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Best Home Warranty Companies

Profile picture of Michele Lerner
by Michele Lerner Mortgage & Real Estate Contributing Editor

A home warranty is a service contract that helps homeowners cover costly, unexpected repairs on home systems and appliances that break down due to normal wear and tear.

Many home sellers and real estate agents buy a home warranty as a buyer’s incentive. Owners of existing homes can purchase a home warranty to cover items such as heating and air conditioning systems, plumbing and electrical systems and appliances.

Compare Reviews for Top Home Warranty Companies

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American Home Shield
Read 29172 Reviews

Either choose from 3 plans that cover 11 systems, 10 appliances or a combination of both or build your own plan for customized coverage. Premium costs vary by location; deductibles range from $75-$125. Payment plans available.

Choice Home Warranty
Read 13783 Reviews

Offers 2 plans with basic or more comprehensive coverage. Deductibles for either plans are $60 per repair. You can also add optional items like pools or septic systems. Premiums vary based on location and home type and size.

Select Home Warranty
Read 4205 Reviews

Select from 3 plan options that include systems, appliances or both. Premiums begin at $429 with deductibles as low as $60. Customers can also add additional optional items or systems not included in the standard policies.

Total Home Protection
Read 513 Reviews

Offers 2 coverage plans that both cover select systems and appliances. Premium costs vary by location and home with standard deductibles of $60. Optional additional coverage is also available.

First American Home Warranty
Read 4842 Reviews

Opt for one of 2 plans: a basic plan that covers appliances or a premier plan that includes appliances and systems. Deductibles range from $50-$100 with unlimited service requests. Premium costs vary by region and plan options.

American Residential Warranty
Read 729 Reviews

Choose from 5 plan options ranging from kitchen coverage to a bundle package that provides comprehensive protection. Premium prices start at $29.99 (just over $359/year) with deductibles of $55.

America's 1st Choice Home Club
Read 552 Reviews

Choose from 4 plan options ranging from systems-only to platinum-level coverage. Additional customization is also available. Premiums as low as $395 (when paid in full) with deductibles from $60-$100.

Home Warranty of America
Read 1761 Reviews

Choose from 2 plan options, including a premium plan that covers over 30 systems and appliances. Customize plans with optional add-ons. Pricing starts around $40/month with deductibles from $75-$100.

TotalProtect Home Warranty
Read 2833 Reviews

Decide from 3 plan options starting at appliances-only and going up to comprehensive coverage. Premiums vary by state with standard deductibles of $125. Warranties include 180-day guarantee on repairs or service.

HMS Home Warranty
Read 2162 Reviews

Find a variety of plans with specific pricing and coverage options based on location and home type. Realtors can buy a home warranty as a gift for their clients through the website. Deductibles as low as $100.

OneGuard Home Warranties
Read 291 Reviews

Offers 3 home protection plans for residents of Nevada, Texas and Arizona. Premiums vary by state but may be as low as $379. Deductibles are $69. Some home maintenance services included. Optional coverage is also available.

2-10 Home Buyers Warranty
Read 1911 Reviews

Provides a home warranty option that includes both major systems and appliances with add-on coverage possible. Premiums differ by state with deductibles of $75-$100. Appliance replacement option available.

Landmark Home Warranty
Read 1485 Reviews

Find 2 plans with optional add-ons for residents in Nevada, Arizona, Utah, Texas, Oregon and Idaho. Prices vary by state but may be as low as $34/month. Deductibles average around $60.

Cross Country Home Services
Read 241 Reviews

Works with TotalProtect Home Warranty to provide 3 plans. Plans start at only appliances with premium costs that vary by location. Deductibles are $125. 24/7 customer service. Warranties include a 180-day guarantee on repairs.

Old Republic Home Protection
Read 658 Reviews

Offers a variety of plans with coverage levels and costs that vary by state. Examples of plans include Economy, Standard, Platinum and Ultimate. Premiums may be as low as $295 with deductibles from $0–$100.

The Home Service Club
Read 174 Reviews

Choose from 2 plans with standard or comprehensive coverage for systems and appliances with optional add-ons available. Deductibles range $65–$125. Premiums and specific coverage vary by state.

HomeServe USA
Read 33 Reviews

Provides individual and combo plans for heating, cooling, plumbing and electrical systems. Costs vary by location but may be as low as $4 per month ($48/year) with no deductibles and a one-year guarantee on most repairs.

GE Service Contracts
Read 196 Reviews

The company offers in-home service for repairs of qualifying appliances. A Service Protection Advantage plan, which provides extended warranties for the brand’s appliances, is offered through Assurant, Inc.

American Home Guard
Read 226 Reviews

Provides 3 plan levels for systems, appliances or both with optional additional coverage. Premiums as low as $529 with deductibles of $45. Offers military and veteran discounts as well as a 30-day money back guarantee.

Assurant Service Protection Advantage
Read 225 Reviews

Offers protection plans for working appliances that range from 1–10 appliances. Prices vary based on appliance age and type but could be as low as $65. Deductibles also vary but could be as low as $50.

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Common questions about home warranty service contracts

What does a home warranty cover?

What's covered by your home warranty will vary based on your location and the level of coverage you choose. All home warranty plans are different, but most providers offer coverage for heating and electrical systems, plumbing stoppage, water heaters, ductwork, refrigerators, dishwashers and even ceiling fans. You can add additional coverage to your plan for items like pools and spas, well pumps, septic pumps and stand-alone freezers. Here are some tips for choosing a home warranty plan that fits your needs and budget:

  • Read the plan: Before purchasing a home warranty policy or relying on one, read the details so you understand which appliances and systems are covered. For example, a basic plan might cover your heating system but not your air conditioning unit. On the other hand, you don't want to pay for coverage you won't use. If you've recently updated your appliances, you may want to opt for a systems-only plan. Some providers, like American Home Shield, allow you to build your own plan–which might make sense for some homeowners.
  • Check for coverage limits: Every home warranty company limits their coverage for specific systems and appliances to a maximum of $500, $1000 or $1500, which may not fully pay for a replacement if one is needed. Ask about the limits before purchasing a warranty.
  • Opt for extra coverage when necessary: If you want to have your garage door opener, central vacuum system or septic system covered by a home warranty, you may have to pay for enhanced or optional coverage. Before choosing a home warranty provider, make sure they offer coverage for any special or unusual home items you want to protect.

How much does a home warranty cost?

The average cost of a home warranty service contract ranges between $350 to $600 per year. The cost will vary depending on your state and the level of coverage you choose. To decide if a home warranty is worth it, first estimate the cost of repairing or replacing your appliances and systems, then compare that to the annual cost of a home warranty plus the service fees.

  • Trade service call fees: A trade service call fee is the amount due to the contractor when they visit your home. Service fees vary according to the home warranty provider and plan you choose, but average $60 to $100 per service call. Find out if you’re charged a fee for repeat visits for the same problem.
  • Available discounts: Some home warranty companies, like Select Home Warranty, offer discounts for customers who opt for multiple year coverage. If you plan on renewing your home warranty, talk to your provider about any discounts that might be available when you sign up.

Are home warranties worth it?

When appliances like your refrigerator, water heater or air conditioning unit break down from normal wear and tear, homeowner’s insurance probably won’t cover repair or replacement. If your appliance is old enough to have passed its manufacturer warranty, you’ll be covering repair or replacement out of pocket. You can avoid this scenario by purchasing a home warranty before the problem occurs.

  • It depends on the age of your home: If you’re in a brand new home, a manufacturer’s warranty on your new appliances will cover you for a year or longer. And if you have both a home warranty and a manufacturer’s warranty at the same time, the manufacturer’s warranty will pay for the repairs, not the home warranty. But if you’re in an older home, with older appliances, those appliances might soon fail. A 15-year-old refrigerator is probably on its way out, and unless you’ve got the cash to pay for a new one, a home warranty might be a wise investment.
  • It depends on which items you want to cover: Home warranty companies set their own rules about which appliances they will and won’t cover, as well as how much money they’ll supply for repairs or replacements. A new AC unit might cost $4,000, but a home warranty company might only cover $2,000 of that. Most home warranty companies offer a variety of coverage plans, so shop around and find coverage based on the appliances you’re most concerned about.

What's the difference between a home warranty vs. home insurance?

Homeowner’s insurance is vital for the protection of your house; in fact, homeowners insurance is required by most lenders if you take out a mortgage loan to finance your home. A home insurance policy only protects your house from damage or loss caused by specific events like theft, fire, natural disasters or vandalism. So, if your fridge is destroyed in a fire, homeowners insurance will replace it; if it finally breaks down after years of use, your home insurance won’t cover it. A home warranty is a service contract that can supplement your insurance, depending on what you need.

    Can I choose my home warranty service provider?

    Most home warranty companies require the use of their service providers to make sure the work is completed appropriately and for a reasonable fee. Many homeowners appreciate this perk because it relieves them of the burden of finding someone qualified.

    Don't expect to be reimbursed for work you do yourself or for expenses incurred if you hire your own contractor. Make sure you’re comfortable with the contractors the company will employ by asking yourself the following questions:

    • Are the service providers licensed?: Read the fine print of the home warranty to find out whether the company requires contractors to be licensed, bonded and insured. Also ask how the company screens potential contractors and how they’ll communicate with you about the service providers who will be in your home.
    • How will the company handle a complaint?: If you’re unhappy with the service you receive, find out if the company will send out a different contractor and whether or not you’ll be charged an additional service fee. Check to see if the warranty company evaluates customer satisfaction with their service providers.

    Why are some home warranty claims denied?

    A home warranty may not pay repair costs for all covered appliances and systems. Be aware of the circumstances under which the home warranty company can deny payment.

    • Improper installation or maintenance: Home warranties only cover working appliances and systems, so if there’s evidence that your sump pump was installed incorrectly or your water heater was not properly maintained, the repair payment could be denied.
    • Unusual wear and tear: Items that are normally covered by a home warranty policy, such as a whirlpool tub, may not be covered if your tub shows signs of being improperly used.
    • Code violations and permits: If the components of your heating or electrical systems don’t meet local building codes, the warranty company won’t necessarily repair them. Most companies will not complete work if a permit is needed, and only a few warranty companies pay permit fees.

    Types of home warranties

    Homeowner Warranty

    Homeowners who are not listing their home for sale or who purchased their home more than 90 days before applying for the warranty can purchase a Homeowner Warranty. Sometimes these warranties do not go into effect for 30 days.

    Seller Home Warranty

    Those selling their home can purchase a Seller Home Warranty during the time the property is listed for sale. The warranty becomes effective as soon as it’s paid for and covers the property during the listing. This plan can be transferred to the buyer at the closing.

    Buyer Conversion Warranty

    Buyer Conversion Warranties are warranties purchased by the seller and transferred to the buyer immediately on the day of the closing. These can help motivate a buyer to purchase one home over another.

    Buyer Direct Warranty

    A Buyer Direct Home Warranty is a warranty purchased by the buyer or by the buyer’s real estate agent that becomes effective on the day of the closing. The buyer can purchase this type of warranty up to 90 days after a closing.

    Renewal Warranty Contract

    Most home warranties are effective for one year and are renewable. A Renewal Warranty Contract is a home warranty policy that has been renewed.

    Who should buy a home warranty?

    First-time homebuyers

    First-time buyers often feel anxious about the challenges of owning a home, and many have limited funds for emergencies. Instead of worrying about how to pay for a $6,000 heat pump replacement or how to find a reliable contractor, first-time homebuyers can spend a few hundred dollars on a home warranty for protection.

    Home sellers

    Sellers or their real estate agents often purchase a home warranty that covers the house while it’s listed and then covers the buyers for their first year of ownership. A home warranty can be an extra incentive for potential buyers and makes it easier on the owners if something breaks when they’re selling the property.

    Owners of older homes

    Home warranties are available to homeowners at any time, not just when a real estate transaction takes place, so you may want to purchase one to reduce potential repair expenses. If your home and your appliances are 10 to 15 years old, a warranty can save you money on repairs and contribute to replacement costs.

    Real estate agents

    Real estate agents, whether they’re representing buyers or sellers, sometimes choose to purchase a home warranty as a courtesy for their clients. If you’re a listing agent you can get some peace of mind that your client will easily be able to fix any issues that crop up while the home is on the market. If you represent buyers, a warranty can help you clinch the sale by relieving any anxiety about repair bills.

    Rental property owners

    Those who own homes that they rent to tenants for a profit can greatly benefit from the security of a home warranty. They can budget the warranty price into their overall expenses and adjust their rental fees to cover the cost. They’ll then be protected against unexpected costs when major systems or appliances malfunction. Only select companies offer warranties for rental properties.

    Compare Reviews for Top Home Warranty Companies

    Home Security America
    Read 184 Reviews

    Choose from Basic or 7-Star coverage with an add-on option for cooling and heating systems and ductwork. Premiums vary by location; may be as low as $405 with deductibles of $75–$100. Not available in all states.

    Fidelity National Home Warranty
    Read 19 Reviews

    Find multiple plan options in 9 states for existing homes and new construction with coverage and premiums that vary by location and type of home. Deductibles as low as $65 (depending on state). Optional coverage available.

    365 Home Warranty
    Read 31 Reviews

    Offers 3 plans with military, veteran and other discounts.

    American Home Guardian
    Read 16 Reviews

    Serving customers in Texas, Arizona, Utah and Nevada. Choose from Basic or Premier plans with premiums as low as $395 and $65 deductibles. Upgrades for select items also available.

    Allied Home Warranty
    Read 23 Reviews

    Texas residents can choose the base plan and customize it with a number of different options to suit their needs with premiums as low as $395 and deductibles of $60. Military, police, fire and EMS worker discounts available.

    Secure Home Warranty
    Read 480 Reviews
    Out of Business

    Secure Home Warranty offers multiple warranty programs to fit your specific needs. The company will work with customers to cover only what is necessary and they have no requirements for home inspection.

    American General Warranty
    Read 9 Reviews
    Out of Business

    A leader in the home warranty industry, American General Warranty offers consumers customizable warranties for the coverage they need. American General Warranty offers 24/7 customer request support.

    Delta Home Protect
    Read 190 Reviews
    Out of Business

    Delta Home Protect offers a one-year service agreement through four different home warranty plans. These four plans include a combo plan, a services plan, an appliance plan and a systems plan.

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    Profile picture of Michele Lerner
    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.