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Liberty Home Guard is the best home warranty company in Utah, based on our research and local reviews. Utah's mix of dense suburbs and wide-open rural areas can make it tough to get an in-network technician quickly. Because of this, plans that let you use a trusted local pro can be a real advantage — whether you're in Salt Lake City or hours from the nearest metro.
Home warranty coverage can extend to home systems, like AC and heating, and to appliances like dishwashers, garbage disposals and washing machines. In Utah, monthly home warranty premiums generally fall between $30 to $90, depending on the plan and any add-ons you choose.
Liberty Home Guard stands out in Utah for giving homeowners more freedom to work with licensed local technicians.
Jump to insightIn Utah, a home warranty costs $62.16 per month on average. Annual premiums range from $360 to $1,080, depending on coverage.
Jump to insightIf you live outside major population centers, prioritize companies that can get to you quickly, even allowing you to hire your own contractor.
Jump to insightOur 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.
| Company | Customer rating | Our pick for | Monthly starting cost | Service fee(s) | |
|---|---|---|---|---|---|
 Liberty Home Guard | Get a Quote | 4.6
1,872 reviews
1,872 reviews
| Best overall | $49.99 | $65 to $125 |
 American Home Shield | Get a Quote | 3.6
111,674 reviews
111,674 reviews
| Value | $29.99 | $100 or $125 |
 Choice Home Warranty | Get a Quote | 4.0
77,021 reviews
77,021 reviews
| Claims handling | $49 | $100 |
 Select Home Warranty | Get a Quote | 3.7
16,610 reviews
16,610 reviews
| Roof coverage | $60 | $75 to $100 |
Learn more about our top picks for the best home warranty companies, based on real, recent reviews from customers in Utah on ConsumerAffairs.
Jump into our guides and start learning
Utah's arid climate and elevation create unique repair demands. The state has a mix of older rural properties and rapidly growing suburban developments. Winter cold in mountain areas and summer heat in lower elevations both stress home systems. We'll help you find coverage for Utah's specific challenges.
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:
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. If your appliances are still under warranty but you’re concerned about potential HVAC or heating system breakdowns, a systems-only plan can be a better fit.
Also consider the state’s diverse geography like the older mountain properties, suburban sprawl near SLC and rural desert areas. For example, mountain properties face winter challenges, while valley suburbs may focus more on appliance coverage. Southern Utah homeowners may want to prioritize appliance and AC coverage due to year-round cooling demand.
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. Michael in West Valley City told us, "the company imposed a $100 deductible twice because the first repair didn't last."
Also check payout limits on repairs and replacements, since some companies set caps. 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.
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:
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 pick a home warranty
Home warranties in Utah cost $62.16 per month, on average. Monthly home warranty costs generally range from $30 to $90, depending on the plan. The average cost of a home warranty in Utah is 8.1% lower than the national average.
We received quotes for each of our top picks in Utah for a three-bed, two-bath home in Salt Lake City.
| Provider | Monthly premium range* | Service call fee |
 | $49.99 to $59.99 | $65 to $125 |
 | $29.99 to $89.99 | $100 or $125 |
 | $49.17 to $57.50 | $75 to $100 |
 | $60.42 to $63.75 | $75 to $100 |
| $49.99 to $59.99 | $65 to $125 |
| $29.99 to $89.99 | $100 or $125 |
| $49.17 to $57.50 | $75 to $100 |
| $60.42 to $63.75 | $75 to $100 |
*Data from July 2026
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.
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.
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.
Home warranty prices in Utah are influenced by several factors:
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
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
Michael in Bountiful found filing the claim easy, but the waiting was the real test. “The process for submitting the claim was very straightforward online.” Then no tech showed, and Choice eventually switched providers. Despite the delay, “They did come and everything was fixed,” but it took days of follow-ups.
Key takeaway: Submitting a claim may be easy, but service can hinge on technician follow-through
Jim in Layton expected a quick fix, but the claim fee jumped, and the first appointment slid by nearly a week. Still, once help arrived, the process paid off: “Once the technician came, he replaced the ice maker unit and all went well.” Even with the wait, it beat a bigger random repair bill.
Key takeaway: A home warranty feels worthwhile when repairs land, but scheduling can lag
Cherie in Saint George thought her ceiling fan claim was finally on track after getting written approval, but the process dragged on. She said they “Went through 3 months and 4 vendors.” When contractors wouldn’t take the low pay, she was pushed to reimbursement, and then, “4 months later said the most they will reimburse is $170.”
Key takeaway: Vendor delays and low payouts can turn claims into months-long battles
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.
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.
| Item or system | Typical repair cost | Typical replacement cost | Included in basic coverage? |
|---|---|---|---|
| HVAC | $130 to $530 | $3,000 to $5,000+ | Yes |
| Water heater | $200 to $1,000 | $800 to $1,700 | Yes |
| Plumbing | $150 to $800 | $1,500 to $4,000+ | Yes |
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.
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.
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.
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.
No, a Utah home warranty generally doesn’t cover roof leaks caused by snow or other weather events. Optional roof coverage usually applies only to limited repairs for eligible leaks caused by normal wear and tear.
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.
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 |
|---|---|---|---|
|
Liberty Home Guard
| 4.6
1,872 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
111,674 reviews
| Three home warranty plans in 48 states. Unavailable in Alaska or Hawaii. Plans start at $29.99/month with a $125 service fee. $5,000 coverage limit on HVAC; up to $2,000 or $4,000 on appliances. | Get a Quote |
|
Choice Home Warranty
| 4.0
77,021 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 |
|
Select Home Warranty
| 3.7
16,610 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 |
HomeSafe
| 4.3
692 reviews
| Customizes home warranty plans in most states. Plans start 25 days after signing. Offers ability to choose own licensed service technician. Can submit claims via phone or online. Does not cover roof leaks. | Read reviews |
ARW Home
| 4.4
2,948 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 |
Cinch Home Services
| 4.1
12,550 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. | Get a Quote |
Prestige Home Guard
| 4.2
10 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 |
Old Republic Home Warranty
| 3.8
2,346 reviews
| Offers customizable home warranty plans to current homeowners, homebuyers and sellers in 26 states. Costs vary by state and plan level. Optional coverage choices available. | Read reviews |
First American Home Warranty
| 4.0
9,067 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 |
Regency Total Warranty
| 3.4
1,159 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 |
Global Home USA
| 3.2
14 reviews
| 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 |
HomeServe
| 1.6
2,139 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 $4.99 a month. | Read reviews |
First Premier Home Warranty
| 1.6
684 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 |
America's Preferred Home Warranty
| 1.6
17 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 |
Landmark Home Warranty
| 1.7
2,021 reviews
| Offers plans in Nevada, Arizona, Utah, Texas, Oregon and Idaho. Prices vary, but expect to pay around $61.25 per month for a combo plan. Deductibles are $70 or $100. Pest control, re-key and termite coverage included. | Read reviews |
Sears Home Services
| 1.1
538 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
6,807 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 |
GE Service Contracts
| 1.2
363 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
| 1.2
1,976 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 |
Home Warranty of America
| 1.1
4,053 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 |
Fidelity National Home Warranty
| 1.1
359 reviews
| Fidelity National Home Warranty provides home warranties for single-family and multi-family homes. The service fee is $95 and work is guaranteed for 30 days. Service providers are called within three business hours of the claim. | Read reviews |
The Home Service Club
| 1.2
823 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 |
Elevate Homescriptions
| 1.1
16 reviews
| Serves counties in Arizona and Utah. Includes home repairs, maintenance, preventive care services and warranty protection. 24/7 emergency response and responds within two minutes on the app. $75 deductible. | Read reviews |
AFC Home Warranty
| 1.0
2,281 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 |
Home Warranty Inc
| 1.0
22 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 |
Frontdoor
| 1.0
30 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 |
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 |
Acclaimed Home Warranty
| 1.0
View profile
| Operates in Arizona, Idaho, Nevada, Texas, and Utah. Covers seasonal tune-ups. Appliances like washers and dryers require add-on coverage. | Read reviews |
Silverback Home Warranty
| 1.0
View profile
| Established in 2018. Serves major cities in Utah. Plans start 30 days after signing up. 24/7 service. Service calls have a $60 fee. Customer choose their own private contractor or gets a pre-screened qualified professional. | 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 |
iBex Home Warranty
| No reviews | Offers home warranties in Utah. Covers several major home systems. $700/year for homes 5,000 square feet or less. 24/7 claims support. Cancellation fee applies. Available for real estate transactions only. | |
Armadillo Home Warranties
| No reviews | Offers a variety of home warranty plans for homeowners and landlords. Plans start at $29.99 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 |
