Best home warranties in Philadelphia, PA

Selecting a home warranty in Philadelphia is easier when you focus on your home’s unique needs. Here’s a step-by-step approach:

1. Decide what coverage you need

Consider whether you want appliance protection, systems coverage or a comprehensive combination plan. If your appliances are aging but your core systems are newer, an appliance-only plan can make sense. If your concern is about your furnace, AC or electrical wiring, opt for a systems-focused plan. Combo plans give you wider coverage.

If you live in an older Philadelphia home, prioritize a plan that explicitly covers galvanized or cast-iron pipes and older electrical wiring. Ensure the plan also covers your specific type of heating system, be it a furnace or a boiler.

2. Compare costs

Don’t just look at the monthly premium. Weigh the service fees — typically $75 to $125 per visit — because these add up if you file several claims.

Kyesha from Philadelphia had issues with 20-year-old refrigerator. While the appliance was fixed, Kyesha still worried about it breaking again. “If this issue persists without a replacement, I may discontinue my service, as multiple service fees could amount to the cost of a new refrigerator.”

In Philadelphia, the value of a warranty often comes from covering the high labor costs associated with repairing systems in old, complex homes. A plan with a lower service fee can provide better overall value, even if the premium is slightly higher.

Remember to check coverage caps and the price of add-ons like roof leak coverage or extra fridge protection, as these can increase your yearly spend.

3. Review sample contracts

Providers usually have sample contracts on their websites. Read them closely to catch exclusions such as preexisting issues, cosmetic problems and installation mistakes.

Carefully review the contract for any limitations on older homes or specific types of plumbing and heating systems. Ensure that your rowhome's unique infrastructure doesn't fall into an exclusion category. Check the terms of roof leak coverage.

You may find contacts that lack transparency. Mian from Philadelphia told us, “After a technician came out and checked the situation, they sent me documents outlining restrictions that were never communicated before.” She continued, “This lack of transparency made the warranty pointless for me as I could have just paid out of pocket.”

4. Read customer reviews

Customer feedback helps you see how companies handle claims and whether repairs are done promptly. Look for reviews from Philadelphians in neighborhoods with homes like yours to get a sense of what your experience could be.

Search for reviews from Philadelphia residents in neighborhoods with similar housing stock to yours. Their experiences with claims on old appliances, plumbing, boilers or flat roofs will be the most relevant to your potential needs.

Reviews for the best home warranties often point to a seamless claims process and helpful support, while negative ones reveal patterns of claim denials or unexpected fees.

» MORE: Questions to ask a home warranty company

The average annual cost of a home warranty is $684 as of June 2025. Philadelphia home warranty premiums cost between $360 and $1,080 per year in Philadelphia, based on plans from our top picks.

Cost range by home warranty provider

Monthly or annual premiums

Home warranty companies usually let you pay premiums monthly or annually. Monthly payments spread the cost out over time, while annual payments often come with a discount. The amount you pay depends on the provider and the type of plan you choose.

Service call fees

Each time you make a claim, you pay a service call fee (similar to a per-claim deductible) for a technician to visit your home and diagnose the problem. Home warranty providers typically charge anywhere from $75 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). You could pay anywhere from $2 to $25 per month per add-on, depending on the item.

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: Lower-priced home warranty plans cover fewer items. More comprehensive combo plans are pricier but offer more protection.
• Location: Your ZIP code can affect what you pay for premiums.
• Discounts: Many companies offer discounts (e.g., for multiyear plans) and other promotions.

Example: total annual home warranty costs

• Appliance coverage ($50 per month): $600 per year
• Add-on for second refrigerator ($6 per month): $72 per year
• Add-on for sump pump ($7 per month): $84 per year
• Four claims ($90 service fee): $360
• Total: $1,116 per year

Home warranty plans in Philadelphia typically break down into three main categories of coverage: appliance plans, systems plans and combination (combo) plans.

• Appliance plans cover major kitchen and laundry appliances, such as refrigerators, dishwashers, ovens and washing machines.
• Systems plans focus on the core of your home, like heating, cooling, plumbing and electrical systems.
• Combo plans provide all-in-one protection for both appliances and home systems. They also tend to have higher coverage caps.

Many providers allow you to customize your coverage with optional add-ons. For owners of older homes and rowhomes in Philadelphia, roof leak repair, plumbing stoppage and sewer line coverage are common add-ons.

» MORE: Can you get a home warranty on an older home?

Your savings will always reflect what you actually need to repair or replace — and in Philadelphia’s older homes, that can be significant. Many homeowners recoup the cost of a warranty with just one covered breakdown.

The Consumer Financial Protection Bureau advises setting aside 1% to 3% of your home’s value per year for repairs, but a warranty can help you control those out-of-pocket costs. If you avoid a major repair, you could keep thousands in your pocket.

Average repair/replacement costs for covered items

In a city like Philadelphia, where older homes often have aging HVAC, plumbing and electrical systems that are vulnerable to seasonal temperature swings, the potential for costly repairs is high. Here's what you'll pay for the most common repairs and replacements in Philadelphia without a home warranty: