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Best Home Warranty Companies of 2026

Cinch Home Services, American Home Shield and First American Home Warranty are our top picks

    • Best overall
      Cinch Home Services
      4.1(12,356)
    • Coverage variety
      American Home Shield
      3.7(110,348)
    • Value
      First American Home Warranty
      4.1(8,949)
    Author picture
    By: Amanda Futrell
    +3 more
    Author picture
    Edited by: Cassidy McCants
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    Edited by: Kathryn Parkman
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    Fact-checked by: Jon Bortin

    Best Home Warranty Companies of 2026

    Home warranties help save you money when essential systems or appliances break down. But not all plans are worth it. To help homeowners make confident decisions, the ConsumerAffairs Research Team compared dozens of home warranty companies.

    Based on coverage options, customer reviews and other factors, Cinch Home Services, American Home Shield and First American Home Warranty are among the best home warranty companies in the U.S.

    Why trust ConsumerAffairs?
    • Our recommendations are based on what reviewers say.
    • 4,861,149 reviews on ConsumerAffairs are verified.
    • We require contact information to ensure our reviewers are real.
    • We use intelligent software that helps us maintain the integrity of reviews.
    • Our moderators read all reviews to verify quality and helpfulness.
    1. Best overall: Cinch Home Services
    2. Best coverage variety: American Home Shield
    3. Best value: First American Home Warranty
    4. Best technicians: Old Republic Home Protection
    5. Best claims handling: HomeSafe
    6. Best for quick service: ARW Home
    7. Best for roof coverage: Choice Home Warranty

    The ConsumerAffairs Research Team evaluated home warranty providers using a scoring model designed to reflect what matters most to homeowners: reliable service, fair claims outcomes and coverage that fits real-world needs. Read our full methodology for details on how we ranked 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.

    Compare the best home warranty companies

    Learn more about home warranties

    NOTE: Home warranties don’t cover preexisting conditions that were known before enrollment, cosmetic issues or routine maintenance.

    Best overall
    Cinch Home Services logo

    Cinch Home Services

    4.1
    12,356 reviews
    Cinch Home Services logo
    Monthly premium cost
    $38.99 to $66.99
    Labor guarantee
    180 days
    Service call fee
    $100, $125 or $150
    Availability
    48 states
    Read Reviews
    Why we picked Cinch Home Services

    Based on our analysis, Cinch Home Services offers the best balance of service quality, claims performance, coverage and affordability. We also appreciate that it has a 180-day labor guarantee and relatively low starting cost. Reps often contact a contractor within two hours after you report a problem.

    Key takeaway: We think Cinch is worth considering for many coverage needs. This is true whether you’re buying or selling a home and want basic or premium coverage.

    Plans and pricing

    Cinch Home Services has three plan options: an appliances plan (starting at $27.99, $36.32 or $39.99 per month), a systems plan (starting at $54.99, $63.32 or $66.99 per month) and the Complete Home plan (starting at $77.99, $86.32 or $89.99 per month), which includes the coverage from the other two plans.

    Coverage caps

    Cinch has general coverage limits up to $10,000 per agreement term. Additional coverage caps to be aware of:

    • HVAC: $1,000 per repair
    • General appliances: Up to $2,000 per appliance
    • Well-pumps: Up to $1,500 (add-on coverage)
    • Septics: $500 for pumping and $1,000 for replacement (add-on coverage)
    • Pools and spas: $1,500 (add-on coverage)
    What reviewers say

    Cinch Home Services customers seem particularly happy with the company’s handling of claims. They also say issues are resolved quickly. However, instances of denied or delayed claims have led to frustration and inconvenience for some customers.

    “I’ve already had a couple of services done in the 6 months that I’ve had Cinch. They fixed my garbage disposal with no problems. When my toilet was running slow, they fixed that as well.”
    Herbert Kansas City, MO
    “I’m a new homeowner and I knew I needed home warranty. My realtor gave me about four referrals, and when I looked over the deductibles and the services, Cinch Home came out a little better than the ones I was given. So, I signed up with them and when I had a claim, the experience was seamless.”
    Gail Spring, TX
    “Cinch Home Services has always done a good job with me the few times I needed them. They were mostly problems with the heat and the refrigerator. Cinch has been professional. They do a good service and that’s what I expect. They fulfill my expectations. Unfortunately, Cinch doesn’t cover everything. But they do well what they cover. They’re reliable.”
    Carlos Cincinnati, OH
    Pros
    • Low starting costs
    • Covers unknown preexisting conditions
    • Easy claims process
    • Quick response times
    • First month free in some cases
    Cons
    • Relatively high service fees
    • Some customer service complaints
    • Occasional repair delay
    • Some communication issues
    2x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service and Best Overall Process
    Cinch Home Services availability

    Cinch Home Services is not available in Alaska or Hawaii.

    Best coverage variety
    American Home Shield logo

    American Home Shield

    3.7
    110,348 reviews
    American Home Shield logo
    Monthly premium cost
    $29.99 to $89.99
    Labor guarantee
    30 days
    Service call fee
    $100 or $125
    Availability
    48 states
    Get a Quote Read Reviews
    Special Offer

    50% Off Select Plans

    50% OFF ShieldSilver and ShieldGold Plans!

    Why we picked American Home Shield

    American Home Shield offers many plan options and customizations. And plans come at a reasonable price. We also like that the AHS app makes claims easy to file and enables video chat with a home repair expert.

    Key takeaway: American Home Shield is worth considering for first-time homebuyers, landlords and home sellers who want the peace of mind that a home warranty offers at a reasonable starting cost.

    Plans and pricing

    Base plans from AHS start at $29.99 a month. You can choose a $100 or $125 deductible, but be aware that this affects your monthly cost.

    Coverage caps

    American Home Shield has general coverage limits up to $50,000 during the initial plan agreement term.

    • HVAC: $5,000
    • General appliances: Up to $4,000 per appliance
    • Well-pumps: $1,500 (add-on coverage)
    • Septics: $500 (add-on coverage)
    • Roof leak repair: $1,000 (add-on coverage)
    • Pools and spas: $3,000 (add-on coverage)
    What reviewers say

    Based on reviews on our site, positive aspects include coverage for specific parts and ease of filing claims. However, some customers have faced issues with delays in service and a lack of communication.

    “The coverage makes me secure. I’ve had an issue or two in the past, but nothing that American Home Shield didn’t eventually fix. One or two things have taken longer than I hoped, but everything major has been resolved and to my satisfaction.”
    Patrice Severn, MD
    “American Home Shield is pricey. However, I like it. It has been seven years since I signed up with them. Sometimes their customer service is good. Sometimes it’s in between. … The techs all seem super knowledgeable, nice and detailed, and they’ve followed up.”
    J Carlsbad, CA
    “We like that it’s there for when we need something fixed or replaced. When the ice maker and water dispenser were not working, I submitted a claim for them with American Home Shield through the website. I received the name of the place and that they would give us a call or if I needed to call them, they had their phone number on there. Everything was good.”
    M Kissimmee, FL
    Pros
    • Customizable plans
    • Efficient claims process
    • AARP and military service discounts
    • $50 discount for covering multiple properties
    • Cancel at any time
    Cons
    • Some customer service issues
    • Occasional service delays
    • Rates may increase over time
    3x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service, Best Overall Value and Best Overall Process
    American Home Shield availability

    AHS is available in all states except Alaska and Hawaii.

    Best value
    First American Home Warranty logo

    First American Home Warranty

    4.1
    8,949 reviews
    First American Home Warranty logo
    Monthly premium cost
    $37 to $72
    Labor guarantee
    None specified
    Service call fee
    $100 or $125
    Availability
    35 states
    Get a Quote Read Reviews
    Why we picked First American Home Warranty

    First American Home Warranty has some of the most comprehensive coverage on the market. And plans come at a reasonable price, which is why it’s our pick for best value. We also like that the company has low starting costs, flexible service fees and generous coverage caps.

    Key takeaway: Choose First American if you have expensive, modern appliances or a home with a complex HVAC system. High or unlimited coverage caps will provide peace of mind.

    Plans and pricing

    First American plans cost $37 to $72 per month. They are all combination plans, meaning coverage includes appliances and systems. Service call fees are $100 or $125 (a lower service fee will result in higher monthly premiums).

    Coverage caps
    • HVAC: Unlimited
    • General appliances: Up to $7,000
    • Well-pumps: $1,500 (add-on coverage)
    • Septics: $500 (add-on coverage)
    • Pools and spas: $2,500 (add-on coverage)
    • Roof leak repair: $1,000 (add-on coverage)
    What reviewers say

    Thousands of verified First American Home Warranty customers report quick, high-quality repair and replacement of their systems and appliances. However, some have negative experiences with contractors not showing up or misdiagnosing issues, leading to further delays and denials of claims.

    “They’ve just always been pretty solid, been around for a long time, and have a good reputation. We own two properties, so we’ve had several calls. And a couple of the representatives have been good and have been excellent, actually. And then the ones that have been bad, we’ve let the company know. They’ve been very reliable and we’ve definitely gotten our money’s worth out of what we pay for our premium.”
    Shelley Loudon, TN
    “Currently, I’m experiencing a delay where one technician hasn’t returned to complete the job, yet overall, I’ve deemed the service provided satisfactory, with no issues post-service completion. When considering value, the pricing tends to increase, leaving me undecided, but possibly rating it as a 4 out of 5. Despite this, I’m willing to recommend First American Home Warranty to others based on the quality of interactions and service I’ve generally received.”
    Eddie Pearl, MS
    “It’s a good experience when I submit claims with First American. I get fast responses. Their reps are good and so are the technicians that come out. With my last experience, it was good as well but I wish the repairman would have provided more information. Other than that, I’m satisfied.”
    Jessica Stockton, CA
    Pros
    • Low starting costs
    • Low service call fees
    • No age limit on appliances
    • Month-to-month contracts
    • Reduced premiums for paying annually
    Cons
    • Occasional delays
    • Some customer service complaints
    • Not available in all states
    2x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service and Best Overall Process
    First American Home Warranty availability

    First American Home Warranty is available in the following states:

    • Alabama
    • Arizona
    • Arkansas
    • California
    • Colorado
    • Florida
    • Georgia
    • Idaho
    • Iowa
    • Illinois
    • Indiana
    • Kansas
    • Kentucky
    • Maryland
    • Michigan
    • Mississippi
    • Missouri
    • Montana
    • Nebraska
    • Nevada
    • New Jersey
    • New Mexico
    • North Carolina
    • Ohio
    • Oklahoma
    • Oregon
    • Pennsylvania
    • South Carolina
    • South Dakota
    • Tennessee
    • Texas
    • Utah
    • Virginia
    • Washington
    • West Virginia
    • Wyoming
    Best technicians
    Old Republic Home Protection logo

    Old Republic Home Protection

    3.9
    2,182 reviews
    Old Republic Home Protection logo
    Monthly premium cost
    $50 to $80
    Labor guarantee
    None specified
    Service call fee
    $100 or $125
    Availability
    25 states
    Read Reviews
    Why we picked Old Republic Home Protection

    We chose Old Republic Home Protection as our pick for best technicians thanks to reviewer feedback about technician quality and a smooth repair process.

    Old Republic Home Protection is best for customers who value flexibility. The company offers a wider range of contract terms, plus more plans and add-ons to choose from. 

    Key takeaway: If you live in one of the states where Old Republic Home Protection is available, consider its coverage if you like the idea of a streamlined claims process and quick repairs.

    Plans and pricing

    Old Republic plans start at $50 per month. All plans are combination plans, meaning coverage includes a selection of both appliances and systems rather than one or the other.

    Service fees are either $100 or $125 — you have to decide if you prefer a higher service fee and lower premiums each month or a lower service fee and higher monthly premiums. Contracts range from one to five years.

    Coverage caps
    • HVAC: Up to $6,500
    • General appliances: Up to $7,000
    • Well-pumps: $1,500 (add-on coverage)
    • Septics: $500 (add-on coverage)
    • Pools and spas: $3,000 (add-on coverage)
    • Roof leak repair: $1,000 (add-on coverage)
    What reviewers say

    Old Republic Home Protection reviewers on our site frequently mention satisfaction with its network of technicians and its speed of service. Some customers have reported issues with long wait times on the phone or unexpected charges on invoices.

    “I'm a new Old Republic customer. I submitted a claim for my air conditioner. The customer service rep who helped me was excellent. The technician couldn’t have been better.”
    Marilyn Montgomery, AL
    “I know what's covered and what’s not. It’s very clear. I didn’t have too many questions and everything went as expected, which was good. I had an issue with my dryer, and the person that fixed it was super friendly and super quick, too. The job was really well done and he solved the problem, which was good.”
    Courtney Tucson, AZ
    “Our Heat Pump stopped working. I contacted Old Republic. They referred me to a local technician who fixed the problem the same day! I couldn’t have been more pleased with their handling of the problem.”
    Earl Miami, FL
    Pros
    • Customizable coverage
    • Clear pricing
    • Discounts for new customers
    • Seasonal promotions
    Cons
    • Some communication issues
    • No guarantee of coverage if you choose your own contractor
    • Not available nationwide
    Old Republic Home Protection availability

    Old Republic is available in Washington, D.C., and the following states:

    • Alabama
    • Arizona
    • Arkansas
    • California
    • Florida
    • Georgia
    • Idaho
    • Kansas
    • Kentucky
    • Louisiana
    • Maryland
    • Mississippi
    • Missouri
    • Nevada
    • New Mexico
    • North Carolina
    • Ohio
    • Oklahoma
    • Oregon
    • South Carolina
    • Tennessee
    • Texas
    • Utah
    • Virginia
    • Washington
    Best claims handling
    HomeSafe logo

    HomeSafe

    4.3
    520 reviews
    HomeSafe logo
    Monthly premium cost
    $69 to $79
    Labor guarantee
    60 days
    Service call fee
    $65
    Availability
    49 states
    Get a Quote Read Reviews
    Why we picked HomeSafe

    ConsumerAffairs reviewers consistently praise HomeSafe for its overall efficient claims process. Plus, you can choose your own contractor. This gives homeowners more control over who enters their house and makes repairs after a claim is submitted.

    We especially value that HomeSafe has a relatively short waiting period. You can file a claim after a 25-day waiting period (most home warranty companies require a 30-day waiting period).

    Key takeaway: We recommend HomeSafe if you’re picky about the quality of workmanship in your home. You’re allowed to choose your own technician, an option most home warranty companies, including ARW, don’t offer.

    Plans and pricing

    HomeSafe plans cost $69 per month. The service call fees are $65 per visit.

    Additional fees may vary depending on your plan and location, as Lisa in North Carolina found out. “HomeSafe was really thorough,” she told us. “However, I didn’t realize that there was a $150 fee until the end.”

    There is also a $50 fee to transfer your plan to a new owner.

    Coverage caps

    HomeSafe’s limit of liability is capped at $10,000 total per year overall. Special AC/heating limits apply based on home size. Specific limits include:

    • Home systems: $3,000
    • Appliances: $2,000
    • Per optional coverage category: $3,000
    What reviewers say

    Overall, the company seems to provide good customer service and coverage, but there are some issues with communication and clarity regarding policies and procedures.

    “I called in the claim with HomeSafe and the technician came out the next day. Once he came out and gave his report that following day, HomeSafe rendered a decision.”
    Simone New York, NY
    “I have several houses with HomeSafe. It's easy to file a claim. I don't have to go through a lot of process to file the claim.”
    F Houston, TX
    “I talked to somebody from HomeSafe, and signup was easy and quick. Their price was excellent too.”
    Priscilla Cleveland, OH
    Pros
    • Customizable coverage
    • No annual price increases with continued coverage
    • Short waiting period
    • Ability to choose service tech
    Cons
    • Limited price transparency
    • Some communication issues
    • Phone call required to sign up
    HomeSafe availability

    HomeSafe is not available in California.

    Best for quick service
    ARW Home logo

    ARW Home

    4.4
    2,842 reviews
    ARW Home logo
    Monthly premium cost
    $49.99 to $89.99
    Labor guarantee
    30 days
    Service call fee
    $125
    Availability
    50 states
    Get a Quote Read Reviews
    Why we picked ARW Home

    ARW Home scored high on punctuality and speed satisfaction ratings. You can quickly submit a request online or over the phone, and reps are available 24/7. The company typically dispatches a technician within 24 to 48 hours of receiving a service request.

    Key takeaway: ARW Home is best for people who keep pricey electronics in their homes. The company offers more protection than most in the industry, including for everyday mishaps like spills, drops and screen cracks.

    Plans and pricing

    ARW Home plans cost $39.99 per month. That works out to $394.88 to $1,424.99 per year. Service call fees are $125 per visit.

    Coverage caps

    ARW often advertises a $5,000 annual limit for many of its plans. While individual items still have sub-limits (e.g., $1,000 for a water heater), the total amount they are willing to pay out across all claims in a year is often higher than budget competitors that might cut you off at $2,000 total.

    • Ceiling and attic fans: $500
    • Central air conditioning system: $2,500
    • Ductwork: $500
    • Electrical system: $500
    • Lawn sprinkler system: $200
    • Limited roof leak: $500
    • Plumbing system and stoppage: $500
    • Pool/spa equipment: $500
    • Septic system: $500
    • Septic tank pumping: $200
    • Sump pump: $500
    • Well pump: $500
    • Whirlpool tub: $500
    • Whole home humidifier: $500
    • Whole home water softener: $500
    • Wine refrigerator: $500
    What reviewers say

    Many have had positive experiences with quick responses and efficient service. Others have faced issues with denied claims, slow response times and difficulty in canceling policies.

    “Whenever we have claims with American Residential Warranty, my wife calls in and pays a fee, then somebody comes out to fix whatever needs to be fixed.”
    Edward Roswell, GA
    “Filing claims with American Residential Warranty has been seamless. We recently did one for the ice maker. It was a little sensor that had to be replaced on it. I do my claims online, then a contractor calls me back.”
    Ron Corpus Christi, TX
    “When I purchase the policy I was told there was a deductible then I go to make a claim and they tell me I have to pay my deductible first which is basically paying for this service to come out there to check out my appliance and then they issue you a check based on what the how old is and how much life is left in it well how much time.”
    Michael Saint Petersburg, FL
    Pros
    • Covers systems and appliances regardless of age or model
    • No limit on the number of claims
    • Covers multifamily homes and condominiums
    • Available nationwide
    Cons
    • Additional fees may apply
    • Doesn’t cover the cost of maintenance
    • No add-ons for appliances
    Best for roof coverage
    Choice Home Warranty logo

    Choice Home Warranty

    4.0
    74,743 reviews
    Choice Home Warranty logo
    Monthly premium cost
    $46.83 to $54.75
    Labor guarantee
    60 days
    Service call fee
    $100
    Availability
    49 states (not Washington)
    Get a Quote Read Reviews
    Why we picked Choice Home Warranty

    Not all companies we looked at offer roof coverage, but Choice Home Warranty is one of them. It can help pay for small, repairable leaks on certain roof types over your main living space. However, if a roofing issue involves missing shingles, worn materials, attached structures, or requires larger repairs or replacement, it won’t be covered.

    We also like that the company typically responds to service requests within four hours. This is a big plus when your air conditioner breaks in the summer or when your heater fails in winter.

    Key takeaway: Choice Home Warranty is best for homeowners who value quick, reliable service, simple claims and high payout caps.

    Plans and pricing

    Basic plans start at $49.17 per month and Total plans start at $57.50 per month. Both have a flat $100 service fee. Contracts last one year — expect to pay a $50 cancellation fee if you cancel early. However, you can transfer the contract with no penalty.

    What reviewers say

    Choice Home Warranty customers often mention the company’s quick service and its skilled technicians. Complaints are typically related to denied claims, which are common throughout the home warranty industry.

    “I have been a member here for some years now and never had any complaints. Customer service has always been great and so has the service.”
    Donald Mansfield, TX
    “The claims process online with Choice was easy and it was good dealing with the tech who came out. The only thing is that the price for the warranty keeps going up.”
    Corey Lynwood, IL
    “I have been with Choice Home Warranty for about 4 years, and so far they are every professional. Yes, sometimes they take a little long to dispatch the technicians (and it can be frustrating depending on the issues), but they usually handle the situation professionally.”
    Mina Miami, FL
    Pros
    • Optional roof leak coverage
    • No transfer fee
    • 24/7 customer service
    • No home inspection required
    • Reduced premiums with annual payments
    Cons
    • Some customer service complaints
    • Some claims denied

    Methodology: How we found the best home warranty companies

    The ConsumerAffairs Research Team evaluated home warranty providers using a structured scoring model. We assessed several metrics across three core areas: customer experience, coverage details and affordability. 

    1. Customer experience (based on verified reviews)

    Review data reflects verified feedback submitted to ConsumerAffairs between Feb. 1, 2025, and Jan. 31, 2026. In addition to measuring company response rate to reviewer feedback and customer reviews from the past six months, we measured satisfaction with:

    • Technicians
    • Customer service
    • Claims handling
    • Punctuality and speed
    • Coverage
    • Price
    • Refunds and payouts
    2. Coverage options and plan details

    Company-reported plan details are accurate as of publishing. We evaluated:

    • Number of available plans
    • Number of service call fee options
    • Service guarantee length
    • Roof leak repair availability
    • Electronics plan availability
    • Extra benefits (perks and add-ons)
    3. Affordability

    We considered starting monthly costs (based on each company’s lowest-priced plan option, using the highest service call fee tier available).

    How scoring works

    Companies earned a 0 to 10 score for every metric:

    • The top-performing company for a given metric earned a 10.
    • Other companies were scored relative to that leader.

    This standardized system lets us compare satisfaction data, pricing and plan features on the same scale.

    How winners were determined

    All companies were evaluated using the same 16 metrics. Award categories apply different weightings depending on what the designation highlights.

    For example, “Best value” places greater weight on pricing, while “Best claims handling” emphasizes claims satisfaction and customer service satisfaction.

    The company with the highest weighted score in each category earned the corresponding “Our pick for” designation. If a company ranked first in multiple categories, we awarded the designation to the next-highest scoring company in that category to highlight a broader group of top performers.

    Home Warranties Buyers Guide

    Jump into our guides and start learning

    In this guide

    Top Picks

    See who reviewers like

    Cinch Home Services logo
    American Home Shield logo
    First American Home Warranty logo
    See our top picks

    Simplify your search

    Compare plans tailored to your home & budget.

      Keeping 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 charge a monthly fee and a service fee for repairs. But each one offers different coverage options, prices 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.

      Key insights

      The average annual cost for a home warranty is about $791 in 2026.

      Jump to insight

      A home warranty can be worth it if you have an older home. It can also help if you’re buying or selling a house. It’s useful if you don’t have a big savings account.

      Jump to insight

      Home warranties only cover systems and appliances, so don’t expect coverage for all your household items (e.g., furniture, art).

      Jump to insight

      How to choose the best home warranty company

      To choose the right home warranty company, start by figuring out what kind of coverage you need. Compare plans, sample contracts and reviews for each company you’re considering.

      1. Figure out what kind of coverage you need

      Do you want to cover your appliances, systems or both? Are you looking for comprehensive or basic coverage?

      • Appliances-only plan: Good if your systems (like HVAC) are newer but your appliances are aging
      • Systems-only plan: Better if you’re not concerned about appliance repair costs but couldn’t afford repair or replacement of your major home systems
      • Combination plan: Best if both your home’s systems and appliances are old, or if you want higher coverage limits across the board

      2. Compare costs and value

      Get quotes from multiple companies (and ask if they match prices). As you research different plans, compare these things.

      • Monthly and annual fees: Look at the total cost for the year, not just the base plan cost. This is important if you're adding extra coverage.
      • Service call fee options: Each time a contractor comes out, you’ll pay a service fee (often $55 to $125). Some companies let you choose your deductible. In general, the higher the fee, the lower your monthly cost.
      • Coverage exclusions: Watch for payout caps and limits on specific items. For example, a plan may only cover up to $500 for refrigerator repair. You pay the difference if the fix costs more.
      • Costs for add-ons (e.g., second refrigerator, sump pump): If you want add-on protection for extras like pools, well pumps or additional appliances, make sure to factor in those costs.

      3. Look at sample contracts, including the fine print

      Most companies offer sample contracts you can review. You might have to search the website or contact customer service. Be sure to read the contract carefully and get answers to any home warranty questions you have before committing.

      The sample contract generally provides more extensive information about:

      • Covered items
      • Exclusions (like preexisting conditions) and coverage caps or limits
      • Waiting periods (typically 30 days)
      • The claims process
      • Additional fees (like for canceling your warranty)
      • Terms and limitations

      4. Read reviews

      The best way to understand what to expect from a home warranty company is to read reviews. Look for reviews from current and past customers on sites like ConsumerAffairs, BBB and Trustpilot.

      In our experience, home warranty customers care most about an easy claims process — without frequent claim denials — but happy reviewers also frequently mention the following:

      • Experienced, timely contractors: Contractors should know their craft, show up on time and complete repairs efficiently. A company with a reliable network of service providers can make or break your experience.
      • Transparent pricing: You don’t want surprise costs. Look for clear information about service fees, coverage limits and exclusions.
      • Easy claims process: Look for feedback about how easy it is to file a claim, whether online or by phone. 
      • Good customer service: A courteous customer service team can smooth out stressful situations by carefully navigating claims and resolving issues quickly.

      Home warranty company complaint trends and red flags

      Our analysis of more than 300 recent complaints about the lowest-rated home warranty companies shows several recurring problems:

      • Difficult claims process: Many companies require phone calls, long hold times, repeated documentation and multiple callbacks before even scheduling service.
      • Unreliable contractors: Customers report no-shows, unqualified technicians and repairs that cause more problems.
      • Questionable denials: Claims are often rejected for vague “preexisting conditions” or loopholes buried deep in the contract.
      • Extreme delays: Parts are “on backorder,” appointments are rescheduled repeatedly, and each step adds days or weeks.
      • Fine-print traps: Coverage limits, age caps and exclusions often appear only after the diagnostic visit and service fee.
      • Wear-you-down tactics: Many reviewers say the process is so frustrating that homeowners eventually give up or pay out of pocket.

      Key takeaway

      Some home warranty companies seem designed to delay, deny and frustrate rather than provide real protection. If you’re considering a plan, make sure you understand what’s covered and document every interaction from the start.

      How much does a home warranty cost?

      Home warranties cost $791 per year on average. The total cost of a home warranty depends on your base plan’s premium, service call fees and any add-ons you opt for.

      Monthly or annual premiums

      You can expect monthly fees to run between $30 and $90 a month. This is based on quotes we got from 22 companies. Comprehensive plans average around $60 per month.

      You typically pay a monthly fee of $30 to $90. You also pay a service call fee of $50 to $150 each time you make a claim.

      Service call fees

      Each time you make a claim, you pay a service call fee. This is like a deductible. It’s what you pay for a technician to visit your home and find the problem.

      Home warranty providers typically charge $50 to $150 per visit, depending on your plan and location.

      Add-on coverage

      Many home warranty companies let you customize your plan with add-ons (e.g., for a pool or sump pump). Depending on the company and item, expect to pay anywhere from $2 to $25 per month per add-on.

      Other home warranty cost factors

      Home warranty prices vary widely depending on a few factors:

      • Home size and type: Larger homes usually require broader coverage, which can mean higher premiums. If you have a small condo, you’ll likely spend less.
      • Level of coverage: Cheaper home warranty plans generally cover fewer items. Comprehensive plans that cover both systems and appliances tend to be pricier.
      • Location: Where you live matters — the cost of labor and materials differs by region.
      • Discounts: Many companies offer discounts (e.g., for multiyear plans) and other promotions.

      Example: total annual home warranty costs

      • Comprehensive coverage ($60 per month): $720 per year
      • Add-on for roof leak repair ($10 per month): $120 per year
      • Three claims ($100 service fee): $300
      • Total: $1,140 per year

      Average monthly home warranty costs by state

      *Quotes obtained for a three-bed, two-bath house in each state's most populous city in January, 2026.

      What does a home warranty cover?

      Home warranty plans cover the repair and replacement of home appliances and systems as a result of normal wear and tear.

      Home warranty system coverage

      • Electrical
      • HVAC
      • Plumbing
      • Water heater
      • Ductwork

      Home warranty appliance coverage

      • Washers
      • Dryers
      • Kitchen appliances (e.g., your dishwasher, refrigerator, oven/range/cooktop, garbage disposal and built-in microwave)

      Optional coverage

      • Central vacuum
      • Guest unit
      • Pool and spa
      • Roof leak
      • Septic systems
      • Stand-alone freezer
      • Sump pump
      • Water softener

      Home warranty exclusions

      Home warranty plans typically name specific exclusions. Even if your appliance or system is covered, the company may deny your claim if it’s for the following:

      • Preexisting conditions
      • Cosmetic damage (e.g., dents or scratches)
      • Improperly installed appliances or systems
      • Appliances or systems that have been modified with a third-party component
      • Anything currently under another warranty
      • Structural issues like foundation cracks
      • Specific components of a covered item.

      » MORE: Getting the most out of your home warranty

      Home warranty coverage limits and caps

      Home warranty contracts also include an annual per-item payout cap. Costs above that limit are your responsibility.

      For example, say your HVAC costs $3,200 to fix. But your limit is $3,000. You'll pay the extra $200 plus your service fee.

      Appliance caps usually range from $1,500 to $3,000 per item. System limits are typically higher, ranging from $2,000 to $5,000 per item. Add-on items have limits as well.

      Some providers also set a maximum they’ll pay in total over a plan year.

      Is a home warranty worth it?

      A home warranty may be worth it if your home is older, you’re selling your home, or you own a rental property. Many homeowners like their warranty plans for peace of mind. But not everyone gets a chance to use their coverage.

      When is a home warranty worth it?

      A home warranty is helpful if any of these are true.

      • Your home is older: If your home has older systems or appliances, they're more likely to break down.
      • You’re selling your home: In some areas, it’s common for the seller or agent to include a warranty in the sale price. This can make your home more attractive to potential buyers.
      • You own a rental property: A home warranty for a rental property protects you from unexpected and costly repairs to major systems and appliances, providing a safety net for your investment.
      • You’re a first-time homebuyer: A warranty can give you peace of mind. This is true if you’re not sure how long your home's systems and appliances will last. It also helps if you worry about repair costs.
      • Your appliances are nearing the end of their lifespan: Most major appliances last nine to 12 years. Many HVAC systems can start to age after just five years of use. A warranty can cover the repair or replacement of these items.
      • You can’t afford a huge repair expense: Instead of spending hundreds or thousands for a single repair, you can pay relatively small amounts each month for warranty coverage.

      » COMPARE: Top home warranty for older homes

      When is a home warranty not worth it?

      A home warranty may not be worth it if: 

      • Your home is new: If your home is a new build, its systems and appliances may still have a manufacturer warranty. You don’t want to end up paying for duplicate coverage.
      • You have a large emergency fund: Monthly warranty payments are good for budgeting. But you might not benefit in the long run if you can afford to pay for repairs yourself.
      • You have specific contractors you prefer: Some warranty providers have limited technician networks. A warranty may not be for you if you want full freedom to hire your own contractors without restrictions.

      How much can you save with a home warranty?

      Ultimately, how much a home warranty can save you depends on the cost of any covered repair or replacement that comes up.

      The Consumer Financial Protection Bureau's Home Loan Toolkit stresses reserving 1% to 3% of a home's value for repairs and maintenance per year. For most homes, this would be far more than a $300 to $900 yearly home warranty premium, plus a few $100 service fees. That could mean saving several thousand dollars if something goes wrong.

      Average repair/replacement costs for covered items

      As illustrated below, home repairs can be pricey. Say you paid $900 for a year of coverage. And you would have spent $3,000 that year on a plumbing problem. It was definitely worth it.

      Home warranty pros and cons

      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.

      Pros

      • Cost control for essential repairs
      • Convenience
      • Transferability to new homeowner
      • Potential savings

      Cons

      • Claims processes can be difficult
      • Coverage limits and caps
      • May not be able to choose your contractor
      • Chance you won’t use it

      FAQ

      What is a home warranty?

      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.

      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.

      What is the difference between a home warranty and homeowners insurance?

      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.

      Put simply, home warranties cover items that fail because of normal wear and tear. Homeowners insurance covers damage and loss caused by outside forces such as fire and severe weather. It’s often required by mortgage lenders.

      Do home warranties cover plumbing?

      Yes, most systems plans cover plumbing, though specifics vary. Generally, plumbing coverage includes repairs for gas, drain, water and vent lines; shower and tub valves; built-in bathtub pumps; and clearing of sink, shower, tub, toilet, drain and sewage stoppages.

      Do home warranties cover HVAC?

      Yes, most home warranty systems plans cover some HVAC elements, though coverage may be limited or capped depending on the plan. Check out sample contracts to be sure your AC and heating systems are covered. As with most types of warranty coverage, general maintenance like HVAC tuneup typically isn’t included.

      » COMPARE: Best warranties for furnaces

      Do home warranties cover foundation repair?

      No, most buyer and seller home warranties don’t cover structural elements like foundation. If you purchase a new-construction home, however, look into what type of coverage your builders provide. They should offer coverage for your home’s structure for a certain period of time.

      How much does a home warranty cost per month?

      Most home warranties cost between $30 and $90 per month, depending on your coverage level, location and any add-ons you choose. Comprehensive plans that cover both systems and appliances typically cost around $60 per month on average.

      Can you cancel a home warranty anytime?

      In many cases, you can cancel a home warranty at any time, but the terms depend on the provider. Some companies offer a full refund if you cancel within a certain period (often 30 days). After that, you may receive a prorated refund minus any service costs or cancellation fees. Always check your contract for specific cancellation terms.

      Get expert advice on home warranties

      We asked experts for their insights into the advantages and financial benefits of home warranties.

      Based on your knowledge, which home systems are prone to fail and could potentially benefit from a coverage plan?
      Carlos Martín

      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.

      Read their bio
      Ben Bigelow

      Ben Bigelow

      Associate professor and director, Lemon Construction Science Division, University of Oklahoma

      None 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 bio
      What financial steps can a homeowner take to prepare for unexpected repair expenses?
      Yi Liu

      Yi Liu

      Assistant professor, finance, St. John Fisher University

      Homeowners 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 bio
      Golnaz Motie

      Golnaz Motie

      Assistant professor, economics, Western Kentucky University

      There are three steps that can help homeowners to prepare for unexpected repair expenses:

      1. Homeowners should make a list of repairs that are not covered by their homeowners’ insurance. That list should include information about the costs of the repairs and how often such repairs might be needed.
      2. Homeowners should save a fixed amount of money each month for a home emergency fund. The amount of money needed in such a fund depends on the estimated costs of repairs in each homeowner’s list of repairs mentioned above.
      3. The probability of facing unexpected repairs depends on the age of the home systems and the appliances. If a home is relatively new, the homeowner should keep track of receipts and warranties for systems and appliances. If they have purchased an older home with outdated systems and appliances, or if their appliances do not have warranties, they should consider getting a home warranty that can help them with expenses associated with normal wear and tear not covered by most homeowners’ insurance.

      Read their bio
      In your experience, what are the most common causes of financial burdens for homeowners related to home systems or appliances?
      Thomas Patrick

      Thomas Patrick

      Professor, finance, The College of New Jersey

      Financial 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 bio
      Golnaz Motie

      Golnaz Motie

      Assistant professor, economics, Western Kentucky University

      Lack 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 bio
      Yi Liu

      Yi Liu

      Assistant professor, finance, St. John Fisher University

      From 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 bio
      Disclaimer

      Information 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.

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        Guide sources

        ConsumerAffairs writers primarily rely on government data, industry experts and original research from reputable publications to inform their work. Specific sources for this guide include:

        1. National Home Service Contract Association, “Regulatory History of Home Service Contracts in United States.” Accessed Jan. 21, 2026.
        2. Federal Trade Commission, “So what’s the deal with ‘home warranties’?” Accessed Jan. 21, 2026.
        3. Cornell Law School Legal Information Institute, “Home warranty.” Accessed Jan. 21, 2026.

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