Cinch Home Services is the best home warranty in New Jersey, based on our research and recent local reviews. For many New Jersey homeowners — especially those in older, tightly packed neighborhoods — repairs can come with extra costs tied to permits and bringing work up to current code.
A home warranty can help soften those surprise expenses when a major system fails. Beyond core systems, many plans also cover common appliances like cooktops, built-in microwaves and washers. In New Jersey, a home warranty typically costs between $41.99 and $119.99 per month.
Cinch Home Services is our top choice for New Jersey homeowners because its Premier plan can help cover permits and code upgrades when older systems need replacement.
Jump to insightThe average cost of a home warranty in New Jersey is $77.60 per month, with annual quotes typically ranging from $505 to $1,440.
Jump to insightIf your home is older, prioritize plans with meaningful allowances for code violations and permits. Bringing older systems up to today's standards can mean out-of-pocket costs.
Jump to insightOur research team vetted home warranty companies that are rated by hundreds of customers in New Jersey. Read our guide to choose the best home warranty in New Jersey 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.
| Company | Customer rating | Our pick for | Monthly starting cost | Service fee(s) | |
|---|---|---|---|---|---|
 Cinch Home Services | Learn More | 4.2
12,432 reviews
12,432 reviews
| Best overall | $38.99 | $100, $125 or $150 |
 Liberty Home Guard | Get a Quote | 4.5
1,704 reviews
1,704 reviews
| Coverage flexibility | $49.99 | $65 to $125 |
 American Home Shield | Get a Quote | 3.6
110,941 reviews
110,941 reviews
| Value | $29.99 | $100 or $125 |
 HomeSafe | Get a Quote | 4.4
572 reviews
572 reviews
| Quick service | $69 | $65 |
Learn more about our top picks for the best home warranty companies, based on real, recent reviews from customers in New Jersey on ConsumerAffairs.
Jump into our guides and start learning
Homeowners in New Jersey rely on furnaces or boilers for cold winters and AC for hot, humid summers, often in older homes with aging pipes. A home warranty provides a stable budget for these necessary but costly repairs.
The type of coverage you need may depend on your particular location in New Jersey (e.g., corrosion protection near the Jersey Shore).
Jump to insightIn New Jersey, the average home warranty runs about $77.60 per month. Depending on your specific plan, annual premiums range from $505 to $1,440, and service fees are typically $75 to $150.
Jump to insightAccording to New Jersey’s Division of Consumer Affairs, any contract a company presents to you must be 'simple, clear, understandable, and easily readable.'
Jump to insightChoosing a home warranty in New Jersey starts with listing the systems and appliances you want to protect. Then, compare plan details, review exclusions and check for sample contracts online. Reliable reviews can shed light on a company’s service quality and claims handling. Here’s a step-by-step breakdown:
The right home warranty company for you depends on what you're looking to get out of your coverage, the area you live in and the details of your home.
If you live along the Jersey Shore, like in Asbury Park or Cape May, you may want to prioritize a home warranty plan that covers your home against corrosion. However, if you live more inland, like in Trenton, you may be more worried about the general condition of your appliances. In that case, a basic plan might fit your needs better.
Don’t focus only on the monthly premium. Service fees — usually $75 to $150 — are charged for each claim visit. If you file multiple claims, these fees can add up. Review plan payout limits, as spending a bit more each month can sometimes prevent expensive repair bills. Also, consider costs for add-ons like pool coverage, which add to your overall budget.
Many home warranty companies provide sample contracts online. These documents reveal what’s covered, what’s excluded and how long you’ll wait before coverage kicks in. Look closely for limits, waiting periods and cancellation details so there are no surprises.
You'll also want to consider whether a company has a good history in the area. Because you're likely buying a warranty to help cover the cost of repairs or replacements, it's important that you choose a provider with a positive track record of paying out claims and completing repairs in a reasonable time.
Home warranty reviewers from New Jersey regularly point to four make-or-break factors — response time, clarity of coverage, seasonal urgency and waiting periods — when determining whether a home warranty is worth it.
As Millicent in North Brunswick experienced, a good warranty company will triage appropriately based on weather and climate: "The customer service rep Jonathan, told me that prioritization of AC claims in the summer is by design in their system."
