Home warranties help cover the cost of repairs and replacements for your home’s major systems and appliances. Our research team compared dozens of companies and chose our top seven home warranty picks based on plan options, customer reviews, coverage limits and price. Based on our analysis, Cinch Home Services, American Home Shield and Regency Total Warranty are some of the best home warranty companies in the U.S.
Read our full methodology for details on how we selected the best home warranty companies. Our picks may be Authorized Partners that compensate us, but this does not affect our recommendations or evaluations. Our publishing policy ensures that the journalistic content and user reviews on ConsumerAffairs remain independent of commercial influences.
Cinch Home Services is our pick for the best overall home warranty company in 2025. American Home Shield wins for best value, and Regency Total Warranty is best for claims handling.
Jump to insightThe average annual cost for a home warranty is about $684 as of June 2025.
Jump to insightA home warranty can be worth it if you have an older home, are buying or selling a house or don’t have a big savings account.
Jump to insightHome warranties only cover systems and appliances, so don’t expect coverage for all your household items (e.g., furniture, art).
Jump to insight| Company | Customer rating | Our pick for | Monthly starting cost | Service fee(s) | |
|---|---|---|---|---|---|
 | 4.1
11,824 reviews
11,824 reviews
| Best overall | $38.99 | $100, $125 or $150 | Get a Quote |
 | 3.8
106,157 reviews
106,157 reviews
| Best value | $29.99 | $100 or $125 | Get a Quote |
 | 4.0
1,794 reviews
1,794 reviews
| Claims handling | $50 | $100 or $125 | Learn more |
 | 4.0
69,116 reviews
69,116 reviews
| Coverage variety | $46.83 | $100 | Get a Quote |
 | 4.8
795 reviews
795 reviews
| Best technicians | $39.99 | $60 to $100 | Learn more |
 | 4.2
8,709 reviews
8,709 reviews
| Quick service | $42 | $100 or $125 | Get a Quote |
 | 3.6
15,119 reviews
15,119 reviews
| Roof coverage | $60.42 | $75 to $100 | Get a Quote |
Jump into our guides and start learning
Keeping essential household appliances and systems in working order can be expensive and cause major headaches, but a home warranty can save you money on repairs when these systems or appliances break down.
All home warranty companies come with a monthly premium and a service fee for repairs, but each offers varying tiers of coverage options, pricing structures and exclusions. In this guide, learn more about how home warranties work, what they cover and how to choose the best home warranty company for your needs.
It’s important to choose the right home warranty company and plan for your home. Service contracts can be confusing, but below are some tips for finding the right coverage.
» LEARN: How to find a remodeling contractor
As of publishing, home warranties typically cost between $30 and $90 a month, according to quotes we received from 22 companies. The average yearly cost is about $684.
Premium plans average around $60 per month. You pay a service call fee (similar to a per-claim deductible) for a technician to visit your home and diagnose the problem. Today’s providers typically charge anywhere from $50 to $150 per visit, depending on your plan and location.
Paying annually, signing a multiyear contract and taking advantage of promotions can reduce overall costs.
Your costs depend on the plan you choose and any add-on coverages. Basic plans covering fewer systems and appliances cost less, while comprehensive plans that cover both systems and appliances have a higher price tag. Prices will also vary depending on where you live, as the cost of labor and materials differs by region.
» COMPARE: Best cheap home warranties
Home warranties are often worth it — it just depends on your specific circumstances. Many homeowners appreciate their warranty plans simply for the peace of mind, but not everyone has a chance to actually use their coverage. Your finances, the condition of your home and the age of your appliances all impact your likelihood of making a warranty claim.
If any of your appliances or systems are near the halfway point of their lifespan, you might want a home warranty. Most major appliances last 9 to 12 years, and many HVAC systems start aging out after just 5 years of use.
If all of the home appliances are very old, a house can become a ‘money pit’ where one appliance after another needs to be replaced. ”
Buyers, sellers, real estate agents and current homeowners are all eligible to buy a home warranty. In some areas, it’s common for the seller or real estate agent to package a home warranty into the purchase price. If you’re a first-time homebuyer and aren’t familiar with repairing home systems and appliances, a home warranty may be especially worth it. If you have a rental property, a home warranty protects you against unexpected costs when major systems or appliances malfunction.
The Consumer Financial Protection Bureau's Home Loan Toolkit stresses reserving funds for repairs and maintenance, often estimating 1% to 3% of a home's value per year. On a $375,000 home, that translates to $3,750 to $11,250 set aside annually. That’s far more than the typical $300 to $900 home warranty annual premium, plus two or three $100 service fees.
A home warranty may not be worth it if:
Financial peace of mind is great, but there are some potential downsides to consider. Most importantly, you have to weigh the cost of coverage versus your potential savings over time.
Home warranty plans cover specific home appliances and systems. Providers differ slightly in their coverage, but systems plans generally cover electrical, HVAC, plumbing, water heater and ductwork. Appliance coverage typically includes washers, dryers and kitchen appliances (e.g., your dishwasher, refrigerator, oven/range/cooktop, garbage disposal and built-in microwave).
Add-on coverage is usually available for an extra fee. Usually, you can add the following to any base plan:
Home warranty providers won’t cover an appliance or system with a known preexisting condition; anything where the damage is cosmetic, such as a dent or scratch; an improperly installed appliance or system; an appliance or system that’s been modified with third-party components; or anything that’s currently under another warranty.
Keep in mind that even when an item is covered, there are exclusions in all home warranty plans that may lead to the company denying your claim. Specific components of a covered item might also be excluded. Additionally, most contracts include a per-item payout cap (often around $3,000), so costs above that limit become your responsibility.
A home warranty is technically a service contract agreement — a plan that covers the cost to repair or replace major systems and appliances that break down from normal use. Plans are designed to protect you financially when things like your plumbing or refrigerator break down and are no longer covered under a manufacturer's warranty.
Every state has some state-level regulations and requirements that 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.
The 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 or if you previously had coverage.
Home warranties and homeowners insurance serve different purposes. Homeowners insurance covers situations where your home or belongings are damaged or lost due to fire, vandalism or theft. A home warranty doesn’t replace homeowners insurance but provides an extra layer of financial protection.
A major red flag on a home warranty is an unclear or vague service contract, particularly regarding exclusions, coverage limits and claim procedures. Other warning signs include high-pressure sales tactics, difficulties reaching customer service, numerous negative reviews and hidden fees. Here's a more detailed look at red flags to watch out for:
We asked experts for their insights into the advantages and financial benefits of home warranties.
Carlos Martín
Director, Remodeling Futures Program, Harvard University
Everything in your home will eventually need repair or replacement, including the home itself. The length of each product’s lifetime depends on a range of factors—the way we traditionally build in the U.S., the quality of the materials installed, the amount you use the appliances and systems, the care and maintenance you put in, and even the environmental conditions in which your home is located. For example, homes in places with increasing summer temperatures are likely to keep their air-conditioning running continuously. However, the roof, external paint and siding, and internal humidity could also be subject to rough conditions that force a replacement far quicker than if they were located in another area of the country.
Generally, the rule of thumb is that appliances will last 10-15 years before they need replacing; equipment like water heaters and fixtures, roofs, external walls, and HVAC systems will last 15-30 years; and core structural components, plumbing systems, and electrical systems should last 30-50 years—assuming proper maintenance and standard operations. While items like appliances need to be replaced more frequently, the big home systems will cost a lot more when they fail. So, consumers should consider how long they intend to be in a home, how frequently they want to replace items for aesthetic or functional reasons beyond operational performance, and how much attention they want to put into maintenance when picking coverage plans.
Ben Bigelow
Associate professor and director, Lemon Construction Science Division, University of OklahomaNone of a home’s systems are “prone” to fail. It really just depends on variables like how old they are, whether they are from a reputable manufacturer, and how well they have been cared for (or not) over their lifetime. My home is 22 years old, and I’ve been in it for 7 years. It has been fairly well cared for, still has the original water heater (one small problem, a simple sensor replacement) and has the original HVAC system (it has had basic servicing done a few times over its lifetime). The kitchen appliances were replaced when the previous owner did a remodel, and, unfortunately, they suck! However, that has more to do with the brand, which will remain nameless, than anything else. So, if I’m considering a coverage plan for my home, I’m primarily considering who made the appliances and how old they are.
Read their bioYi Liu
Assistant professor, finance, St. John Fisher UniversityHomeowners should consider setting up a dedicated emergency fund for home repairs. It’s generally recommended to save 1% to 3% of your home’s value each year to cover unexpected repair costs. Additionally, investing in a home warranty that covers major systems and appliances can provide extra financial protection. Regular maintenance, such as HVAC servicing, roof inspections, and plumbing checks, can also help prevent costly repairs in the future.
Read their bioGolnaz Motie
Assistant professor, economics, Western Kentucky UniversityThere are three steps that can help homeowners to prepare for unexpected repair expenses:
Thomas Patrick
Professor, finance, The College of New JerseyFinancial burdens occur when septic systems, wells, water mains, or roofs need extensive repairs. If all of the home appliances are very old, a house can become a “money pit” where one appliance after another needs to be replaced.
Read their bioGolnaz Motie
Assistant professor, economics, Western Kentucky UniversityLack of foresight is the most common cause of financial difficulties for homeowners when home systems or appliances must be repaired or replaced. Homeowners who have failed to save for such expenses or secure a home warranty can face expensive repairs or replacements for which they are unprepared.
Read their bioYi Liu
Assistant professor, finance, St. John Fisher UniversityFrom my experience, significant financial burdens often stem from repairs to HVAC systems, roofing issues, and plumbing problems. Electrical failures, especially those involving outdated wiring, can also be expensive to fix. Moreover, major appliances like refrigerators, ovens, and washing machines frequently need repairs or replacements, adding to homeowners’ financial strain. Foundation issues, though less common, can lead to substantial expenses when they do occur.
Read their bioInformation in this guide is general in nature and is intended for informational purposes only; it is not legal, health, investment or tax advice. ConsumerAffairs.com makes no representation as to the accuracy of the information provided and assumes no liability for any damages or loss arising from its use.
The ConsumerAffairs Research Team used a research-backed, data-driven approach informed by our expert editors to choose the best home warranty companies. We looked at thousands of verified reviews and analyzed companies’ plans and pricing, service call fee options, service guarantees, roof leak and electronics coverages, and other additional benefits (e.g., discounts, etc.).
Companies were given a score out of 10 for each metric, with 10 going to the company with the highest value and other companies receiving relative scores. We then added together these scores to get a final score. Scores were then normalized to a 100-point scale. For each, we used a weighted scoring system that took into account all these aspects:
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| Company | Customer rating | About | Learn More |
|---|---|---|---|
| 3.8
106,157 reviews
| Three home warranty plans in 48 states. Unavailable in Alaska or Hawaii. Plans start at $29.99/month with a $125 service fee. No coverage limits on systems; up to $6,000 on appliances. | Get a Quote |
| 4.0
69,116 reviews
| Offers two plans with basic or comprehensive coverage. Plans start at $46.67 per month with an $85 service call fee. Optional coverage for limited roof leaks, pools and spas available. Make a claim online 24/7. | Get a Quote |
| 3.6
15,119 reviews
| Appliance, system and combination plans available. Plans start at around $45 a month. Roof coverage included for some plans. Special promotions include free extra months on your contract and annual pay discounts. | Get a Quote |
 | 3.4
2,591 reviews
| Flexible and affordable plans for home systems and appliances. Add-on coverage for water/sewer and electronics. 15,000+ local licensed technicians serve nationwide. File a claim and request service 24/7/365 online or by phone. | Get a Quote |
 | 2.8
564 reviews
| Provides appliance and systems warranty coverage. Available throughout the U.S. Customizable plans. Submit claims online or by phone anytime. Technicians arrive in 24 to 48 hours. Portable warranty plans. | Get a Quote |
| 4.8
795 reviews
| Multiple home warranty plans. Coverage for home systems and appliances. Optional add-on coverage. Online and phone claim filing. Pricing starts at $39.99 per month. Discounted rate for annual payment. Available nationwide. | Read reviews |
 | 1.6
2,259 reviews
| Available in 47 states and Washington, D.C. Guarantees repairs for duration of contract. Covers up to 18 systems and appliances, including electronics like smartphones. Low coverage caps on some systems and appliances. | Read reviews |
 | 3.1
1,005 reviews
| Coverage starts at $1 a day. Customizable plans. Extensive technician network. Additional property discounts. Set per-claim fees. 60-day workmanship guarantee. Offers month-to-month coverage and longer-term plans. | Get a Quote |
| 4.2
8,709 reviews
| Offers three appliance and system combination plans. Monthly costs range from $42 per month to $82 per month, with a deductible of $85. Add-on coverage is available. | Get a Quote |
 | 5.0
6 reviews
| Home warranty plans starting at $29.99/month with $100 service fee. Available throughout the U.S. Fast claims processing. Contractor network to complete repairs. $5,000 coverage limit on most items. | Read reviews |
| 4.1
11,824 reviews
| Offers system, appliance and combination home warranty plans. Service fees start at $100. Monthly fees range from $34.99 to $61.99. All work backed by a 180-day guarantee. Not available in all states. | Get a Quote |
| 4.0
1,794 reviews
| Offers home warranties designed for real estate professionals in the home selling process. Costs vary by state but expect to pay around $600 to $700 per year for Platinum coverage. Deductible averages $75. | Read reviews |
 | 3.3
131 reviews
| Offers one base plan with coverage for appliances and systems. Additional coverage options available. Three-year contract. Typical $36 to $65 service fee. Unlimited claims for covered repairs. No online claim portal. | Read reviews |
 | 2.9
274 reviews
| Customizes home warranty plans in most states. Plans start 20 days after signing. Offers ability to choose own licensed service technician. Can submit claims via phone or online. Does not cover roof leaks. | Read reviews |
 | 2.9
417 reviews
| Offers coverage for both repairs and maintenance. Three levels of service range in cost from $47 per month to $107 per month. Covers major appliances, systems and maintenance for lawn, cleaning, pest control and more. | Read reviews |
 | 2.3
View profile
| Serves all of the United States except California. Offers 24/7 365 access to customer service. Service calls have a $50 or $100 deductible. Options to choose a local contractor or technician. | Read reviews |
 | 2.1
7 reviews
| Serves counties in Arizona and Utah. Includes home repairs, maintenance, preventive care services and warranty protection. 24/7 emergency response and responds within two minutes on the app. $75 deductible. | Read reviews |
 | 2.0
1,958 reviews
| A la carte options for customized coverage. Local, licensed technicians complete repairs. Guarantees repairs for one year. 24/7 claims hotline. Appliance coverage is available. Plans start at $7.99 a month. | Read reviews |
 | 1.5
2,012 reviews
| Offers plans in Nevada, Arizona, Utah, Texas, Oregon and Idaho. Prices vary, but expect to pay around $61.25 per month for a combo plan. Deductibles are $70 or $100. Pest control, re-key and termite coverage included. | Read reviews |
 | 1.4
21 reviews
| Free app offers one live chat session with experts. Free how-to maintenance articles available. Frontdoor Basic, Prime and Premium membership plans. App available nationwide. Frontdoor Premium plan available in select locations. | Read reviews |
 | 1.3
63 reviews
| Three base home warranty plans for appliances and systems. 12-month contract term. Licensed and insured technicians. 30-day waiting period before coverage starts. Older appliances covered. 90-day workmanship warranty. | Read reviews |
 | 1.3
315 reviews
| Provides multiple plan options in nine states for existing homes and new construction. Deductibles vary by state, but expect to pay around $75. Offers optional add-on coverage for special items, including roof leak repair. | Read reviews |
 | 1.3
296 reviews
| Basic coverage includes systems and appliances with monthly costs averaging about $40 per month. Select 7-Star Upgrade coverage or optional add-ons to customize your coverage. Deductibles range between $75 and $100. | Read reviews |
 | 1.2
1,908 reviews
| Offers two plans covering select systems and appliances. Costs start at $87.42, with a standard service call fee of $75. Coverage options vary by location. Add-on coverage is also available. | Read reviews |
 | 1.1
6,678 reviews
| Provides coverage for major systems and appliances. Premiums range from around $19 to $50 per month with an $85 to $125 deductible. Kitchen-only plan and roof leak coverage available. Offers structural warranties for new homes. | Read reviews |
 | 1.1
3,988 reviews
| Offers two combination plans that cover more than 20 systems and appliances. Pricing starts at $48.33 with deductibles of $75 and $100. Drywall, doorbell and burglar and fire alarms are included in coverage. | Read reviews |
 | 1.1
869 reviews
| Offers three home protection plans for residents of Nevada, Texas and Arizona. Premiums vary by state, but expect to pay from $32 per month to $59 per month. Deductibles are $69. Some home maintenance services included. | Read reviews |
 | 1.1
299 reviews
| Offers in-home service for repairs of qualifying appliances. The Service Protection Advantage plan, which provides extended warranties for any GE appliances, is provided through Assurant, Inc. | Read reviews |
 | 1.1
156 reviews
| Technicians have an average of 10 years of experience. Available in all 50 states. 25% discount on noncovered appliances and HVAC repairs. Covers systems and appliances regardless of age, make or model. 30-day wait for repairs. | Read reviews |
 | 1.0
811 reviews
| Choose from two plans to cover systems and appliances. Available add-ons include roof coverage. Premiums vary by state, but expect to pay about $50 per month for standard coverage, with deductibles from $65 to $125. | Read reviews |
 | 1.0
380 reviews
| Offers home warranty packages for basic appliances and major systems. Pay around $50 a month for a combo plan and $75 per service visit. 90-day guarantee on parts and 30-day guarantee for labor. | Read reviews |
 | 1.0
37 reviews
| Home warranties with appliance-only, systems-only and combo plans. Plans start at around $43.75 a month. Provides real-time claim tracking. No home inspection or maintenance records required. | Read reviews |
 | 1.0
9 reviews
| Serves all of the United States except California, Oregon, Washington, Arizona and New York. $100 deductible on most plans. In-house or local technician options. 24/7 live claim support and four-hour response times. | Read reviews |
 | 1.0
View profile
| Home warranty company based in Addison, Texas. Offers three home warranty plans that real estate agents can purchase for their clients. Provides coverage for all states except Alaska, California, Washington and Wyoming. | Read reviews |
 | 1.0
View profile
| Home warranty company offering three warranty plan options. Additional coverage options available at an additional cost. 24/7 customer service and claim support. Free service transfer available. | Read reviews |
 | 1.0
View profile
| Established in 2018. Serves 26 states. Coverage includes plumbing, electrical, roof leaks and major appliances. Each claim has a $100 service fee. Allows customers to choose their own licensed contractor. | Read reviews |
 | 1.0
View profile
| Services the Phoenix metropolitan area and its surrounding cities. Offers repairs and replacements for normal wear and tear with in-house technicians. Provides 24/7 emergency response and personal follow-ups. | Read reviews |
 | No reviews | Services Kansas City in Kansas and Missouri. In 2023, performed over 50,000 repairs. Offers 24/7 emergency response and wears shoe covers. Provides coverage for rental properties. 24/7 emergency response time. | |
 | No reviews | Operates in Arizona, Idaho, Nevada, Texas, and Utah. Covers unknown preexisting conditions. Covers seasonal tune-ups. Appliances like washers, dryers and refrigerators require add-on coverage. $1,500 overall coverage limit. | |
 | No reviews | Offers a variety of home warranty plans for homeowners and landlords. Plans start at $39.99 per month. Network of service providers in most ZIP codes. Offers add-on coverage items. Available in 50 states. | |
 | No reviews | In business for over 40 years. Provides home warranties in Arizona, Florida, Nevada and Texas. 18 local service centers. Provides service technicians for service calls. Starting prices range from $270 to $950 per year. | |
 | No reviews | Established in 1985. Services major cities in Colorado. Offers 24/7 service for a variety of appliances and systems. Each service call has a $75 fee. Customer can pick a local technician. | |
 | No reviews | Customizable home warranty plans. Four warranty plans. Pricing ranges from $49 to $79 per month. Covers appliances and home systems. 24/7 customer support. Online customer portal with claim filing. No deductible. | |
 | No reviews | Over 36 years serving homeowners with in-house technicians. Licensed professionals in HVAC, plumbing and electrical services. High claim approval rates. Local managers handle accounts. Reports round-the-clock call center. | |
 | No reviews | Monthly and annual home system, appliance and electronics plans. Five tiers of home warranty coverage. Option for individual appliance coverage. 31-day waiting period before coverage starts. | |
 | No reviews | Serves California, Nevada and Arizona. Five plans to choose from, with costs ranging between $390 to $815 for one year and $715 to $1,525 for two years. Covers roof leaks. Offers a 30-day money-back guarantee. | |
 | No reviews | Offers home warranties in Utah. Covers several major home systems. $700/year for homes 5,000 square feet or less. 24/7 claims support. Cancellation fee applies. Available for real estate transactions only. | |
 | No reviews | Established in 2018. Serves major cities in Utah. Plans start 30 days after signing up. 24/7 service. Service calls have a $60 fee. Customer choose their own private contractor or gets a pre-screened qualified professional. | |
 | No reviews | Offers three protection plans. Numerous coverage add-ons available. Full year of protection. Covers preexisting conditions and older items regardless of age. No coverage limit for systems. 24/7 breakdown support. |
ConsumerAffairs writers primarily rely on government data, industry experts and original research from reputable publications to inform their work. Specific sources for this article include:
