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Best Home Warranties in California

We compared 24 companies and chose the top home warranty providers

    • Best overall
      First American Home Warranty
      4.1(8,859)
    • Value
      American Home Shield
      3.7(108,786)
    • Claims handling
      Old Republic Home Protection
      3.9(2,049)
    Author picture
    By: Taylor Sansano
    +1 more
    Author picture
    Edited by: Cassidy McCants

    Best Home Warranties in California

    Based on verified reviews from local homeowners, First American Home Warranty is the best home warranty company in California. American Home Shield stands out for affordable coverage. Old Republic Home Protection is our choice for hassle-free claims.

    Why trust ConsumerAffairs?
    • Our recommendations are based on what reviewers say.
    • 4,785,745 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.

    Our 5 home warranty company picks in California

    1. Best overall: First American Home Warranty
    2. Best value: American Home Shield
    3. Best claims handling: Old Republic Home Protection
    4. Best technicians: Choice Home Warranty
    5. Best for quick service: Regency Total Warranty

    Our research team vetted home warranty companies that are rated by hundreds of customers in California. Read our guide to choose the best home warranty in California for you by comparing plans, contract lengths and service fees.

    Read our full methodology below for all the details. Our picks may be Authorized Partners that compensate us, but this does not affect our recommendations or evaluations.

    Compare home warranty companies

    Our 5 California home warranty company picks

    Learn more about our top picks for the best home warranty companies, based on real, recent reviews from customers in California on ConsumerAffairs.

    Best overall

    First American Home Warranty

    First American Home Warranty
    4.1
    8,859 reviews
    Plans available
    Starter, Essential and Premium
    Service fees
    $100 or $125
    Starting costs
    $42
    Labor guarantee
    None specified
    Get a Quote Read Reviews

    We chose First American Home Warranty because it dispatches service professionals quickly and resolves repairs efficiently. Many California homeowners appreciate the low entry pricing and flexible service fees, as well as the ability to set up a month-to-month contract.

    What to consider: First American has a shorter labor guarantee (30 days) than many competitors.

    Pros
    • Low starting costs
    • Low service call fees
    • No age limit on appliances
    • Month-to-month contracts
    Cons
    • Occasional service delays

    First American plans cost $42 to $82 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).

    • Starter: Covers major systems like heating, plumbing, electrical and ductwork, common kitchen appliances and toilets. Monthly premiums are $42 or $47.
    • Essential: Includes everything in the Starter plan plus fans, garage doors, washers and dryers. Monthly premiums are $57 or $62.
    • Premium: Most comprehensive plan, covers everything in the Essential plan, plus hot/cold water dispensers and central vacuums. Monthly costs are $77 or $82.

    Add-ons and discounts

    • Optional add-ons
      • Septic pump: $7
      • Roof leak repair: $9.99
      • Well pump: $9.99
      • Guest unit: $12.99
      • Electronics protection: $14
      • Pool and spa: $20.99
    • Discounts: Reduced premiums for paying annually

    California reviewers say that FAHW makes filing claims simple and sends professional technicians. However, some complain about inconsistent contractor quality.

    “Every time I've submitted a claim has been great. The techs come on time, got me notified, and did the job. For my pool, it took a little bit longer to send somebody out because it was during the summer time. But they were really good. Same with my air conditioning system. It was a 100-degree temperatures but they still sent somebody out within a reasonable time.”
    Warren Galt, CA
    “Submitting a claim with First American was straightforward – I easily logged onto their site, entered my problem, and they promptly arranged the necessary service within a week. The contractor who came to the property was both courteous and efficient. What I appreciate most about First American is the peace of mind it provides.”
    Christine Yuba City, CA
    “We've been with First American for about five years now. Filing a claim is usually hassle-free for me, as I prefer doing it online, which proves quite convenient. The contractors sent our way have been a mixed experience for us, about 50/50 hit and miss, but I've found the process generally efficient. Despite some hit-or-miss experiences, I like how easy it is to get a claim moving.”
    Wilfredo Corona, CA
    2x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service and Best Overall Process
    Best value

    American Home Shield

    American Home Shield
    3.7
    108,786 reviews
    Plans available
    ShieldSilver, ShieldGold and ShieldPlatinum
    Service fees
    $100 or $125
    Starting costs
    $29.99
    Labor guarantee
    30 days
    Get a Quote Read Reviews

    American Home Shield is our top pick for value because of its broad coverage options at a competitive price. The digital claims process and video chat feature make it easier for California homeowners to get help. We also like that if your problem can be resolved by a pro over the phone, you can avoid paying a service fee.

    High coverage limits and protection against rust and corrosion are big advantages for older homes across the state.

    What to consider: AHS has fewer add-on options than most home warranty companies, so it’s harder to customize your plan.

    Pros
    • Easy claims process
    • High coverage limits
    • Covers rust, corrosion and sediment damage
    • Cancel at any time
    Cons
    • Occasional service delays
    • Relatively high service fees

    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. All plans have a total limit of $50,000 per agreement term.

    • ShieldSilver ($29.99 or $39.99): Covers 14 major systems, including heating, cooling, electrical and plumbing. This plan has a $5,000 limit per covered HVAC system.
    • ShieldGold ($49.99 or $59.99): Covers 24 appliances and systems, including kitchen and laundry equipment. It also has a $5,000 limit per covered HVAC system and limits each covered appliance to $2,000.
    • SheldPlatinum ($79.99 or $89.99): The most comprehensive plan. It has the same HVAC system limit but raises the annual per-appliance limit to $4,000 and includes roof leak coverage up to $1,000.

    Add-ons and discounts

    • Optional add-ons
      • Septic pump: $4.99
      • Roof leak repair: $9.99
      • Well pump: $9.99
      • Guest unit: $12.99
      • Electronics protection: $14
      • Pool and spa: $20.99
    • Discounts: AARP and military service; $50 discount for covering multiple properties

    California reviewers say American Home Shield is affordable and makes it easy to file claims, but delays are common.

    “Submitting claims online is simple and efficient, removing much of the usual hassle. I've always found the customer service to be excellent whenever I needed to contact them.”
    Amir Pasadena, CA
    “I've been with American Home Shield about five years, and I've had good experiences with them. The customer service is always good, and I like their pricing. The contractors also arrive when it's time. I don't have any complaints. My last claim was for a showerhead. The contractor ended up doing a showerhead and replacing a faucet gasket seal. Now, everything's working fine.”
    John Chino, CA
    3x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service, Best Overall Value and Best Overall Process
    Best claims handling

    Old Republic Home Protection

    Old Republic Home Protection
    3.9
    2,049 reviews
    Plans available
    Basic, Deluxe and Elite
    Service fees
    $100 or $125
    Starting costs
    $50
    Labor guarantee
    None specified
    Read Reviews

    Old Republic is our pick for claims handling thanks to its review profile. Most reviews that mention the claims process are positive. We also like that it offers flexible plans and service fees.

    What to consider: Price promotions are common, but your rates may go up after your first year of coverage.

    Pros
    • Clear pricing
    • Discounts available
    Cons
    • No guarantee of coverage if you choose your own contractor

    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’ll have to decide if you’d rather pay 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.

    • Basic: $50 a month (lower service fee) or $55 (higher fee). Coverage includes 22 basic systems and appliances.
    • Deluxe: $55 or $60, depending on your service fee. Coverage includes everything in the Basic plan plus six additional items.
    • Elite: $75 or $80 (varies by service fee). Coverage includes everything in the Deluxe plan, plus increased plumbing coverage.

    Add-ons and discounts

    • Optional add-ons
      • Second refrigerator: $4.17
      • Septic system: $6.25
      • Roof leak repair: $8.33
      • Well pump: $8.33
      • Pool and spa: $20.00
    • Discounts: First-year decreased rates; seasonal promotions

    California reviewers say that Old Republic offers fast repairs, good technicians and peace of mind with coverage. However, long hold times are a recurring frustration.

    “Having been with Old Republic Home Protection for almost a year now, I can confidently say that their customer service has been good. The technicians who came over for repairs have generally done a good job.”
    M Long Beach, CA
    “Submitting claims online is now a breeze. Once I report an issue through my Old Republic account, they inform me about the contractor slated to visit.”
    Lillie Turlock, CA
    “The motor on the central AC broke so after just about 3 1/2 months I needed to contact ORHP and got a repair person out SAME day and after parts ordered/installed all is great!”
    Randy Palm Desert, CA
    Best technicians

    Choice Home Warranty

    Choice Home Warranty
    4.0
    72,743 reviews
    Plans available
    Basic and Total
    Service fees
    $100
    Starting costs
    $46.83
    Labor guarantee
    60 days
    Get a Quote Read Reviews

    Choice Home Warranty ranks highly for its fast response time and strong network of local repair professionals. We like Choice’s four-hour response policy, even if it sometimes may take longer to actually get a tech to your home. Customers often mention its straightforward claims process and 24/7 customer support.

    What to consider: Choice doesn’t let you choose your service fee, and only offers combination plans.

    Pros
    • Optional roof leak coverage
    • No transfer fee
    • 24/7 customer service
    Cons
    • $500 roof repair cap

    Choice 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.

    • Basic: Covers 14 systems and appliances, including heating, electrical and plumbing.
    • Total: Includes everything in the basic plan and covers your washer and dryer, refrigerator and air conditioning system.

    Add-ons and discounts

    • Optional add-ons
      • Ice maker: $2.08
      • Second refrigerator: $3.33
      • Stand-alone freezer: $3.33
      • Sump pump: $3.33
      • Central vacuum: $3.33
      • Septic tank pumping: $5.42
      • Roof leak repair: $5.83
      • Well pump: $8.33
      • Sprinkler system: $8.33
      • Septic system: $10
      • Pool and spa: $15
      • Additional spa: $15
    • Discounts: Reduced premiums with annual payments; free extra month

    California reviewers say that Choice Home Warranty provides quick repairs, professional technicians and peace of mind for homeowners. However, denied claims are a somewhat common complaint.

    “I put in a claim after hours and immediately Choice assigned a vendor. The vendor called me and scheduled an appointment the next day. The online claim form was easy and quick to fill out. Given the claim was for an A/ C unit not working, I was appreciative of the quickness.”
    Milan Anaheim, CA
    “Choice allowed me to select my own technician when they couldn’t find one to service our water heater. They immediately approved the service and we were able to quickly get our hot water restored.”
    Shirley San Juan Bautista, CA
    “A technician arrived at my home to assess the air conditioning system. They efficiently identified the issue and restored the unit to proper working order. I am grateful for the outstanding service provided by Choice Home Warranty”
    Toni San Jacinto, CA
    Best for quick service

    Regency Total Warranty

    Regency Total Warranty
    4.1
    971 reviews
    Plans available
    EssentialGuard and TotalGuard
    Service fees
    $60 to $100
    Starting costs
    $44.99
    Labor guarantee
    Unclear
    Read Reviews

    Regency Total Warranty stands out for its consistently positive feedback on fast claims processing. Regency only offers combination plans, meaning both home systems and appliances are protected together.

    What to consider: Regency is a new home warranty company that has only been in business since 2024.

    Pros
    • Both plans cover systems and appliances
    • Reasonable starting costs
    Cons
    • No electronics plan
    • Some water heater exclusions

    Regency’s two plans offer different degrees of coverage for your home’s systems and appliances. Costs start at $39.99 per month, with a potential savings of $50 per year if you pay annually.

    • EssentialGuard: Covers three home systems and 10 appliances. Starts at $39.99 monthly or $429.99 annually.
    • TotalGuard: Covers five home systems and 14 appliances. Starts at $45.83 per month ($499.99 per year).

    Add-ons and discounts

    • Optional add-ons
      • Pools and spas
      • Well pumps
      • Sump pumps
      • Central vacuums
      • Limited roof leaks
      • Septic systems
      • Second refrigerators
      • Stand-alone freezers
      • Septic tank plumbing
    • Discounts: Seasonal promotions; limited roof leak protection

    California reviewers say that Regency is affordable, easy to reach and quick to complete repairs. However, some report unclear contract terms.

    “My stove got fixed in less than 72 hours after I filed a complaint. The agent was super supportive the whole time. The customer service went above and beyond what I usually expect. I would recommend them to my friends and family.”
    Jim Beverly Hills, CA
    “I called on Sunday. I had previously scheduled an appointment for the contractor to come out on Monday and did not anticipate them to fix the problem at the same time, but they did, and my air conditioner was fixed that day. So the fix took only one day. I had a previous warranty provider, and I promise you that the identical repair would have taken three days and cost me more.”
    Tina Highland, CA

    Home Warranties in California Buyers Guide

    Jump into our guides and start learning

    In this guide

    Top Picks

    See who reviewers like

    First American Home Warranty logo
    American Home Shield logo
    Old Republic Home Protection logo
    See our top picks

    Simplify your search

    Compare plans tailored to your home & budget.

      It’s important to compare your home warranty options so you can get the best deal for the right coverage — and we’re here to help.

      Key insights

      You might pay slightly more than the national average for a home warranty in California, but cost will vary by plan and provider.

      Jump to insight

      Consider the climate and common local issues (e.g., AC in the desert or plumbing in snowy areas) when tailoring your coverage.

      Jump to insight

      Warranties give homeowners peace of mind, but it’s crucial to research companies and check out local reviews before opting for a plan.

      Jump to insight

      Fortunately, California has particularly robust laws protecting consumers from shady home warranty companies.

      Jump to insight
      los angeles skyline

      How much does a home warranty cost in California?

      Based on our analysis, the average homeowner pays $30 to $90 per month for home warranty coverage, but specialty plans with limited coverage are also available for less. When we last pulled quotes for our top picks, we found that coverage in California is often on the higher end of this range. Ultimately, though, how much you’ll end up paying depends on the plan and company you choose.

      Some warranty companies offer ways to save on your monthly bill, like opting for a higher service fee. The starting costs we’ve listed above for our top picks don’t include any discounts because they might not be available for everyone, but this is an element you should consider when you’re comparing quotes.

      How to find the best home warranty in California

      California is a large state, and homeowners in San Francisco may experience very different issues from those in San Diego. As a result, they may have varying needs when it comes to home warranty coverage.

      Pool coverage is almost always an add-on option if it’s available.

      Wherever you are in California, take your area’s weather, housing market and other factors into account when purchasing a policy. If you’re in Palm Springs, for instance, ensure your home warranty policy includes coverage for air conditioning.

      Otherwise, you could be left dealing with the desert heat while your home warranty does nothing to help. On the other hand, people in the Sierra Nevadas, around places like Truckee, might favor policies that cover plumbing issues in case their pipes freeze in the winter.

      What Californians say about home warranties

      According to reviews, many Californians appreciate their home warranties for the peace of mind, but some have had issues with contractors’ work and delays in service. 

      Jorge from Burbank said his warranty company resolved a water heater issue in under an hour. The tech was “polite, friendly and knowledgeable with the issue,” he told us. “Customer service agent was fast in returning our call and giving us an appointment sooner. We are very happy to have this home warranty.”

      On the other hand, one reviewer in Northern California said they were left without heat for a whole month in the winter because their warranty company owed the techs money. The bottom line: Quality varies, so it’s important to vet any companies you’re considering — and to pay attention to local reviews. 

      » LEARN MORE: How to choose a home warranty company

      Home warranty regulations in California

      Home warranty contract providers in California are licensed and regulated by the California Department of Insurance.

      The state has pretty strict legislation surrounding home warranties and service contracts. This includes relatively high licensing standards and a wide variety of bookkeeping, financial assets and sales mandates that companies must adhere to in order to operate in the state.

      Additionally, California law requires that each home warranty contract must contain information on the following:

      • Coverage: Each contract must include a description of the coverage it offers and definitions of the covered item or items.
      • Duration: The contract must stipulate when it starts and ends.
      • Exclusions: The contract must list any relevant factors or items that are excluded from its scope.
      • Maintenance requirements: If preventive maintenance is required, the contract must outline the nature and frequency of the maintenance and any other obligations, as well as the consequences of noncompliance.
      • Claims process: Contracts must outline the step-by-step process for submitting claims.
      • Cancellation: Home warranty contracts must include language defining your rights to cancel the contract.
      • Disputes: Contracts must contain information respecting the availability of any informal dispute settlement process.

      The actual statutes go into much greater detail on these subjects. For instance, California law also has rules regarding canceling a home service contract. In California, if you enter into a service contract online, the company must let you cancel the service contract online. If you wish to file a grievance with the state government against a home warranty company, you can do so online or by phone — follow these instructions.

      Not all states have this level of consumer protection regarding home warranties. However, it’s still smart to read reviews and try to avoid bad companies before you sign on the dotted line.

      FAQ

      Is a home warranty worth it in California?

      Like in any state, a home warranty may be worth it in California, but it depends on your situation. If you’re on a tight budget where an unexpected bill could upset your financial stability, a monthly home warranty bill can be a consistent alternative, and your home warranty could save you a lot in the long run. On the other hand, you may spend more on your home warranty than you would without it if nothing major goes wrong in your home.

      Evaluate your budget, personal risk level and financial stability to see if a home warranty is right for you.

      What's covered by a home warranty?

      Home warranties cover the repair and replacement of specific home systems and appliances that break down from regular use.

      Covered systems often include your:

      • Electrical system
      • Heating system
      • Air conditioning system
      • Plumbing system

      Covered appliances often include your:

      • Refrigerator
      • Washer
      • Dryer
      • Dishwasher
      • Range/oven/cooktop
      • Built-in microwave

      Individual policies vary, though, so compare plans from different home warranty providers.

      Is a home warranty required in California?

      No, a home warranty is not required in the state of California. A home warranty is an optional service contract that covers your home’s appliances and systems when they break down.

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

      Home warranties and home insurance policies are two distinct forms of protection. Homeowners insurance is required by mortgage lenders and covers damage to your home and belongings due to events like fires, storms or theft.

      A home warranty, on the other hand, is optional and covers repairs or replacements for appliances and systems that break down due to normal wear and tear.

      » COMPARE: Home warranty vs. home insurance

      Bottom line

      California takes its home warranty regulations seriously so that you can feel more confident in your purchase. However, choosing the right home warranty doesn’t stop at finding a company that meets the legal minimums. If you’re still trying to figure out which option makes the most sense for your situation, check out our article on how to get the most from your home warranty.

      Methodology

      The ConsumerAffairs Research Team used a data-backed process informed by expert editorial judgment and verified customer reviews. We started with home warranty companies available in California, then evaluated which performed best for local residents.

      We prioritized real customer experiences in California but also considered national reviews. We discarded companies with fewer than five in-state reviews. Our review evaluation focused on seven satisfaction drivers:

      • Technician quality
      • Customer service
      • Claims handling
      • Punctuality and speed
      • Coverage
      • Value
      • Refunds and payouts

      In addition to reviews, we compared the companies on:

      • Coverage options: We broke down each company’s home warranty plans to ensure they offer multiple coverage options to fit a variety of needs.
      • Plan flexibility: Customizing a plan can tailor it to your needs and help you save money. We checked to see what customization options each company offers, including the ability to select a service fee and the number and cost of add-on coverages.
      • Cost: Costs for home warranty plans vary based on the size of the home and the type of coverage, but we confirmed our top picks’ prices are competitive in the home warranty industry.
      • Service call fee: We looked at the service fee each company charged to send a technician to your house to ensure our top picks are in line with industry standards.
      • Service guarantee: The longer a company guarantees its repairs, the more protection you get if the same issue comes back. We considered how each provider backs its workmanship.
      Guide sources

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

      1. California Legislative Information, “AB-1221 Consumer warranties: service contracts: cancellation: disclosures.” Accessed Sept. 30, 2025.
      2. California Department of Insurance, “Home Protection Company.” Accessed Sept. 30, 2025.

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