Best Home Warranty Companies

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    Replacing or repairing major appliances or home systems can be expensive, and many of those repairs — such as a refrigerator or an air conditioner in the height of summer — can have a major impact on your life. Home warranties help cover the cost of repairs or replacements to make your home comfortable and safe.

    Our research team compared 26 companies and chose our top 9 picks based on factors including available plans, customer reviews, coverage limits and price.

    For more detail on how we selected our top picks, read our full methodology. Our picks may be Authorized Partners who compensate us — this does not affect our recommendations or evaluations but may impact the order in which companies appear.

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    Companies considered
    Companies selected
    Reviews analyzed
    Features compared
    American Home Shield logoAmerican Home ShieldChoice Home Warranty logoChoice Home WarrantyLiberty Home Guard logoLiberty Home GuardCinch Home Services logoCinch Home ServicesAmerica's 1st Choice Home Club logoAmerica's 1st Choice Home ClubARW Home logoARW HomeFirst Premier Home Warranty logoFirst Premier Home WarrantySelect Home Warranty logoSelect Home WarrantyHomeServe logoHomeServe
    # of reviews96,11154,58960410,5282,1932,33821813,4931,687
    Our pick for Value Quick service Easy sign-up Simple claims process Service guarantees Not available Helpful sales agents Coverage options System plans
    Available plans 3 2 3 3 4 4 2 3 20
    Covered systems 10 9 8 10 8 9 10 8 12
    Covered appliances 8 8 8 9 7 8 9 8 0
    Roof leak coverage Yes Yes Yes No Yes No Yes Yes No
    Starting cost $29.99/month $46.67/month $49.99/month $30.99/month $51.25/month $24.99/month $39.99/month $44.42/month $4.49/month
    Service fee $100 or $125 $85 $65 to $125 $100, $125 or $150 $75, $100 or $125 $55 $75 Starts at $75 $100
    Read Reviews Read Reviews Read Reviews Read Reviews Read Reviews Read Reviews Read Reviews Read Reviews Read Reviews
    All information accurate as of time of publication.

    Compare our 9 top home warranty picks

    Our pick for value American Home Shield
    • Monthly premium cost :Starts at $29.99/month
    • Service call fee: $75, $100 or $125
    • Labor guarantee: 30 days
    • Availability 49 states (not Alaska)

    American Home Shield has excellent reviews from reviewers on ConsumerAffairs 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.

    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.

    Base plans from AHS start at $29.99 to $69.99 a month. You can choose between a $75, $100 or $125 deductible, but be aware this affects your monthly cost — when we were comparing prices, switching to a $125 deductible raised the price for the ShieldSilver plan from $29.99 to $49.99.
    • ShieldSilver covers 10 major systems, including heating, cooling, electrical and plumbing.
    • ShieldGold covers 18 appliances and systems, including kitchen and laundry equipment, heating, cooling, electrical and plumbing. The ShieldGold plan caps appliance repairs at $3,000 per year for each appliance.
    • ShieldPlatinum is American Home Shield’s most comprehensive plan. It includes roof leak coverage (up to $1,500 annually). It also raises the annual repair limit to $6,000 and adds other benefits.
    AHS offers an electronics extended warranty for $14 a month and add-on coverage for pool and spa, well pump, septic pump, guest unit and roof leak repairs. Prices vary, but be aware your chosen deductible may affect the monthly cost of add-on coverage.
    Our pick for quick service Choice Home Warranty
    • Monthly premium cost: Starts at $46.67/month
    • Service call fee: $85
    • Labor guarantee: 30 days
    • Availability 49 states (not WA)

    Choice Home Warranty is known for its network of professional technicians and customer support. The company works with more than 25,000 contractors across the country and says it has covered more than a million homes and processed more than 4 million service requests. Choice starts a service response within four hours of a request.

    Satisfied 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 needed 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.”

    Choice Home Warranty offers a Basic Plan and a Total Plan, both of which cover a variety of home systems and appliances. The Basic Plan starts at $46.67 per month, while the Total Plan starts at $55 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.
    Choice Home Warranty has 11 add-ons to choose from that range from $3.33 a month for a second refrigerator to $15 a month for pool and spa coverage. You can also add limited roof leak coverage for $5.83 a month.

    Other available options include coverage for well pumps, central vacuums, standalone freezers, sump pumps, an additional spa, your septic system, septic tank pumping and a sprinkler system.

    Our pick for easy sign-up Liberty Home Guard
    • Monthly premium cost: Starts at $49.99/month
    • Service call fee: $65 to $125
    • Labor guarantee: 60-day workmanship warranty
    • Availability 50 states

    Liberty Home Guard has three plans: One that specializes in systems coverage, one that specializes in appliance coverage and a third that combines systems and appliance coverage. The company offers month-to-month plans, which makes it a good option for those wary of entering a long-term commitment.

    The company gives customers two months free if they choose to make one annual payment instead of monthly payments.

    Several people who left reviews on our site complimented Liberty Home Guard for its easy application process.

    “The application for the home warranty was really easy,” said a reviewer from Missouri. “The representative was extremely friendly and answered any questions that I had regarding the home warranty.”

    Other customers commented on the company’s quick repair time and how the technicians arrived prepared to finish the job.

    “I’m really impressed with them as I’ve heard such bad things about home warranty companies taking weeks for even simple claims,” a ConsumerAffairs reviewer from New York said. “Hopefully, they continue to provide this level of service.”

    Liberty Home Guard’s plans start at $49.99 for the Appliance Guard plan, while the Total Home Guard plan, the company’s most comprehensive option, starts at around $59.99 a month. Annual prices range from $499.99 to $599.99.
    • Appliance Guard: Liberty Home Guard’s least expensive plan covers common household appliances, including your refrigerator, washer, dryer and dishwasher.
    • Systems Guard: The company’s Systems Guard plan covers major home systems and helps pay for repairs or replacement for your air conditioning, heating, plumbing and water heater.
    • Total Home Guard: Liberty Home Guard’s most comprehensive plan combines the Systems Guard and Appliance Guard plans.
    Liberty Home Guard provides a robust selection of more than 40 add-ons for its plans, including popular options like pool coverage ($199.99 annually) and less-common options like a wine cooler coverage ($119.99 annually).

    Other popular options include limited roof leak coverage ($119.99 annually) and electronics protection ($199.99 annually).

    Our pick for simple claims process Cinch Home Services
    • Monthly premium cost: Starts at $30.99/month
    • Service call fee: $100, $125 or $150
    • Labor guarantee: 180 days
    • Availability 48 states

    Cinch Home Services offers three plans that can be customized by choosing a $100, $125 or $150 deductible. The company also states it has a quick turnaround on claims: 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.

    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 a.m. 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.”

    Cinch Home Services has three straightforward options: an appliances plan (starting at $30.99 per month), a systems plan (starting at $35.99 per month) and the Complete Home plan (starting at $44.99 per month), which includes the coverage from the other two plans.

    Service call fees are $100, $125 or $150 — choosing a lower deductible increases the plan’s cost. 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.
    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 repair or replacement.
    Our pick for service guarantees America's 1st Choice Home Club
    • Monthly premium cost: Starts at $40/month
    • Service call fee: $75, $100 or $125
    • Labor guarantee: Up to three years
    • Availability 49 states (not Hawaii)

    America’s 1st Choice Home Club has the longest service guarantee of any company on our list. In addition, you can request service as often as you need. Requesting frequent service also doesn’t affect your rate, either, and new customers get a five-year guaranteed rate on coverage.

    The company has two plans, Gold and Platinum, and lets you choose between a $75, $100 or $125 deductible — plans with higher deductibles are less expensive. You can also choose a one-year or three-year contract.

    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 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.”

    AFC has four plans, including one just for major systems. The plans start at around $40 a month for systems-only coverage. You can choose a $75, $100 or $125 deductible and a one-year or three-year plan — higher deductibles and longer plan terms lower the cost.

    You can also 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 heating systems, water heater, ductwork, electrical systems and plumbing.
    • Silver Plan: The Silver Plan covers your kitchen refrigerator, oven and range, dishwasher, garbage disposal, washer and dryer and garage door opener. It does not include any coverage for home systems.
    • 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.
    America’s 1st Choice Home Home Club has 13 optional coverage options, including in-ground pool coverage for $100 a month and standalone freezer coverage for $25 a month. The company has also added electronics coverage for $274.99 annually.
    Our pick for electronics coverage ARW Home
    • Monthly premium cost: Starts at $24.99/month
    • Service call fee: $55
    • Labor guarantee: 30 days (60 days for parts)
    • Availability 50 states

    ARW Home has four plans and is one of the few companies we’ve seen that offers a standalone electronics plan. The company also has a $55 service fee, which is the lowest among our picks. We like that the company is transparent about rates and fees, but some plan options vary slightly by state.

    The company’s annual caps for appliance coverage are relatively low (between $300 and $500 for certain items), however, which means this plan works best if you tend to shop for budget appliances. Be sure to contact the company for the most accurate pricing and coverage information in your area.

    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 …” American Residential Warranty is also “consistent with their promises of services,” and prices are competitive, according to the reviewer.

    The company offers four plans: Ultimate Electronics Protection, Kitchen Plus, Platinum Premier and 4-in-1 Bundle.
    • Ultimate Electronics Protection: This plan covers many consumer electronics, making it perfect for renters who do not need coverage for home appliances or systems. It provides coverage for laptop and desktop computers, tablets, printers and gaming consoles. It also covers LED, L CD, flat-panel and plasma televisions.
    • Kitchen Plus: This plan covers some of the most basic kitchen appliances and related systems. It covers your interior electrical system along with your refrigerator, range, oven, cooktop, dishwasher, built-in microwave, garbage disposal, kitchen exhaust fan and water heater.
    • Platinum Premier: The Platinum Premier plan has all the coverage as Kitchen Plus but adds protection for your central air conditioning and heating, humidifier, plumbing system, plumbing stoppages, ductwork, garage door opener and ceiling fans.
    • 4-in-1 Bundle: The 4-in-1 bundle combines the coverage of the other three plans, providing coverage for everything from your tablet to air conditioning system. It also adds water and sewer line coverage.
    ARW Home’s optional coverage varies by plan. You can add washer and dryer coverage for around $9.99 a month, pool and spa coverage for $23.99 a month or electronics protection for $24.99 a month.
    Our pick for helpful sales agents First Premier Home Warranty
    • Monthly premium cost: Starts at $39.99/month
    • Service call fee: $75
    • Labor guarantee:
    • Availability 44 states

    First Premier Home Warranty offers two plans, Premier and Platinum, that include a combination of systems and appliances. You can choose to pay monthly or annually, and the company offers two free months and adds limited roof coverage if you choose to pay annually.

    Many customers who left reviews for First Premier Home Warranty on our site singled out the helpful company’s helpful sales agents.

    “[The sales representative] kept working for me until he found the best deal,” said a customer from Florida who left a review on our site. “Went to his manager to find even better deals. I’ve never had a customer service experience so good.”

    Another customer in Texas noted the staff worked with them when they needed to lower their payments in order to afford the plan.

    First Premier Home Warranty offers two plans that cover both systems and appliances. There’s a $75 deductible per filed claim.
    • Premier: The company’s base-level plan covers many common systems and appliances, including your plumbing system, electrical system, water heater, whirlpool bathtub, ductwork, dishwasher, cooktop and oven.
    • Platinum: First Premier Home Warranty’s comprehensive plan includes everything in the Premier plan and adds coverage for your AC system, heating system, washer, dryer and refrigerator. It also includes coverage for a sump pump, which many home warranty companies treat as optional coverage that increases your plan’s cost.
    First Premier Home Warranty offers 22 add-on coverage options. The most expensive add-on is pool/spa coverage, which costs around $12.50 a month. You can also buy coverage for items such as sump pumps, central vacuums and septic systems. If you choose to pay monthly and not receive free limited roof coverage, you can add roof coverage for $4.17 a month.
    Our pick for coverage options Select Home Warranty
    • Monthly premium cost: Starts at $44.42/month
    • Service call fee: Starts at $75
    • Labor guarantee: Contact for info
    • Availability 47 states

    Of the home warranty companies on that offer roof leak coverage, Select Home Warranty has the highest percentage of 5-star reviews that mention roofs.

    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. You can also get a discount for signing up for multiple years of protection.

    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 for a plan annually “is the best way to go” because it comes with “an additional 12 months plus the roof leak coverage for free,” according to a reviewer in Maryland.

    A reviewer in California who used to work with a different home warranty provider switched to Select 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.”

    Select Home Warranty offers three plans, with prices ranging from $57 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.
    • Bronze Care: This plan only covers appliances, including your garbage disposal, dishwasher, refrigerator, stove and oven and clothes washer and dryer.
    • Gold Care: This plan covers many household systems, including your air conditioning and cooling, water heater, ductwork, heating, plumbing and electrical.
    • Platinum Care: Select Home Warranty’s most popular warranty plan combines the Bronze Care and Gold Care packages and provides the company’s most comprehensive coverage.
    Select Home Warranty offers nine add-ons to your plan, ranging from sump pump coverage for $3.33 a month to pool coverage for $8.33 a month.
    Our pick for systems coverage HomeServe
    • Monthly premium cost: Starts at $5.49/month
    • Service call fee: $100
    • Labor guarantee: One year
    • Availability 50 states

    HomeServe offers a wide variety of low-cost plans that you can purchase a la carte to customize your coverage. The number of plans available varies based on where you live, but most locations can choose between 15 to 20 plans. The company focuses on systems rather than appliances, but it does offer electronics protection in some areas.

    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.

    Highlights from recent positive reviews include affordable premiums and quick response times.

    “Having HomeServe has saved us more than we've spent on the bimonthly 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: Pricing varies per plan and your location, but most cost less than $20. The company’s cheapest option, interior electrical coverage, costs $6.99 a month, while its most expensive, a complete plumbing plan that covers interior and exterior gas, water and sewage/septic lines and your water heater, costs $41.99 a month.

    HomeServe’s plans offer a simple way to customize your coverage to reduce costs, and it has plans available for systems that many companies might not cover at all, such as electric vehicle chargers.

    The company offers two tiers of plans for electronics protection: The Tech Protection Essential plan costs around $11.99 a month, and the Tech Protection Premier plan costs around $17.99 a month.

    HomeServe does not provide optional coverage, but its a la carte model makes it easy to customize your plan while only paying for the coverage you need.

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      Home warranty costs

      On average, home warranty costs are between $36 and $68 a month, or $264 to $1,425 annually. Combo plans average about $60 per month. Depending on where you live and the coverage you choose, you may pay a little more or a little less, and some companies offer discounts if you pay upfront or opt for a multiyear plan.

      In addition to your premium, you pay a service call fee (also called a deductible by some companies) any time you make a claim and the company sends a service technician to your home. Service call fees range from $55 to $150 per visit, and some companies let you choose your deductible — choosing a higher deductible typically lowers the cost of your plan.

      How to choose a home warranty plan

      Choosing the best home warranty company for you requires you to look for a provider you trust that offers coverage for the home systems and appliances you consider essential. The price — whether you pay monthly or annually — also needs to be in your budget.

      Here are three tips for comparing coverage and finding the right plan when shopping for a home warranty.

      1. Take inventory to determine coverage needs

      Many home warranty providers offer three primary types of plans: appliance plans, home system plans 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 the appliance and system categories, such as swimming pools, roofs or home electronics.

      There are different types of home warranties for buyers and sellers. For example, homebuilders warranties are designed for newly constructed homes and cover more than typical plans. If most of your home appliances are new and still covered under a manufacturer’s 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 $36 to $68 a month for a home warranty. When shopping for the best deal, consider choosing less coverage or a higher service call fee to reduce the price. You can also 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, you should compare:

      • 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.

      The sample contract explains what your plan covers, what is excluded and how much you can be reimbursed for each claim. Be sure to read the contract carefully and resolve any questions you have before making a commitment, although most companies have a trial period during which you can cancel without paying a fee.

      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.

      Systems and appliances of any age qualify for coverage.

      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 and parts it covers and when coverage applies. It should also explain how to request service and how long it takes before the company sets up service with a technician.
      • 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. Also examine the circumstances when you can be denied coverage (e.g., an appliance is still under manufacturer warranty; a system was improperly installed).
      • 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. There may also be limits regarding matching brands or colors if an item needs to be replaced.

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

      Home warranty FAQ

      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.

      Home warranty companies have networks of licensed, reputable technicians, so you don’t have to find one on your own; instead, the company assigns one to your service request. In some cases, you may be able to choose your own contractor.

      Your home warranty 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. Most home warranty contracts last for 12 months, with a 30-day waiting period before coverage starts.

      Home warranty costs vary by provider and plan type, but you can expect to pay around $60 per month for comprehensive coverage. There is also a service call fee established in your contract, which you pay each time you make a claim; this fee ranges from $55 to $150, depending on the company.

      You can purchase a home warranty plan at any point, whether you are buying, selling or have lived in your house for years.

      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, which usually lasts one year.

      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 (from $55 to $150) 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 regular maintenance.

      What’s the difference between a home warranty and homeowners insurance?

      There are several differences between home warranties and home insurance. 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.

      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.

      Is a home warranty required at closing?

      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.

      Who regulates home warranty companies?

      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.

      How long do home warranties last?

      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.

      Should I get a home warranty?

      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.


      ConsumerAffairs carefully collects in-depth, verified reviews to tell each customer’s experience with a company. We believe customer experiences are a crucial indicator when evaluating companies, so these reviews are a significant factor when selecting our top picks.

      To choose our nine top home warranty companies, we started with the 26 popular providers listed on our site. To ensure we considered experiences from a diverse range of customers, we eliminated any company that had less than five reviews between Dec. 15, 2021, and Dec. 15, 2022, leaving us with a list of 20 brands.

      We then analyzed more than 197,000 reviews for those 26 home warranty providers provided by customers over the same time period and compared multiple key features to ensure all eight met our standards for consumer-friendly offerings and to more deeply understand each of their strengths. That analysis informed the highlighted headline for each brand plus our write-ups of them guiding consumers’ choice based on their specific situation. These features were:

      • Coverage options We broke down each company’s home warranty plans to ensure they offered multiple coverage options to fit a variety of needs.
      • Plan flexibility: Customizing a plan can tailor it to your needs and help you save money by not paying for coverage you don’t need. We checked to see what customization options each company chose, including the ability to select a service fee and the number and cost of add-on coverage.
      • Availability: We checked each company’s coverage area to ensure our top picks offer coverage in most states and are available to most readers.
      • Cost: Costs for home warranty plans vary based on the size of the home and the coverage selected, but we confirmed our top picks’ prices were competitive in the home warranty industry.
      • Service fee: We looked at the service fee each company charges to send a technician to your house to ensure our top picks were in line with industry standards.

      Not sure how to choose?

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