Home warranties help cover the cost of repairs and replacements for your home’s major systems and appliances. Our research team compared 48 companies and chose our top 9 picks based on factors including available plans, customer reviews, coverage limits and price.
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.
| Company | Customer rating | Our pick for | Monthly starting cost | Service fee(s) | Covered systems | Covered appliances | Available plans | Roof leak coverage | |
|---|---|---|---|---|---|---|---|---|---|
 | 3.8
105,528 reviews
105,528 reviews
| Best overall | $29.99 | $100 or $125 | 14 | 9 | 3 |  | Get a Quote |
 | 4.2
8,660 reviews
8,660 reviews
| Value | $42 | $100 or $125 | 7 | 10 | 3 |  | Get a Quote |
 | 4.0
68,126 reviews
68,126 reviews
| HVAC coverage | $46.83 | $85 | 9 | 8 | 2 | | Get a Quote |
 | 4.1
11,747 reviews
11,747 reviews
| Coverage options | $38.99 | $100, $125 or $150 | 10 | 12 | 3 | | Get a Quote |
 | 4.1
1,740 reviews
1,740 reviews
| Best technicians | $50 | $100 or $125 | 10 | 10 | 3 | | Learn more |
 | 3.4
414 reviews
414 reviews
| Customer service | $45 | $75 | 8 | 9 | 3 | | Learn more |
 | 3.2
131 reviews
131 reviews
| Appliance coverage | $50 | $35 or $65 | 4 | 8 | 1 | | Learn more |
 | 3.0
273 reviews
273 reviews
| Plumbing coverage | $69 | $65 | 5 | 9 | 3 | | Learn more |
 | 3.2
14,756 reviews
14,756 reviews
| Roof coverage | $60.42 | $60 or $75 | 8 | 7 | 3 | | Get a Quote |
Jump into our guides and start learning
Without a home warranty, getting service for essential household appliances and systems can be expensive and cause major headaches. In this guide, learn how home warranties work, what they cover and how to choose the best home warranty company for your needs.
Expect to pay $450 to $600 per year for coverage.
Jump to insightHome warranties only cover systems and appliances, so there are many items in your home that won’t have coverage.
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 insightUnderstanding the common reasons for denial can help you avoid issues and maximize your coverage.
Jump to insightA 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.
In general, a home warranty costs between $40 and $68 a month, or about $450 to $600 a year. 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. Service fees typically range from $75 to $125.
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.
Home warranty plans cover specific home appliances and systems. Exact items covered differ among providers, but the following are commonly included:
Home warranty providers won’t cover the following:
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.
» MORE: How to get the most from your home warranty
Companies may package household items into different tiers of service. It’s common for providers to have an appliances-only plan, a systems-only plan and a combination plan, which covers both. Some companies also offer add-ons for maintenance and home services like HVAC tuneups and pest control.
» RELATED: HVAC warranty costs and 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.
Home warranty companies work with networks of licensed technicians, so you don’t have to find one on your own. Instead, the company assigns one to your service request.
After you sign up, the waiting period until a home warranty plan takes effect is usually 30 days. The waiting period can be waived when you purchase a policy as part of a real estate transaction or you are switching from another company and have no lapse in coverage. The process is straightforward once coverage kicks in:
Understanding the common reasons for denial can help you avoid issues and maximize your coverage. Here are the most frequent causes of denied claims:
Proper maintenance is required to keep coverage
A claim will likely be denied if the problem results from a lack of regular maintenance or an issue that existed before the warranty. Carefully review your contract so you’re familiar with any exclusions for covered items.
Home warranties are often worth it under these specific circumstances:
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.
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. ”
Follow these steps to ensure you choose the best home warranty company and plan for your home.
» COMPARE: Best cheap home warranties
The sample contract will provide more extensive information about coverage, exclusions, additional fees, and terms and limitations. Be sure to read the contract carefully and get answers to any questions you have before making a commitment.
Follow these tips to be sure you understand how your plan works.
While all contracts are unique to the home warranty provider, most will have sections that outline coverage, exclusions and limitations, the claims process, payments and fees, cancellation and general legal provisions. It’s important to read everything. When customers complain about denied claims, that information is usually spelled out in the contract.
» MORE: How to cancel your home warrantyWhen reading customer reviews, look for the following topics to see how a company holds up.
How do home warranty customers rate the experience?
We analyzed three years of consumer ratings of the best home warranty companies on our site and calculated an overall satisfaction rating of 3.8 stars.
Other key takeaways from our analysis of home warranty companies on ConsumerAffairs include:
- About 4 in 5 home warranty customers whose reviews we analyzed were satisfied with their experience.
- Customers who give better reviews to their home warranty company are more likely to mention service punctuality and speed.
- On the flip side, reviews that mention refunds and payouts are associated with a lower satisfaction rating.
- Overall, the majority of customers who mention technician service are satisfied with this aspect of their home warranty.
- Price doesn't factor as heavily into customer satisfaction as other aspects, like customer service, claims handling, service punctuality and speed, and coverage.
After analyzing 1-star reviews on our site from a range of providers, we noticed some commonalities between many of the poorly rated companies. These include patterns of denying claims, misleading or aggressive marketing tactics, hidden fees and service delays.
No, a home warranty is not required at closing. 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 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.
Several home warranty companies offer coverage for roof leak repair due to normal wear and tear. This means the company will patch the damaged area, but it won’t cover replacement for the entire roof.
Roof leak coverage also tends to be an add-on feature, with few companies offering it as part of their main plans. Also, be mindful of exclusions, as companies tend to omit coverage for metal roofs and roofs covering a patio.
Home warranties often cover HVAC systems, including heating, cooling and ductwork. However, coverage specifics can vary by provider, and some plans may have limitations or require add-ons for comprehensive HVAC coverage.
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.
Yes, most home warranty plans are transferable to a new homeowner if you sell your house. Transferring the warranty can be an added benefit when selling, as it provides potential buyers with peace of mind that major systems and appliances are covered. To transfer the warranty, verify what’s needed for the process with your provider, as terms can vary.
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.
To update our top picks, the ConsumerAffairs Research Team used a weighted scoring system that took into account both reviews from ConsumerAffairs users and specific company offerings we researched. We conducted sentence-by-sentence sentiment analysis of thousands of reviews on our site from Aug. 1, 2023, to Aug. 1, 2024, to identify the aspects people care about most — and which companies reviewers are happiest with for each aspect. For home warranties, these included:
We then carefully selected the most important offerings consumers should consider before choosing a warranty and researched these offerings at each company:
The company with the highest score in each category’s uniquely weighted formula was given the “Our pick for” or “Best for” designation. In some cases where a single company received the top score across multiple categories, the company with the next-highest score was named the winner.
| Company | Customer rating | About | Learn More |
|---|---|---|---|
| 3.8
105,528 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
68,126 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 |
| 3.2
14,756 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 |
 | 3.1
2,578 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 |
 | 2.9
554 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. | Read reviews |
 | 4.9
710 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 |
 | 1.9
2,251 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 |
 | 3.0
967 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
8,660 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 |
| 4.1
11,747 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 |
| 4.1
1,740 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 |
 | 3.4
414 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 |
 | 3.2
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 |
 | 3.0
273 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 |
 | 2.3
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
1,940 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 |
 | 1.8
54 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 |
 | 1.7
6 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 |
 | 1.7
2,010 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
20 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 |
 | 1.2
1,902 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 |
 | 1.2
295 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
312 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 |
 | 1.2
290 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 |
 | 1.2
6,666 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
3,979 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
109 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 |
 | 1.1
867 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 |
 | 1.0
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
View profile
| 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:
