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Find the Best Home Warranty Companies

Read our guide to discover the best home warranty company for you. We look at how home warranties work, how much they cost and what to look for in a contract to ensure you get the right coverage. These warranties cover expensive repairs to systems and appliances that fail because of normal wear and tear.

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    by Michele Lerner Mortgage & Real Estate Contributing Editor
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    Compare Reviews for Top Home Warranty Companies

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    American Home Shield
    Read 51,948 Reviews

    Choose from four plans to cover systems, appliances or both. Combo plan starts at $45 per month. Deductibles range from $75 to $125. 60-day workmanship guarantee. Extended warranties for electronics also available.

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    American Residential Warranty
    Read 1,302 Reviews

    Choose from five plan options that range from kitchen coverage to a bundle package that provides comprehensive protection. Premium prices start at $29.99 with deductibles of $55.

    Learn More Call Now Toll Free (217) 281-0462
    America's 1st Choice Home Club
    Read 1,279 Reviews

    Choose from four plan options ranging from systems-only to platinum-level coverage. Premiums as low as $395 a year when paid in full. Deductibles range from $75 to $125.

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    Select Home Warranty
    Read 10,127 Reviews

    Select from three plan options. Monthly premiums start at $35 with deductibles as low as $45. No service recall period. Roof coverage included. Special promotions include free extra months on your contract.

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    Choice Home Warranty
    Read 19,935 Reviews

    Offers two plans with basic or comprehensive coverage. Get a plan for around $40 per month with an $85 repair service fee. Optional coverage for limited roof leak protection available. 90-day guarantee on parts, 30-day on labor.

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    Total Home Protection
    Read 1,189 Reviews

    Offers two plans covering select systems and appliances. Premium costs vary by location and home details with standard deductibles of $75. Optional add-on coverage also available.

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    2-10 Home Buyers Warranty
    Read 6,015 Reviews

    Provides coverage for major systems and appliances. Premiums range from $30 to $40 with $75 to $100 deductibles. Appliance replacement costs covered. Roof leak coverage available. Provides structural warranties for new homes.

    First American Home Warranty
    Read 6,633 Reviews

    Opt for one of two plans covering appliances or appliances and systems. Monthly costs around $40 for the premier plan with deductibles between $50 to $100 with unlimited service requests.

    Learn More Call Now Toll Free (855) 292-5827
    Cinch Home Services
    Read 4,330 Reviews

    Offers three plans starting at appliances-only and going up to comprehensive coverage. Combo plans average $54.95 a month with standard deductibles of $125. Warranties include a 180-day guarantee on repairs or service.

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    Liberty Home Guard
    Read 148 Reviews

    Covers individual systems, appliances or both. Plans start at $1 a day plus a $60 service fee. Use of out-of-network contractors available. Add-on gutter cleaning, floor cleaning and pest control coverage.

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    HMS Home Warranty
    Read 4,290 Reviews

    Offers a variety of plans with specific coverage options based on location and home type. Monthly cost between $40 to $50 per month with a $100 deductible. Realtors can buy a home warranty as a gift for their clients.

    OneGuard Home Warranties
    Read 575 Reviews

    Offers three home protection plans for residents of Nevada, Texas and Arizona. Premiums vary by state but may be as low as $25 per month. Deductibles are $69. Some home maintenance services included.

    Learn More Call Now Toll Free (844) 482-7396
    The Home Service Club
    Read 733 Reviews

    Choose from two plans with standard or comprehensive coverage for systems and appliances. Optional add-ons available. Premiums and specific coverage vary by state, but average $35 a month. Deductibles range $65 to $125.

    HomeServe
    Read 510 Reviews

    Offers individual and combo plans for heating, cooling, plumbing and electrical systems. Costs vary by location but may be as low as $5.49 a month. Charges no deductibles. Provides a one-year guarantee on most repairs.

    Home Warranty of America
    Read 2,582 Reviews

    Offers two plan options, including a premium plan that covers more than 30 systems and appliances. Custom plans with optional add-ons available. Pricing starts around $40 a month with deductibles from $75 to $100.

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      How to buy a home warranty

      couple looking at budget

      Home warranties are designed to help homeowners pay for expensive home repairs related to the breakdown of major home systems, like heating or plumbing, and major appliances, like refrigerators or water heaters. Home warranty providers do this by charging customers a monthly premium in exchange for providing repairs at a set service call fee, which can save homeowners thousands of dollars over the length of their contract.

      To buy a home warranty, find a company you trust and select a plan that covers the systems and appliances essential to your home. You can buy a home warranty by following these steps:

      1. Determine your coverage needs
        Most home warranty providers offer coverage for both appliances and home systems. These plans are provided in combination plans or separately as individual appliance-only or systems-only coverage plans. Combination plans are ideal for most customers, but some homeowners may prefer to cover only one or the other. If your appliances are new and covered under a manufacturer’s warranty, you may want to opt for a systems-only home warranty plan to cut down on your monthly premium cost.
      2. Know what you can afford
        Companies that provide home warranties charge a monthly premium for their services, generally around $50 a month. If cost is a significant factor for you, shop around for the best deal or consider opting for less coverage to reduce the price.
      3. Research and compare providers
        Researching home warranty providers is the most critical step when choosing a plan. As you research, we recommend comparing the following factors:
        • The monthly or yearly cost
        • Service call fee
        • Plan options
        • The number of covered systems and appliances
        • What optional or add-on coverage is available
        • The service recall period
        • Any caps or maximum payout limits the company sets in their contract terms

        Once you select your provider and are ready to make a purchase, you’ll likely be required to enter a 30-day waiting period before your service contract goes into effect. Once this period has passed, you can use your home warranty as often as needed.

      MORE ON HOME WARRANTIES

      How home warranties work
      Home warranty costs: Are home warranties worth it?
      Home warranty plans and coverage

      Types of home warranties

      Companies sell home warranties that target different needs. Some of the most common types of home warranties are:

      Homeowners warranty
      Homeowners can purchase a home warranty at any time. Providers offer home warranties that fit different needs, so you can find one that works for you whether you're getting ready to sell your home or planning on staying in it for the foreseeable future.

      Homebuyer’s warranty
      People often buy home warranties at the same time a house is purchased. These warranties become effective on the day of closing and can be purchased by the buyer or by the buyer’s real estate agent. Homebuyers can purchase this type of warranty up to 90 days after closing.

      Seller’s home warranty
      Purchasing a home warranty while your house is on the market is a smart move. Not only can you quickly fix any issues that crop up while your home is for sale, you can help close the deal by providing potential buyers a home warranty that transfers into their name after the sale. This warranty helps relieve a buyer's anxiety about future repair bills, so it’s especially useful to purchase home warranties when selling an older home.

      Home warranties for rental properties
      Landlords greatly benefit from the security of a home 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.

      New construction warranty
      New construction warranties are provided by home builders to offer extra protection for new properties. These warranties are available in different terms, ranging from a one-year warranty to ensure the overall quality of the construction to 10- or even 20-year warranties for critical items such as the home’s foundation.

      Condo home warranty
      Condo home warranties are similar to traditional home warranties. One unique issue condo owners encounter is finding coverage for shared home systems. For example, most condo home warranties don’t cover an air conditioning system used by two condos.

      Mobile home warranty
      Mobile home warranties are like traditional home warranties, but they focus more on the systems and appliances most common in mobile homes.

      Tips for choosing a home warranty plan

      woman meeting home service technician

      When choosing a home warranty plan, the most important things to review are cost and coverage. You can break any home warranty offer down into a few main components.