Another thing to consider: Make sure a company's contractor network is strong enough to handle less common repairs.
A home warranty in New Jersey costs $77.60 per month on average. Home warranty premiums generally range from $41.99 to $119.99 per month, depending on the plan. The average cost of a home warranty in New Jersey is 14.7% higher than the national average.
We received quotes for each of our top picks in New Jersey for a three-bed, two-bath home in Newark.
| Provider | Monthly premium range* | Service call fee |
|---|---|---|
 | $41.99 to $110.99 | $100 to $150 |
 | $54.99 to $64.99 | $65 to $125 |
 | $59.99 to $119.99 | $100 or $125 |
 | $69 to $79 | $65 |
*Data updated January 2026
Most home warranty companies let you choose between paying monthly or annually, and annual plans may come with a lower overall cost.
Every time you schedule a repair through your warranty, you’ll pay a service call fee, usually between $75 and $150. Some companies offer a choice of service fees; picking a higher service fee can mean a lower monthly payment.
If you need protection for items not included in your base plan, add-on options are available for a monthly fee. These can include things like roof leak coverage, pools or electronics.
Several factors can affect the price of your home warranty:
Example: total annual home warranty costs
- Systems and appliances combo plan ($48 per month): $576 per year
- Add-on for well pump protection ($8 per month): $96 per year
- Four claims ($90 service fee): $360
- Total: $1,032 per year
Home warranty plans in New Jersey usually come in three forms: appliance-only, system-only and combo plans.
Most providers allow you to add optional coverage for items like pools or roof leaks for an extra fee.
» LEARN: Home warranty misconceptions
Key takeaway: While you may not have many claims right away, the coverage brings peace of mind
Key takeaway: Though the claims process can be easy, it’s the follow-through and rates that matter
Key takeaway: Even after a technician visit, coverage can be denied suddenly
Home warranty companies in New Jersey are regulated by the state's Division of Consumer Affairs. If you think a company hasn't held up its end of the contract, you can file a report with the Division of Consumer Affairs online or by calling.
Reading a bad contract can feel overwhelming, which is why New Jersey law requires that all contracts be "written in a simple, clear, understandable and easily readable way." Most of the other terms laid out in New Jersey's Service Contracts Act are fairly standard, defining various words for legal purposes and establishing cancellation policies that companies must adhere to.
If you're buying a new home in New Jersey, you will receive a home warranty as part of the closing process, but these warranties are different from most home warranties available for older homes.
A new home warranty in New Jersey protects your home from defects in materials and workmanship for one year and from defects in design and installation of the heating, air conditioning, plumbing and electrical systems for two years. It also includes 10 years of coverage against major structural defects.
This coverage is different enough that you may still want to buy a traditional home warranty, but similar enough that you should make sure you're not paying for coverage you already have. Generally speaking, once your home is at least two years old, you shouldn't have this problem, though.
Check with the New Jersey Department of Community Affairs for more information.
A home warranty may be worth it, but it’s up to you to decide for your particular situation. While some homeowners end up paying more for their contracts than they would have on repairs, others find that their policy covered more than they spent on it.
Consider your financial situation and the condition of your home to make a smart decision about whether a home warranty is right for you.
Difficulty filing a claim or getting the correct fix is a pretty strong sign that a home warranty company isn’t the right choice.
The primary purpose of having a home warranty is to help pay for home repairs or replacements. If you can’t get a claim taken care of in a reasonable time or if the company tries to avoid paying for covered repairs, you’re not getting your money’s worth.
Compare reviews from existing customers to understand how the customer service and follow-through are for each company you’re considering.
Yes, in general, home warranty coverage is transferable to a second owner. Double-check your contract to be sure.
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 New Jersey, then evaluated which performed best for local residents.
Here's how we scored each company:
Note: Each superlative emphasizes certain factors more than others. For example, the "Best value" superlative weights cost at 20%, while "Best claims handling" gives more weight to reviews that mention the claims process and customer service.
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:
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| Company | Customer rating | About | Learn More |
|---|---|---|---|
|
Cinch Home Services
| 4.2
12,432 reviews
| Offers system, appliance and combination home warranty plans. Service fees start at $100. Monthly fees range from $34.99 to $61.99. All work backed by a 180-day guarantee. Not available in all states. | Read reviews |
|
Liberty Home Guard
| 4.5
1,704 reviews
| Coverage starts at $1 a day. Customizable plans. Extensive technician network. Additional property discounts. Set per-claim fees. 60-day workmanship guarantee. Offers month-to-month coverage and longer-term plans. | Get a Quote |
|
American Home Shield
| 3.6
110,941 reviews
| Three home warranty plans in 48 states. Unavailable in Alaska or Hawaii. Plans start at $29.99/month with a $125 service fee. No coverage limits on systems; up to $6,000 on appliances. | Get a Quote |
|
HomeSafe
| 4.4
572 reviews
| Customizes home warranty plans in most states. Plans start 20 days after signing. Offers ability to choose own licensed service technician. Can submit claims via phone or online. Does not cover roof leaks. | Get a Quote |
Prestige Home Guard
| 4.6
9 reviews
| Home warranty plans starting at $29.99/month with $100 service fee. Available throughout the U.S. Fast claims processing. Contractor network to complete repairs. $5,000 coverage limit on most items. | Read reviews |
ARW Home
| 4.4
2,894 reviews
| Flexible and affordable plans for home systems and appliances. Add-on coverage for water/sewer and electronics. 15,000+ local licensed technicians serve nationwide. File a claim and request service 24/7/365 online or by phone. | Get a Quote |
Choice Home Warranty
| 4.0
75,469 reviews
| Offers two plans with basic or comprehensive coverage. Plans start at $46.67 per month with an $85 service call fee. Optional coverage for limited roof leaks, pools and spas available. Make a claim online 24/7. | Get a Quote |
First American Home Warranty
| 4.0
8,986 reviews
| Offers three appliance and system combination plans. Monthly costs range from $42 per month to $82 per month, with a deductible of $85. Add-on coverage is available. | Get a Quote |
Select Home Warranty
| 4.0
16,501 reviews
| Appliance, system and combination plans available. Plans start at around $60 a month. Roof coverage included for some plans. Special promotions include free extra months on your contract and annual pay discounts. | Get a Quote |
Regency Total Warranty
| 3.7
1,117 reviews
| Multiple home warranty plans. Coverage for home systems and appliances. Optional add-on coverage. Online and phone claim filing. Pricing starts at $39.99 per month. Discounted rate for annual payment. Available nationwide. | Read reviews |
HomeServe
| 1.6
2,104 reviews
| A la carte options for customized coverage. Local, licensed technicians complete repairs. Guarantees repairs for one year. 24/7 claims hotline. Appliance coverage is available. Plans start at $7.99 a month. | Read reviews |
First Premier Home Warranty
| 1.7
657 reviews
| Provides appliance and systems warranty coverage. Available throughout the U.S. Customizable plans. Submit claims online or by phone anytime. Technicians arrive in 24 to 48 hours. Portable warranty plans. | Get a Quote |
Super
| 1.6
436 reviews
| Offers coverage for both repairs and maintenance. Three levels of service range in cost from $47 per month to $107 per month. Covers major appliances, systems and maintenance for lawn, cleaning, pest control and more. | Read reviews |
GE Service Contracts
| 1.3
350 reviews
| Offers in-home service for repairs of qualifying appliances. The Service Protection Advantage plan, which provides extended warranties for any GE appliances, is provided through Assurant, Inc. | Read reviews |
ServicePlus Home Warranty
| 1.3
1,962 reviews
| Offers two plans covering select systems and appliances. Costs start at $87.42, with a standard service call fee of $75. Coverage options vary by location. Add-on coverage is also available. | Read reviews |
America's Preferred Home Warranty
| 1.4
14 reviews
| Serves all of the United States except California. Offers 24/7 365 access to customer service. Service calls have a $50 or $100 deductible. Options to choose a local contractor or technician. | Read reviews |
Sears Home Services
| 1.1
460 reviews
| Technicians have an average of 10 years of experience. Available in all 50 states. 25% discount on noncovered appliances and HVAC repairs. Covers systems and appliances regardless of age, make or model. 30-day wait for repairs. | Read reviews |
2-10 Home Buyers Warranty
| 1.1
6,758 reviews
| Offers simple home warranty plans. Pricing is about average. Plan choice is straightforward. Optional add-ons allow for plan customization. Plan agreements are easy to understand. Claims are handled by an online portal. | Read reviews |
Home Warranty of America
| 1.0
4,039 reviews
| Offers two combination plans that cover more than 20 systems and appliances. Pricing starts at $48.33 with deductibles of $75 and $100. Drywall, doorbell and burglar and fire alarms are included in coverage. | Read reviews |
HSA Home Warranty
| 1.0
321 reviews
| Basic coverage includes systems and appliances with monthly costs averaging about $40 per month. Select 7-Star Upgrade coverage or optional add-ons to customize your coverage. Deductibles range between $75 and $100. | Read reviews |
The Home Service Club
| 1.2
819 reviews
| Choose from two plans to cover systems and appliances. Available add-ons include roof coverage. Premiums vary by state, but expect to pay about $50 per month for standard coverage, with deductibles from $65 to $125. | Read reviews |
AFC Home Warranty
| 1.0
2,280 reviews
| Available in 47 states and Washington, D.C. Guarantees repairs for duration of contract. Covers up to 18 systems and appliances, including electronics like smartphones. Low coverage caps on some systems and appliances. | Read reviews |
American Home Protect
| 1.0
137 reviews
| Offers one base plan with coverage for appliances and systems. Additional coverage options available. Three-year contract. Typical $36 to $65 service fee. Unlimited claims for covered repairs. No online claim portal. | Read reviews |
Frontdoor
| 1.0
27 reviews
| Free app offers one live chat session with experts. Free how-to maintenance articles available. Frontdoor Basic, Prime and Premium membership plans. App available nationwide. Frontdoor Premium plan available in select locations. | Read reviews |
Home Warranty Inc
| 1.0
18 reviews
| Serves all of the United States except California, Oregon, Washington, Arizona and New York. $100 deductible on most plans. In-house or local technician options. 24/7 live claim support and four-hour response times. | Read reviews |
Global Home USA
| 1.0
View profile
| Home warranty company based in Addison, Texas. Offers three home warranty plans that real estate agents can purchase for their clients. Provides coverage for all states except Alaska, California, Washington and Wyoming. | Read reviews |
Priority Home Shield
| 1.0
37 reviews
| Home warranties with appliance-only, systems-only and combo plans. Plans start at around $43.75 a month. Provides real-time claim tracking. No home inspection or maintenance records required. | Read reviews |
Global Home Protection
| 1.0
View profile
| Home warranty company offering three warranty plan options. Additional coverage options available at an additional cost. 24/7 customer service and claim support. Free service transfer available. | Read reviews |
Complete Protection Home Warranty
| 1.0
View profile
| Customizable home warranty plans. Four warranty plans. Pricing ranges from $49 to $79 per month. Covers appliances and home systems. 24/7 customer support. Online customer portal with claim filing. No deductible. | Read reviews |
Armadillo Home Warranties
| No reviews | Offers a variety of home warranty plans for homeowners and landlords. Plans start at $39.99 per month. Network of service providers in most ZIP codes. Offers add-on coverage items. Available in 50 states. | |
Everything Breaks Home Warranties
| No reviews | Monthly and annual home system, appliance and electronics plans. Five tiers of home warranty coverage. Option for individual appliance coverage. 31-day waiting period before coverage starts. | |
Elite Home Warranty
| 1.1
110 reviews
| Three base home warranty plans for appliances and systems. 12-month contract term. Licensed and insured technicians. 30-day waiting period before coverage starts. Older appliances covered. 90-day workmanship warranty. | Read reviews |
AHW Home Warranty
| 1.0
385 reviews
| Offers home warranty packages for basic appliances and major systems. Pay around $50 a month for a combo plan and $75 per service visit. 90-day guarantee on parts and 30-day guarantee for labor. | Read reviews |
