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Best Home Warranty Companies

Profile picture of Michele Lerner
by Michele Lerner

Mortgage & Real Estate Contributing Editor

Updated on 03/02/2018

A home warranty is a service contract that helps homeowners cover costly, unexpected repairs on home systems and appliances that break down due to normal wear and tear. 

Many home sellers and real estate agents buy a home warranty as a buyer’s incentive. Owners of existing homes can purchase a home warranty to cover items such as heating and air conditioning systems, plumbing and electrical systems and appliances. Home warranties can provide peace of mind for homeowners. Home warranty companies have been providing repair and replacement services to consumers since the 1970s.

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    Compare Reviews for Top Home Warranty Companies

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    American Home Shield
    Read 23396 Reviews

    American Home Shield offers plans to cover all major systems and/or major appliances. Consumers can design their own plan and add coverage to extra items, like pools and spas. The claims department is available 24/7.

    Choice Home Warranty
    Read 11935 Reviews

    Choice Home Warranty offers comprehensive home warranty service plans to customers across the United States. They provide solutions for a small service fee and provide a team of representatives to each customer.

    First American Home Warranty
    Read 4171 Reviews

    First American has been a home warranty industry leader for over 30 years and has a large network of contractors to help customers address their home repair needs.

    Select Home Warranty
    Read 2584 Reviews

    Select Home Warranty provides home warranty service plans that cover home repairs. They have a wide range of options to choose from and offer customizable plans.

    Home Warranty of America
    Read 1472 Reviews

    Home Warranty of America, Inc. has been in business for over 20 years and sells home warranties for homeowners, home sellers and real estate professionals. They offer multiple coverage options.

    2-10 Home Buyers Warranty
    Read 1528 Reviews

    Since 1980 2-10 Home Buyers Warranty has offered home warranties and service contracts to over 5.5 million homes. The company partners with homebuilders, service contractors and real estate agents to offer homebuyers coverage.

    TotalProtect Home Warranty
    Read 2433 Reviews

    TotalProtect Home Warranty has been in business since 1980 and has built a network of over 40,000 service providers across the country. The company guarantees all work performed as part of a service plan for 180 days.

    HMS Home Warranty
    Read 1725 Reviews

    HMS National has helped millions of homeowners in the 30 years they've been in business. They are a member of the Cross Country Home Services, which specializes in service and customer support.

    American Residential Warranty
    Read 481 Reviews

    American Residential Warranties offers warranty plans that cover a wide variety of home appliances and systems. Consumers can choose a plan that fits their needs and are not locked in to a contract.

    Landmark Home Warranty
    Read 1346 Reviews

    Landmark provides coverage for a wide variety of home and household appliance repairs. They currently serve customers in Arizona, Idaho, Nevada, Oregon, Texas and Utah, and the company plans to expand nationwide.

    Total Home Protection
    Read 263 Reviews

    Total Home Protection provides three service plans, as well as extra optional coverages, to fit consumers’ needs. All THP technicians are pre-screened, licensed and insured. Claims professionals are available 24/7.

    OneGuard Home Warranties
    Read 203 Reviews

    For almost 30 years, OneGuard has utilized a large network of contractors to offer a variety of hassle-free home repair & maintenance services at affordable prices in Arizona, Nevada and Texas.

    America's 1st Choice Home Club
    Read 440 Reviews

    America's 1st Choice Home Club provides extended home protection plans to protect homeowners against unforeseen home repairs costs. The company offers three plans to fit consumers’ needs and has a 24/7 claims center.

    Secure Home Warranty
    Read 476 Reviews

    Secure Home Warranty offers multiple warranty programs to fit your specific needs. The company will work with customers to cover only what is necessary and they have no requirements for home inspection.

    Cross Country Home Services
    Read 74 Reviews

    Based in Ft. Lauderdale, Florida, Cross Country Home Services is a home warranty and real estate services provider. The company partners with TotalProtect to offer services from over 40,000 providers across the United States.

    American Home Guard
    Read 202 Reviews

    American Home Guard offers plans to cover all major systems, major appliances, or a combination of both. Optional coverage available, and claims hotline is available 24/7 by phone or online.

    Old Republic Home Protection
    Read 618 Reviews

    Old Republic Home Protection offers customers comprehensive protection on a variety of home repairs. It was founded in 1974 in California and now offers home warranty and service plans to consumers nationwide.

    The Home Service Club
    Read 151 Reviews

    The Home Service Club services customers in 48 states and their core focus is home warranty plans. They have a dedicated staff and local service providers and guarantee their service work.

    Home Security America
    Read 170 Reviews

    Home Security America offers more than 30 years of home warranty expertise. The company is dedicated to service excellence and prides themselves on their friendly customer service representatives.

    Assurant Service Protection Advantage
    Read 208 Reviews

    Assurant Solutions has helped people protect their finances through offering extended warranty and other protection plan solutions for products like cars, cell phones, appliances, computers and more.

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    Profile picture of Michele Lerner
    Michele Lerner

    Mortgage & Real Estate Contributing Editor

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    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.

    Common questions about home warranty service contracts

    What does a home warranty cover?

    What's covered by your home warranty will vary based on your location and the level of coverage you choose. All home warranty plans are different, but most providers offer coverage for heating and electrical systems, plumbing stoppage, water heaters, ductwork, refrigerators, dishwashers and even ceiling fans. You can add additional coverage to your plan for items like pools and spas, well pumps, septic pumps and stand-alone freezers. Here are some tips for choosing a home warranty plan that fits your needs and budget:

    • Read the plan: Before purchasing a home warranty policy or relying on one, read the details so you understand which appliances and systems are covered. For example, a basic plan might cover your heating system but not your air conditioning unit. On the other hand, you don't want to pay for coverage you won't use. If you've recently updated your appliances, you may want to opt for a systems-only plan. Some providers, like American Home Shield, allow you to build your own plan–which might make sense for some homeowners.
    • Check for coverage limits: Every home warranty company limits their coverage for specific systems and appliances to a maximum of $500, $1000 or $1500, which may not fully pay for a replacement if one is needed. Ask about the limits before purchasing a warranty.
    • Opt for extra coverage when necessary: If you want to have your garage door opener, central vacuum system or septic system covered by a home warranty, you may have to pay for enhanced or optional coverage. Before choosing a home warranty provider, make sure they offer coverage for any special or unusual home items you want to protect.

    How much does a home warranty cost?

    The average cost of a home warranty service contract ranges between $350 to $600 per year. The cost will vary depending on your state and the level of coverage you choose. To decide if a home warranty is worth it, first estimate the cost of repairing or replacing your appliances and systems, then compare that to the annual cost of a home warranty plus the service fees.

    • Trade service call fees: A trade service call fee is the amount due to the contractor when they visit your home. Service fees vary according to the home warranty provider and plan you choose, but average $60 to $100 per service call. Find out if you’re charged a fee for repeat visits for the same problem.
    • Available discounts: Some home warranty companies, like Select Home Warranty, offer discounts for customers who opt for multiple year coverage. If you plan on renewing your home warranty, talk to your provider about any discounts that might be available when you sign up.

    Are home warranties worth it?

    When appliances like your refrigerator, water heater or air conditioning unit break down from normal wear and tear, homeowner’s insurance probably won’t cover repair or replacement. If your appliance is old enough to have passed its manufacturer warranty, you’ll be covering repair or replacement out of pocket. You can avoid this scenario by purchasing a home warranty before the problem occurs.

    • It depends on the age of your home: If you’re in a brand new home, a manufacturer’s warranty on your new appliances will cover you for a year or longer. And if you have both a home warranty and a manufacturer’s warranty at the same time, the manufacturer’s warranty will pay for the repairs, not the home warranty. But if you’re in an older home, with older appliances, those appliances might soon fail. A 15-year-old refrigerator is probably on its way out, and unless you’ve got the cash to pay for a new one, a home warranty might be a wise investment.
    • It depends on which items you want to cover: Home warranty companies set their own rules about which appliances they will and won’t cover, as well as how much money they’ll supply for repairs or replacements. A new AC unit might cost $4,000, but a home warranty company might only cover $2,000 of that. Most home warranty companies offer a variety of coverage plans, so shop around and find coverage based on the appliances you’re most concerned about.

    What's the difference between a home warranty vs. home insurance?

    Homeowner’s insurance is vital for the protection of your house; in fact, homeowners insurance is required by most lenders if you take out a mortgage loan to finance your home. A home insurance policy only protects your house from damage or loss caused by specific events like theft, fire, natural disasters or vandalism. So, if your fridge is destroyed in a fire, homeowners insurance will replace it; if it finally breaks down after years of use, your home insurance won’t cover it. A home warranty is a service contract that can supplement your insurance, depending on what you need.

      Can I choose my home warranty service provider?

      Most home warranty companies require the use of their service providers to make sure the work is completed appropriately and for a reasonable fee. Many homeowners appreciate this perk because it relieves them of the burden of finding someone qualified.

      Don't expect to be reimbursed for work you do yourself or for expenses incurred if you hire your own contractor. Make sure you’re comfortable with the contractors the company will employ by asking yourself the following questions:

      • Are the service providers licensed?: Read the fine print of the home warranty to find out whether the company requires contractors to be licensed, bonded and insured. Also ask how the company screens potential contractors and how they’ll communicate with you about the service providers who will be in your home.
      • How will the company handle a complaint?: If you’re unhappy with the service you receive, find out if the company will send out a different contractor and whether or not you’ll be charged an additional service fee. Check to see if the warranty company evaluates customer satisfaction with their service providers.

      Why are some home warranty claims denied?

      A home warranty may not pay repair costs for all covered appliances and systems. Be aware of the circumstances under which the home warranty company can deny payment.

      • Improper installation or maintenance: Home warranties only cover working appliances and systems, so if there’s evidence that your sump pump was installed incorrectly or your water heater was not properly maintained, the repair payment could be denied.
      • Unusual wear and tear: Items that are normally covered by a home warranty policy, such as a whirlpool tub, may not be covered if your tub shows signs of being improperly used.
      • Code violations and permits: If the components of your heating or electrical systems don’t meet local building codes, the warranty company won’t necessarily repair them. Most companies will not complete work if a permit is needed, and only a few warranty companies pay permit fees.

      Types of home warranties

      Homeowner Warranty

      Homeowners who are not listing their home for sale or who purchased their home more than 90 days before applying for the warranty can purchase a Homeowner Warranty. Sometimes these warranties do not go into effect for 30 days.

      Seller Home Warranty

      Those selling their home can purchase a Seller Home Warranty during the time the property is listed for sale. The warranty becomes effective as soon as it’s paid for and covers the property during the listing. This plan can be transferred to the buyer at the closing.

      Buyer Conversion Warranty

      Buyer Conversion Warranties are warranties purchased by the seller and transferred to the buyer immediately on the day of the closing. These can help motivate a buyer to purchase one home over another.

      Buyer Direct Warranty

      A Buyer Direct Home Warranty is a warranty purchased by the buyer or by the buyer’s real estate agent that becomes effective on the day of the closing. The buyer can purchase this type of warranty up to 90 days after a closing.

      Renewal Warranty Contract

      Most home warranties are effective for one year and are renewable. A Renewal Warranty Contract is a home warranty policy that has been renewed.

      Who should buy a home warranty?

      First-time homebuyers

      First-time buyers often feel anxious about the challenges of owning a home, and many have limited funds for emergencies. Instead of worrying about how to pay for a $6,000 heat pump replacement or how to find a reliable contractor, first-time homebuyers can spend a few hundred dollars on a home warranty for protection.

      Home sellers

      Sellers or their real estate agents often purchase a home warranty that covers the house while it’s listed and then covers the buyers for their first year of ownership. A home warranty can be an extra incentive for potential buyers and makes it easier on the owners if something breaks when they’re selling the property.

      Owners of older homes

      Home warranties are available to homeowners at any time, not just when a real estate transaction takes place, so you may want to purchase one to reduce potential repair expenses. If your home and your appliances are 10 to 15 years old, a warranty can save you money on repairs and contribute to replacement costs.

      Real estate agents

      Real estate agents, whether they’re representing buyers or sellers, sometimes choose to purchase a home warranty as a courtesy for their clients. If you’re a listing agent you can get some peace of mind that your client will easily be able to fix any issues that crop up while the home is on the market. If you represent buyers, a warranty can help you clinch the sale by relieving any anxiety about repair bills.

      Rental property owners

      Those who own homes that they rent to tenants for a profit can greatly benefit from the security of a home warranty. They can budget the warranty price into their overall expenses and adjust their rental fees to cover the cost. They’ll then be protected against unexpected costs when major systems or appliances malfunction. Only select companies offer warranties for rental properties.

      Expert reviews for home warranty companies

      Select Home Warranty

      Headquartered in New Jersey, Select Home Warranty offers three simple home warranty plans to fit every homeowner’s needs and budget. The company has a network of more than 10,000 local contractors available to provide fast, quality service to their customers.

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      Choice Home Warranty

      Choice Home Warranty, based in New Jersey, offers two levels of warranty coverage. The company provides a dedicated team of 2 or 3 individuals to handle your service request.

      Read More
      American Home Shield

      American Home Shield (AHS) was founded in 1971 and is part of the ServiceMaster family of companies. AHS provides warranty coverage to 1.7 million customers across the United States, and the company has paid out $2 billion in home warranty claims since 2013. The company offers customizable plans to meet most consumers’ needs and budgets.

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      First American Home Warranty

      First American Home Warranty was founded in 1984. The company is part of the First American family of businesses, which have a long history of financial stability. The company offers different coverage plans depending on the home’s location. Consumers can see details and get quotes online.

      Read More
      Landmark Home Warranty

      Landmark Home Warranty, headquartered in Riverton, Utah, was established in 2004. The company currently serves customers in Arizona, Idaho, Nevada, Oregon, Texas and Utah, and it plans to expand nationwide in the future. Landmark offers several plan choices as well as additional coverage so consumers can select the protection they need.

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      TotalProtect Home Warranty

      TotalProtect Home Warranty, headquartered in Sunrise, Florida, is part of the Cross Country Home Services, Inc. family of home-related companies, which has been in business since 1980. TotalProtect offers three different plan options, so consumers can select which systems or appliances they want covered.

      Read More
      HMS Home Warranty

      HMS Home Warranty, a member of Cross Country Home Services, has been providing home warranties for more than 30 years in the 48 contiguous states and the District of Columbia. The company has special tools to help real estate agents who must manage multiple home warranties.

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      2-10 Home Buyers Warranty

      2-10 Home Buyers Warranty (2-10 HBW) has been in business for more than 35 years and is the only company that provides a 10 year insurance-backed structural warranty for new construction and a Home Warranty Service Agreement protecting the home’s major systems and appliances. Based in Denver, the company has protected more than 5.5 million homes.

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      Total Home Protection

      Total Home Protection (THP) provides warranty plans for homeowners, real estate agents and home sellers. THP offers two plans as well as additional coverage so homeowners can choose the protection they need.

      Read More
      America's 1st Choice Home Club

      America's 1st Choice Home Club offers policyholders peace of mind with complete home protection options. Consumers can choose from three plans to get protection that meets their needs and budget, and the company offers several additional benefits to add value to their warranties.

      Read More
      American Residential Warranty

      American Residential Warranty (ARW) sells home warranties, home security systems and more to give homeowners piece of mind about paying for costly repairs or damage. The company serves all 50 states and is headquartered in Florida.

      Read More
      Home Warranty of America

      Home Warranty of America, Inc. (HWA) sells home warranties to protect owners from unexpected and expensive repairs. HWA was founded in 1996 and is headquartered in Illinois.

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      Cross Country Home Services

      In business since 1994, Cross Country Home Services offers home warranty, repair and maintenance services nationwide to over 75 million customers. The company also offers broker services to real estate offices.

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      American Home Guard

      American Home Guard is a home warranty company that offers three levels of protection for homeowners, depending on their needs. They sell plans to homeowners, home sellers and realtors. With a national network of service providers, American Home Guard is capable of having a technician sent to your home fast so your problem is solved in less than 24 hours. Their services include warranties for major home appliances, major home systems and a combination of both major appliances and major systems.

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      Secure Home Warranty

      Secure Home Warranty offers homeowners a variety of warranty programs to help provide assistance and peace of mind in case of unexpected home issues. This company also works with rental property owners and those individuals in the stages of buying and selling.

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      The Home Service Club

      The Home Service Club (HSC) offers home warranty plans in 48 states and prides itself on offering innovative services such as allowing consumers to monitor a repair status by logging into their own online account.

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      365 Home Warranty

      365 Home Warranty has three plans homeowners can choose from depending on what they need covered. Their basic plan covers most home appliances, while the standard plan covers appliances and additional systems such as duct work, heating, cooling, electrical, hot water heater, plumbing and whirlpool bathtubs. The premium plan includes everything in the standard plan with the addition of roadside assistance. Additional coverages including, but not limited to, in-ground pool and/or spa, lawn sprinkler system, wine refrigerator or TV protection can be added on to any plan during checkout.

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      American General Warranty

      American General Warranty is a leading home warranty company that provides coverage for homeowners. They focus on customer service with 24/7 support and clear coverage plans.

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      Delta Home Protect

      Delta Home Protect offers homeowners extended warranty coverage that covers most home appliances and systems for homeowners in 46 states. Customers can call Delta Home Protect anytime, day or night, to set up service repair appointments. Requests are dispatched within 24 hours of scheduling.

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      HomeServe USA

      HomeServe USA provides home repair service plans to help homeowners with domestic emergencies, whether they are plumbing, heating, cooling or electrical in nature. The plans are the equivalent of car roadside assistance, and aim to give consumers peace of mind and save them money.

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      Old Republic Home Protection

      Old Republic Home Protection has been in business for more than 40 years. Founded in 1974 as Dependable Home Warranty, which provided services only in California, the company joined Old Republic International in 1982 and has been expanding the number of states it serves annually.

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      Fidelity National Home Warranty

      Fidelity National Home Warranty sells home warranties to both home buyers and home sellers. With a history of superior customer service dating back to 1978, Fidelity National Home Warranty services Arizona, California, Colorado, Florida, Georgia, Idaho, Illinois, Indiana, Kentucky, Missouri, Nevada, Oregon, Texas, Utah and Washington.

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      Compare Reviews for Top Home Warranty Companies

      HomeServe USA
      Read 17 Reviews

      HomeServe USA, established in 2003, is a private provider of home repair service plans that protect homeowners financially in case of unexpected home repair costs. The company's repair hotline is staffed 24/7.

      365 Home Warranty
      Read 30 Reviews

      365 Home Warranty offers home protection coverage nationwide on basic systems and appliances. 365 has three plans to choose from based on your coverage needs, and only employs top of the line contractors.

      American General Warranty
      Read 9 Reviews

      A leader in the home warranty industry, American General Warranty offers consumers customizable warranties for the coverage they need. American General Warranty offers 24/7 customer request support.

      Allied Home Warranty
      Read 21 Reviews

      Allied Home Warranty was founded in 2004 and offers a wide variety of plans for homeowners, homebuyers, builders and realtors. They have customizable plans and a large customer service team.

      American Home Guardian
      Read 14 Reviews

      American Home Guardian provides cost effective home warranty plans for homeowners and partners with many real estate professionals, contractors and suppliers.

      Delta Home Protect
      Read 190 Reviews

      Delta Home Protect offers a one-year service agreement through four different home warranty plans. These four plans include a combo plan, a services plan, an appliance plan and a systems plan.

      Nationwide Home Warranty
      Read 149 Reviews

      Nationwide Home Warranty provides basic coverage for their customers and also offers discounts on customized plans that can help reduce the cost of insurance.

      Fidelity National Home Warranty
      Read 7 Reviews

      Fidelity National Home Warranties help cover and insure your home appliances and systems. Warranty rates vary across states, and you have multiple coverage options. Coverage begins 30 days after you purchase your warranty.

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