Best Home Warranties in San Francisco, CA

To choose a home warranty in San Francisco, start by considering the unique issues facing the city’s historic and often densely packed homes. Here’s a step-by-step guide for making your decision:

1. Decide what coverage you need

Consider whether you want extended protection for your appliances, systems or a combination of both. If your main concern is your aging furnace or original plumbing, a systems plan is a smart choice. If your home’s systems are modern but you have older kitchen or laundry appliances, appliance-only coverage may be enough.

Many homeowners in San Francisco opt for combination plans to maximize protection against both system and appliance failures. High coverage limits for plumbing and electrical are especially valuable.

In many San Francisco neighborhoods — especially the Mission, Richmond and Noe Valley — homes can have 100-year-old plumbing and original electrical setups. Choose a warranty that doesn’t exclude galvanized or knob-and-tube wiring, which are still common in pre-war SF homes.

2. Compare costs

Don’t just look at the monthly premium. Factor in the service fee, which you’ll pay with every claim. In high-labor-cost San Francisco, finding a plan with a low service fee is often a better deal, as it saves you money on every call-out for the city's highly-paid technicians.

Sewer line issues are especially expensive in San Francisco due to steep terrain and strict city permitting rules. Look for providers that offer sewer line or plumbing stoppage add-ons.

Coverage caps are just as important, since a low cap may leave you paying out of pocket. Most providers also offer promotions and discounts for signing up for multiple years.

California resident Florence made sure she was getting the best rate possible on her Liberty warranty, saying the rep “quoted me rates for a one-year plan then explained and offered me a six year plan that grandfathered the rates.” She ended up taking the six-year plan and was very pleased with the total cost. 

3. Review sample contracts

Before you commit, review the provider’s sample contract to understand exactly what’s covered. Pay special attention to exclusions relating to knob-and-tube wiring, historic plumbing or the age of your home — these are common in San Francisco. 

San Francisco has many TICs (tenancy-in-common units) and older condos where maintenance responsibilities can vary. Review the fine print to ensure your unit’s interior systems and shared walls are still eligible for coverage.

4. Read customer reviews

Look for feedback from homeowners in your neighborhood or with similar properties. Reviews can reveal how responsive companies are, how often claims are approved and how well local contractors handle old infrastructure.

Search for reviews from residents in your specific neighborhood (e.g., the Sunset, the Mission). They will have homes similar to yours and can provide insight into how a company handles claims for old furnaces or leaky pipes.

Positive experiences typically mention easy claims and good communication, while negative ones may reflect slow service or denied claims.

San Francisco resident Nina was pleased with her Choice warranty and the professionalism of the assigned technician, saying, “He was willing to go above and beyond to make sure the fix actually fixed the issue. He fixed it on the same day that he came (another plumber told us it would cost $5000).”

» COMPARE: Top home warranty providers

The average annual cost of a home warranty is $684 as of June 2025. A San Francisco home warranty costs between $360 and $1,080 per year, based on plans from our top picks. Your total cost depends on your chosen coverage and which add-ons you select.

Cost range by home warranty provider

Monthly or annual premiums

Most home warranty companies allow you to pay monthly or annually. Annual payments may offer a discount, while monthly payments help you spread out costs. The final amount is determined by your provider, plan type and add-ons.

Service call fees

You’ll pay a service call fee — similar to a per-claim deductible — every time a technician visits your home. Fees generally range from $75 to $150 per visit in San Francisco.

Add-on coverage

Adding options like roof leak repair or pool coverage can cost an extra $2 to $25 monthly, depending on the provider and the service.

Other home warranty cost factors

Home warranty costs can vary by:

• Home size and type: Larger homes require more protection and can cost more. Smaller condos or TICs often cost less.
• Level of coverage: Cheaper plans offer basic coverage, while combo plans are more expensive but also more comprehensive.
• Location: The primary driver of home warranty costs in San Francisco is the extremely high cost of labor. The unique challenges of repairing systems in historic, dense housing are also factored in.
• Discounts: Providers may offer discounts for multi-year contracts or special promotions.

Example: total annual home warranty costs

• Comprehensive coverage ($65 per month): $780 per year
• Add-on for roof leak repair ($10 per month): $120 per year
• Three claims ($125 service fee): $375
• Total: $1,275 per year

San Francisco home warranty plans usually fall into three main types: appliance-only, systems-only and combination plans.

• Appliance plans often cover items like refrigerators, dishwashers, stoves and laundry machines.
• Systems plans focus on heating, plumbing, electrical, water heaters and ductwork — all vital in older San Francisco properties.
• Combination plans include both systems and appliances for the broadest protection.

Home warranty companies also often offer add-ons for roof leak protection, second refrigerators and specialty appliances like wine coolers. Because many homes have older plumbing and smaller urban layouts, coverage for sump pumps or limited septic systems may also be appealing.

» MORE: How to maximize your home warranty coverage

The savings from a home warranty depend on your property’s needs, but even a single major claim can pay for a year or more of premiums and service fees.

The Consumer Financial Protection Bureau recommends saving 1% to 3% of your home’s value annually for repairs. That far exceeds the cost of a typical home warranty in San Francisco. Just one plumbing or electrical emergency can easily outpace what you’d spend on a multiyear plan.

Average repair/replacement costs for covered items

In a city like San Francisco, where older homes are susceptible to plumbing and electrical issues, and the rainy season often exposes roof leaks, the potential for costly repairs is high. Here's what you'll pay for the most common repairs and replacements in San Francisco without a home warranty: