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Best Home Warranties in Utah

We compared 36 companies and chose the top home warranty providers

    • Best overall
      Choice Home Warranty
      4.0(73,689)
    • Value
      American Home Shield
      3.7(109,606)
    • Roof coverage
      Select Home Warranty
      3.6(15,999)
    Author picture
    By: Alina Bradford
    +2 more
    Author picture
    Edited by: Cassidy McCants
    Author picture
    Edited by: Matt Zane

    Best Home Warranties in Utah

    Choice Home Warranty is the top home warranty company in Utah, based on verified feedback from local homeowners. American Home Shield is a strong pick for overall value, while Select Home Warranty is a good choice if roof coverage is a priority.

    Why trust ConsumerAffairs?
    • Our recommendations are based on what reviewers say.
    • 4,819,711 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 3 home warranty company picks in Utah

    1. Best overall: Choice Home Warranty
    2. Best value: American Home Shield
    3. Best for roof coverage: Select Home Warranty

    Our research team vetted home warranty companies that are rated by hundreds of customers in Utah. Read our guide to choose the best home warranty in Utah 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 3 Utah home warranty company picks

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

    Best overall

    Choice Home Warranty

    Choice Home Warranty
    4.0
    73,689 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 stands out for Utah customers because of its reliable, fast technician response, which is crucial in a state where climate extremes put extra pressure on home systems. Its four-hour service request window is a major advantage during peak heating and cooling seasons, giving you peace of mind if your AC or furnace goes down.

    What to consider: Choice doesn’t offer plans that only cover appliances or only systems, and you can’t pick your own service fee.

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

    Choice Home Warranty plans come with a one-year contract and a flat service fee. If you cancel before the year is up, there’s a $50 charge, but you can transfer your contract without 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

    Utah customers generally praise Choice Home Warranty’s fast, professional technicians and easy claims process. However, some reviewers note issues with delays or denied claims.

    “Choice Warranty was quick to set up claim and get a visit scheduled. They have great companies that come out to do the work promptly and professionally. Their AI telephone system though needs improvement.”
    Kathleen West Jordan, UT
    “Steven called to let me know he was on his way. He evaluated the situation, refilled the Freon and devised a fix for a leak. He was professional and polite. He is clearly skilled in many areas and willing to get the job done.”
    Gwendolyn Farr West, UT
    “The technician arrived and diagnosed the problem as the compressor failed, he went to get the required part and was back within two hours. He provided a professional job and it now produces ice from the fridge and freezer. Very Happy!”
    Patrick West Valley City, UT
    Best value

    American Home Shield

    American Home Shield
    3.7
    109,606 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 delivers some of the broadest coverage options in Utah, making it a good choice if you want to maximize what’s protected without overspending. Its app streamlines the claims process, and the video chat function makes troubleshooting easier for homeowners who want quick answers.

    What to consider: AHS has fewer add-ons compared to other companies, which somewhat limits plan customization.

    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

    Utah reviewers appreciate American Home Shield’s broad coverage, easy claims process and responsive technicians. Some reviewers note issues with poor contractor quality and delayed claims.

    “After informing American Home Shield of the situation, they promptly set up an appointment. What stood out was that the technician who initially assessed the issue was the same one who returned to replace the blower motor. It was seamless—no re-explanation needed, just a straightforward repair.”
    Rob Riverton, UT
    “My washing machine stopped working properly. I called American Home Shield’s customer service, and they were good. … They diagnosed the problem and ordered the necessary part. … So far, American Home Shield has been good. Regarding the cost, I gave it a 4 since I find it a bit high.”
    Buckey West Jordan, UT
    “I like American Home Shield and will continue to use them. The process works well. I call them, tell them what’s wrong, they tell me that they will have someone call me to fix it, and they do usually within the next 24 hours.”
    Judith Saint George, UT
    3x Award Winner
    Selected for having one of the highest satisfaction rates for Best Customer Service, Best Overall Value and Best Overall Process
    Best for roof coverage

    Select Home Warranty

    Select Home Warranty
    3.6
    15,999 reviews
    Plans available
    Bronze Care, Gold Care and Platinum Care
    Service fees
    $75 to $100
    Starting costs
    $60.42
    Labor guarantee
    180 days
    Get a Quote Read Reviews

    Select Home Warranty is a practical option for Utah homeowners who want roof leak protection. Select consistently earns high marks for its roof coverage, and often lets you add this feature at no extra cost. Notably, customers report that Select’s plans can be customized with discounts for multi-year coverage.

    What to consider: Select puts a lower cap on appliance coverage than some competitors, and base plans are pricier.

    Pros
    • Unlimited number of repairs on covered items
    • Roof coverage available
    • Frequent discounts
    • Claims service available 24/7
    Cons
    • Expensive base plans
    • Low appliance coverage cap

    Select Home Warranty offers three plans with monthly prices ranging from $60.42 to $63.75 and a service call fee of $75 to $100. You can reduce your premiums by paying annually instead of monthly.

    • Bronze Care
    • Gold Care
    • Platinum Care

    Add-ons and discounts

    • Optional add-ons
      • Sump pump: $3.33
      • Well pump: $3.33
      • Stand-alone freezer: $3.33
      • Central vacuum: $3.33
      • Septic system: $5.83
      • Sprinkler system: $5.83
    • Discounts: Two months free if paid annually

    Utah customers like Select’s helpful sales reps and affordable multi-year plans. However, some customers have reported issues with denied claims and a difficult refund process.

    “He readily provided an appropriate plan, identifying its benefits. He then provided a five-year pricing plan that substantially cut my annual and visit fees. ... The entire process took less than ten minutes. At this point, I am very satisfied.”
    Ken Salt Lake City, UT
    “I just wanted to say thank you to Lucas ** and the Select Home Warranty team for being so informative and helpful during the policy purchase process. All of my questions were answered and Lucas provided several options for me to choose from that fit my budget and coverage needs.”
    Rob Draper, UT
    1x Award Winner
    Selected for having one of the highest satisfaction rates for Best Overall Value

    Home Warranties in Utah Buyers Guide

    Jump into our guides and start learning

    In this guide

    Top Picks

    See who reviewers like

    Choice Home Warranty logo
    American Home Shield logo
    Select Home Warranty logo
    See our top picks

    Simplify your search

    Compare plans tailored to your home & budget.

      Utah's arid climate and elevation create unique repair demands. Winter cold in mountain areas and summer heat in lower elevations both stress home systems, and the state’s mix of older rural properties and rapidly growing suburban developments complicates matters.

      Key insights

      Utah homeowners should prioritize HVAC coverage for both heating and cooling. Winter cold in mountains and summer heat in valleys both create frequent AC and heating claims.

      Jump to insight

      Utah home warranty plans cost $35 to $90 per month on average. Your rate depends on the coverage level, your service fee and any add-ons.

      Jump to insight

      Home warranties generally cover major household systems and appliances, with combo plans offering the broadest protection.

      Jump to insight

      How to choose a home warranty in Utah

      To get the right home warranty in Utah, start by identifying whether you want coverage for appliances, home systems or both. Review sample contracts, compare quotes and read through reviews to get a sense of real customer experiences. Here is a step-by-step approach to selecting a plan:

      1. Decide what coverage you need

      Think about your home’s systems and appliances. If your HVAC, plumbing and electrical are newer but your kitchen appliances are aging, a plan that covers only appliances might be ideal. For homeowners whose appliances are still under warranty but are concerned about potential HVAC or heating system breakdowns, a systems-only plan can be a better fit.

      Also consider the impact of Utah’s diverse geography — older rural mountain properties, suburban sprawl near Salt Lake City and rural desert areas. If your home was built before 1985, prioritize systems coverage. For example, mountain properties face winter challenges, while valley suburbs may focus more on appliance coverage.

      2. Compare costs

      Don’t just look at the monthly premium. Consider the full value of the plan, including service fees, which typically range from $75 to $150 per visit. These fees can add up quickly if you have more than one claim.

      Check payout limits on repairs and replacements, since some companies set caps. Review the cost of add-ons, such as roof leak protection or coverage for a second fridge, to see how those impact your yearly total.

      Utah home warranty costs are competitive with the national average but vary by region. Mountain and rural areas typically cost more, while suburban areas near Salt Lake City have more competitive pricing.

      3. Review sample contracts

      Most companies post sample contracts online, making it easy to check exactly what’s covered. Read the fine print to spot exclusions for things like preexisting issues, cosmetic problems or improper installation. Check for waiting periods, how to file claims, contractor response times, coverage caps and cancellation fees before you sign.

      When reviewing contracts, check for specific coverage that you need, such as:

      • Coverage for both heating and cooling systems.
      • Well pump protection if you're on a private well.
      • Sump pump and roof leak coverage for mountain or flood-prone properties.

      4. Read customer reviews

      Local reviews provide real insight into how companies handle claims, how quickly technicians arrive and whether pricing is transparent. Scan customer feedback for trends in delays, denials or hidden costs.

      Look for Utah reviews from customers in your specific region — mountain areas, Salt Lake City suburbs and rural desert have different experiences. Pay attention to response times in rural mountain areas.

      Even bigger communities can have hefty wait times, as Christopher from Logan found out. He told us that it “took them three and a half weeks to get a technician to [his] home” for an electrical issue.

      » MORE: How to choose a home warranty

      How much does a home warranty cost in Utah?

      Home warranty premiums cost $684 per year, on average, as of June 2025. A Utah home warranty costs between $360 and $1,080 in premiums annually, based on plans from our top picks.

      Cost range by home warranty provider

      Monthly or annual premiums

      Most home warranty providers in Utah let you pay month-to-month or in a single annual payment. If you pay annually, you’ll often receive a discount, but monthly payments break up the cost over the year. The plan you choose and the provider’s pricing structure determine your actual cost.

      Service call fees

      Every claim you file comes with a service call fee — the equivalent of a per-visit deductible. These fees usually range from $75 to $150, depending on the company and your plan.

      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 in Utah are influenced by several factors:

      • Home size and type: Larger homes generally cost more to cover. Smaller condos may qualify for lower rates.
      • Level of coverage: Cheaper plans cover less. If you want both systems and appliances, expect to pay more.
      • Location: Utah's climate variation and geography may affect warranty costs. Mountain and rural areas typically cost more than suburban Salt Lake City areas.
      • Discounts: Some companies offer lower rates for longer contracts or annual payment plans.

      Example: total annual home warranty costs

      • HVAC focused plan ($49 per month): $588 per year
      • Add-on for well pump and roof leak ($12 per month): $144 per year
      • Three claims ($90 service fee): $270
      • Total: $1,002 per year

      What does a Utah home warranty cover?

      Home warranty coverage in Utah falls into three main categories: appliance plans, systems plans and combo plans.

      Appliance plans typically include kitchen and laundry appliances. Systems plans focus on things like HVAC, electrical, plumbing and water heaters — especially important in Utah, where both winter and summer can be extreme. Combo plans blend both for the most coverage (and sometimes higher payout limits).

      You can also add optional protection for specific needs. In Utah, consider add-ons for well pump protection in rural areas, sump pump coverage in flood-prone zones and roof leak repair for winter snow damage.

      » LEARN: What voids a home warranty

      How much can you save with a Utah home warranty?

      How much you save with a home warranty depends on what repairs you actually need during the year. A single high-dollar repair can quickly surpass what you’ll spend on a plan and service fees combined.

      The Consumer Financial Protection Bureau recommends putting aside 1% to 3% of your home’s value yearly for repairs and maintenance. Usually, this far exceeds the $700 to $1,200 you’d spend on a home warranty plus a few claims. If you prevent just one major breakdown, you could save thousands.

      Average repair/replacement costs for covered items

      Utah's geography creates distinct repair zones. Mountain properties face winter freeze cycles and heavy snow. Salt Lake City suburbs rely heavily on AC in summer heat. Rural areas face isolation and extreme weather. Here's what common repairs cost in Utah without coverage.

      FAQ

      How does a home warranty work?

      A home warranty is a type of service contract that covers repairs and replacements on home systems and appliances. You pay a monthly or yearly premium, along with a service fee for each claim.

      When something stops working, you submit a claim and the company sends a contractor to diagnose and fix the issue. If the repair isn’t possible, the company will contribute toward a replacement. Specific coverage details and limits vary depending on the plan you select.

      Is a home warranty worth it in Utah?

      A home warranty can make sense if you want protection from big, unexpected repair bills. For many Utah homeowners — especially those with older homes or properties in rural or mountain regions — the peace of mind and potential savings are a strong draw.

      A home warranty is worthwhile in Utah if you own a mountain property or an older rural home. A furnace or AC failure can exceed $2,500. Mountain and rural customers should prioritize finding reliable technician access.

      What does a home warranty not cover?

      Most home warranty contracts exclude things like preexisting conditions, cosmetic problems or items still under a manufacturer’s warranty. There are also coverage limits — for example, a policy may only pay up to a certain amount for a major repair. Regular maintenance, landscaping and things like walls or windows are not included.

      Some plans exclude damage from extreme weather or altitude-related stress. Well pumps are often excluded from standard plans, and mountain properties may have limited roof damage coverage. Check your contract carefully.

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

      Mortgage lenders require homeowners insurance to cover damage to your home and belongings caused by events like fires, storms or theft.

      A home warranty is optional. It covers repairs or replacements for appliances and systems that break down due to normal wear and tear.

      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 Utah, then evaluated which performed best for local residents.

      We prioritized real customer experiences in Utah but also considered national 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. Utah State Legislature, “Chapter 6a Service Contracts.” Accessed Nov. 5, 2025.
      2. Utah Insurance Department, “Licensee Search.” Accessed Nov. 5, 2025.

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