses that exceed the dollar limit listed in the contract.

      For more advice, read about questions to ask a provider before purchasing a plan.

      Home warranty FAQ

      How does a home warranty work?
      A home warranty policy covers the cost to repair or replace specific systems and appliances that break down from wear and tear. Providers charge customers a monthly or annual premium in exchange for coverage.

      Once you buy a plan, there’s usually a waiting period — often 30 days — before it goes into effect. The provider might waive this period if you are changing from a different home warranty provider and haven’t had a lapse in coverage or you are purchasing a policy as part of a real estate transaction.

      When you make a claim, you pay a service call fee for the home warranty company to send a licensed contractor to your home and diagnose the problem. As long as the issue is covered, the company pays for the proper repair or replacement.

      Proper system and appliance maintenance are typically required to keep coverage. A claim will likely be denied if the problem results from a preexisting issue or lack of upkeep. For more information, read about home warranty plans and coverage.

      On average, home warranty costs are between $25 and $50 a month, or $300 to $600 annually. Combo plans average about $50 per month. Depending on the coverage you choose, you may pay a little more or a little less. You might get a discount if you pay in full upfront or opt for a multiyear plan. In addition to your premium, you pay a service call fee any time you make a claim and the company sends a service technician to your home to diagnose an issue. Service call fees range from $60 to $125 per visit.
      There are several differences between home warranties and home insurance. If you have a mortgage, homeowners insurance is likely required. A warranty is not mandatory for homeowners, but it helps pay for expensive home repairs.

      A home warranty is a service contract that covers repairs or replacements of household systems and appliances that break down from routine use. People occasionally refer to a home warranty as “home appliance insurance,” but this is somewhat of a misnomer; even the best home insurance policies won’t pay to repair or replace appliances if the damage is caused by wear and tear — that’s what a warranty is for.

      Homeowners insurance covers structural damage to your home and loss of your property caused by lightning, fire, smoke, hail, vandalism, theft and other perils. It also covers the policyholder’s liability if they are responsible for an injury on the property. Unlike homeowners insurance, a warranty does not cover damages caused by these events; it only covers breakdowns resulting from normal use.

      No. If a warranty is wrapped into the purchase of your home, it will be included in closing costs. However, whether it's a part of the buyer’s or the seller's costs depends on your purchase contract and your local regulations.
      Every state has some state-level regulations and requirements home warranty companies must follow. In some states, the insurance commissioner is the regulating authority; in other states, the real estate commission or another agency governs home warranty regulations.

      These types of regulating authorities help protect consumers from fraud and mistreatment by monitoring companies and giving residents a way to file complaints when necessary.

      Most home warranty contracts last 12 months. Each year, you have the option to renew coverage. If you decide to buy a new home warranty, be sure to read the contract’s terms and coverage exclusions. Most home warranties take effect after 30 days, with exceptions for contracts purchased as part of a real estate transaction.
      While a home warranty isn’t required by law, it’s often a smart idea to have one. It’s especially helpful in the following situations:
      • You own an older home: Older homes often have older appliances and systems. A warranty helps you keep your vintage charmer in working order.
      • You’re buying or selling a home: Buyers, sellers, real estate agents and current homeowners are all eligible to buy a home warranty. In many areas, it’s customary for the seller or real estate agent to package a home warranty in the purchase price as an added benefit to the buyer. This can be particularly attractive for first-time homebuyers or people purchasing older homes that are more likely to need repairs.
      • You don’t have a large savings account: If you don’t have a rainy day fund set aside for unexpected expenses — like when your air conditioner goes out or your dishwasher calls it quits — a home warranty helps protect you financially for a relatively affordable monthly premium.
      • You’re not handy: Those who have not owned a home before or are unfamiliar with the maintenance of major systems and home appliances should consider how much a plan covers and how much work they are willing and able to take on themselves. Many industry professionals recommend that new homeowners choose a more comprehensive plan that helps them acclimate to the responsibilities of owning a home.
      • You own a rental property: Landlords benefit greatly from the security of a warranty. You’re protected against unexpected costs when major systems or appliances malfunction, and you can budget the warranty price into your overall expenses and adjust your rental fees to cover the cost.

      Methodology

      We started with a list of the 24 home warranty companies on this guide. To narrow it down, we first eliminated those with overall satisfaction ratings below 3.5 stars (as of Oct. 13, 2021).

      The ConsumerAffairs Research Team compared the 16 remaining companies on multiple factors, including:

      • Plan cost: We gave preference to companies with average or below-average premiums and fees.
      • Availability: We gave preference to companies that provide service nationwide.
      • Coverage options: We gave preference to companies that offer multiple plans.

      To dig a little deeper, the ConsumerAffairs Research Team analyzed more than 36,000 reviews submitted by verified home warranty customers over the past year (Oct. 13, 2020, through Oct. 13, 2021).

      We used this review data to ultimately select the top seven home warranty companies. Five-star review data also informed some of our top-pick recommendations as well. For example, Cinch Home Services is our pick for “easy claims process” because our research team observed a higher-than-average frequency of 5-star reviews mentioning this topic.

      To make our final rankings, we scored companies based on their percentage of 5-star reviews and the difference between the number of 5-star and 1-star reviews.

      Not sure how to choose?

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        Home warranty reviews

        by Michele Lerner Mortgage & Real Estate Contributing Editor

        Michele Lerner, author of “HOMEBUYING: Tough Times, First Time, Any Time”, has been writing about personal finance and real estate for more than two decades. Michele writes for regional, national and international publications in print and online for a variety of audiences including consumers, real estate investors, business owners and real estate professionals.

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