      • Monthly premium
        This is the price you pay each month for coverage, regardless of whether you use the service. The average monthly cost for home warranties ranges between $40 and $60 per month, but don’t be tempted by a lower monthly price before you compare coverage. Paying a little more is often worth it for more comprehensive coverage.
      • Number of covered systems and appliances
        Most companies offer several home warranty plans. Many providers divide their offerings into home appliance warranties, home system warranties and combination plans. A combination plan generally gives you the best value.
      • Claim submission process
        See what the process is when something goes wrong in your home and you need to file a claim. Do you have to jump through hoops? Wait several days for processing? Look for a company with multiple methods of contact, including a U.S.-based call center and a 24/7 online claim submission portal. Most home warranty companies provide their promised maximum turnaround time for a service call in their contracts. Look for a company that sends someone out within 24 hours. Be sure to see what the company’s policy is for weekend and holiday repairs.
      • Service call fee
        You pay a service call fee each time your home warranty company sends a technician to your property. A typical service call fee is $75. Some home warranty companies offer a higher service call fee in exchange for a lower monthly premium — this may be a good trade-off for those in newer homes with a lower chance of needing high-cost repairs.
      • Service recall period
        The service recall period is the length of time the home warranty company guarantees a repair — typically 30 to 90 days. If you experience a repaired problem again within this window of time, you don’t have to pay a second service call fee to have a technician come out and make the repair again.
      • Limitations in the service contract
        Many home warranty companies provide sample contracts on their website. While no one wants to read through more than 20 pages of small print, these are valuable resources worth reviewing — especially if you know what to look for. We recommend scanning for the following:
        • Is an inspection required before purchasing a home warranty?
        • Are there any set caps or maximum payout limits for the contract term or on a per-item basis?
        • What is the company’s item replacement policy?

      Home warranty FAQ

      What do home warranties cover?
      Home warranties typically cover most major home systems, such as heating, air conditioning, plumbing and electrical. Home warranties also cover appliances, including refrigerators, washers, dryers and water heaters. To better understand what home warranty plans cover, read our resource on home warranty plans and coverage.
      How much are home warranties?
      Home warranties cost between $40 and $60 a month, on average, or around $600 annually. Depending on the coverage you choose, you may pay a little more or a little less. In addition to your premium, you’re charged a service call fee any time a technician is sent to your home to diagnose or make a repair. Service call fees are $75 per visit on average.
      Are home warranties worth the cost?
      A home warranty can easily pay for itself with one major repair. If you have an older home, your appliances are no longer under manufacturer warranty or your savings account is not equipped to handle a significant expense, the cost of a home warranty premium is likely worth it.
      How long do home warranties last?
      Most home warranty contracts are one year in length and renewable every year.
      Who pays for a home warranty?
      Buyers, sellers, real estate agents and current homeowners are all eligible to buy a home warranty protection plan. When it comes to real estate transactions, who purchases a home warranty may differ depending on the location and circumstances of the sale. In many areas, it’s customary for the seller or real estate agent to package a home warranty as part of the price of the home as an added benefit to the buyer. This can be particularly attractive for first-time buyers or people purchasing older homes that are more likely to need repairs.

      Home warranty benefits for sellers:

      • Protect your home while it’s on the market
      • Attract more interested buyers
      • Close deals faster

      Home warranty benefits for sellers:

      • Peace of mind, especially when buying an older home
      • Convenient, reliable service around the clock
      • Renewable each year
      Do home warranties replace appliances?
      Yes. Generally speaking, most home warranty plans provide replacement appliances if their technician deems the appliance to be beyond reasonable repair. If a replacement is necessary, the home warranty company may give you the cash equivalent so you can choose the replacement appliance.
      Will a home warranty replace old HVAC systems?
      Most home warranty plans cover HVAC repair. To get an old HVAC system replaced, the system must no longer be functioning and be determined to be beyond repair. Many home warranty providers specify payout limits or per-item caps in their service contracts that may or may not cover the complete replacement of the system. Be aware of this and read your policy carefully so you know what to expect.
      Should I get a home warranty?
      If you’re worried about finding a reliable contractor or having the funds to pay for unexpected repairs, you may want to spend a few hundred dollars on a home warranty for protection. Particularly, you may want to consider a home warranty in the following situations:
      • You own an older home: Older homes usually have older appliances and systems. Purchasing a home warranty provides extra assurance that your vintage charmer is around (and in working order) for generations to come. Be sure to pay attention to how plans treat pre-existing conditions. While most home warranty companies do not conduct inspections, claims are likely to be denied if the breakdown is a result of a known problem or defect.
      • You don’t have a large savings account: If you don’t have a sizeable rainy day fund set aside for unexpected expenses, such as your AC going out or your dishwasher calling it quits, a home warranty protects you for a relatively small monthly price tag.
      • You’re not handy: Those who have not owned a home before or are unfamiliar with maintaining major systems and appliances should consider how much a plan covers and how much 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’re preparing to sell your home: Sellers and listing agents should consider purchasing a plan to attract homebuyers and protect the house while it’s on the market.
      Should I renew my home warranty?
      To decide if your home warranty is worth renewing, ask yourself a few questions.
      • How old is your home?
      • How old are the systems and appliances in your home?
      • Did you use your home warranty in the previous year?

      If the systems and appliances in your home are more than 10 years old, you might want to think seriously about renewing your home warranty. If you’re on the fence, one of the best questions you can ask yourself is: have you used your home warranty? If you have, did the warranty save you a significant amount of money on repairs? Was the company easy to work with? If you didn’t use it, do you feel your monthly payment would be more useful if you put it into a personal home repair savings account?

      Also consider if you want to make any adjustments to your plan, including adding or removing covered items to make the policy a better fit for your home.

      Which home warranty is the best?
      The home warranty market is crowded, and you have no shortage of available providers. The “best” home warranty is the one that provides the coverage you want at a price you can afford.

      Compare popular home warranty providers:

      What is a home protection plan?
      Protection plans are similar to home warranties. One important difference between home warranties and home protection plans is that protection plans often provide routine maintenance services. They also typically cover just one appliance or home system, which leads to consumers buying them selectively. Unfortunately, some companies refer to their home warranties as “home protection plans,” which adds to the confusion. Whatever the agreement is called, make sure you understand the terms, coverage and all associated costs before buying.

      Our favorite home warranty companies

      To select our favorite home warranty providers, we looked at average cost, coverage, contract terms and conditions and service call fees for the top 15 home warranty companies in the industry.

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      Our Favorite
      American Home Shield

      Company nameContact
      American Home Shield Logo
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      • Number of plans: 4 plan options
      • Contract length: 1 year

      American Home Shield is one of the biggest players in the industry, and it offers some of the best coverage on the market. We love the company for its “Build Your Own” plan, which allows customers to completely customize their coverage to protect exactly what they need at the right price. We recommend AHS for customers looking for complete coverage. AHS does not require a pre-inspection, and you can get a plan at any time, regardless of the age of your home’s systems and appliances.

      Great Value
      Liberty Home Guard  

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      Summary
      • Number of plans: 3 plan options
      • Contract length: Monthly, annual and multi-year

      Liberty Home Guard offers customers comprehensive coverage for systems and appliances, including your refrigerator’s ice maker and whirlpool baths, which often require add-on coverage under other warranty plans. Liberty also offers a wide range of optional add-ons, including coverage for pools and spas, sump pumps, well pumps and septic systems as well as less common options such as re-key, pest control and cleaning services. Total Home Guard covers household appliances and home systems. Liberty Home Guard advertises that customers can pay less than $1 a day for their Appliance Guard or Systems Guard plans and less than $1.50 a day for their Total Home Guard plan.

      Great Service Coverage
      Select Home Warranty

      Company nameContact
      Select Home Warranty Logo
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      LogoSummary
      • Number of plans: 3 plan options
      • Contract length: 1 year

      Select Home Warranty offers three different home warranty plans starting at $36 a month. Each plan is customizable, and the company offers free quotes. Select Home Warranty has a network of local professionals who perform all repairs and replacements, and it lets clients submit claims online. The company offers multiple discounts, including savings for those who purchase multiple-year coverage. It also allows clients to add home warranty coverage for pools, sprinkler systems and well pumps. The company offers roof coverage with all of its plans.

      Our favorite warranty companies compared

       american home shieldliberty home guardselect home wararnty
      Accredited Partner
      Average yearly cost$600$540$465
      Plans available433
      Service call fee$75, $100 or $125$75$60 - $75
      Service recall period60 days on parts
      60 days on labor
      60-day workmanship guaranteeNone
      Availability49 states
      Unavailable in AK
      48 states
      Unavailable in CA and WA
      45 states
      Unavailable in CA, NV, NY, WA and WY
      Support24-hour online claim system24-hour claims system24/7 online claims center
      Customer satisfactionAmerican Home Shield reviewsLiberty Home Guard reviewsSelect Home Warranty reviews
       Accreditation ProgramAverage yearly costPlans availableService call feeService recall periodAvailabilitySupportCustomer experience
      american home shield$6004$75, $100 or $12560 days on parts
      60 days on labor
      49 states
      Unavailable in AK
      24-hour online claim systemAmerican Home Shield reviews
      liberty home guard$5403$7560-day workmanship guarantee48 states
      Unavailable in CA and WA
      24-hour claims systemLiberty Home Guard reviews
      select home warranty$4653$60 - $75None45 states
      Unavailable in CA, NV, NY, WA and WY
      24/7 online claims centerSelect Home Warranty reviews

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        Compare Reviews for Top Home Warranty Companies

        Amazon Home Warranty
        Read 156 Reviews

        Offers home warranty packages for basic appliances and major systems. Pay $48 a month for combo plan, plus a $75 fee per service visit. 90-day guarantee on parts, 30-days on labor. Use an independent contractor with approval.

        Landmark Home Warranty
        Read 1,647 Reviews

        Offers two plan options to residents in Nevada, Arizona, Utah, Texas, Oregon and Idaho. Prices vary by state but may be as low as $34 a month. Typical deductible is $60.

        Old Republic Home Protection
        Read 759 Reviews

        Offers four plans with coverage levels and costs that vary by state. Premiums start at $30 a month with $75 or $100 deductibles. Contracts available in Spanish.

        Fidelity National Home Warranty
        Read 86 Reviews

        Find multiple plan options in nine states for existing homes and new construction. Deductibles vary by state but are as low as $65. Offers optional add-on coverage.

        GE Service Contracts
        Read 242 Reviews

        Offers in-home service for repairs of qualifying appliances. The Service Protection Advantage plan, which provides extended warranties for the GE appliances, is provided through Assurant Inc.

        Home Security America
        Read 218 Reviews

        Choose from basic or 7-Star coverage. Premiums vary by location but are generally between $30-$40 per month with deductibles of $75 to $100.

        Allied Home Warranty
        Read 24 Reviews

        Offers a base plan that can be customized with a variety of coverage options. Premiums as low as $33 per month. Charges $60 deductibles. Provides discounts to military, police, fire and EMS workers.

        365 Home Warranty
        Read 31 Reviews

        Offers three home warranty plans. Monthly cost ranges between $30 and $45 depending on selected coverage. Charges $75 deductible. TV and PC protection available. Military, veteran and other discounts offered.

        American Home Guardian
        Read 17 Reviews

        Serving customers in Texas, Arizona, Utah and Nevada. Provides basic or premier plans with premiums as low as $33 a month. Charges $65 deductibles. Offers upgraded coverage for select items.

        by Michele Lerner Mortgage & Real Estate Contributing Editor

        Michele Lerner, author of “HOMEBUYING: Tough Times, First Time, Any Time”, has been writing about personal finance and real estate for more than two decades. Michele writes for regional, national and international publications in print and online for a variety of audiences including consumers, real estate investors, business owners and real estate professionals.