Best overall
American Home Shield
3.7
109,250 reviews
- Plans available
- 3
- Service fees
- $100 or $125
- Starting costs
- $29.99 to $89.99
- Labor guarantee
- 30 days
Best Home Warranties in Washington
- Best overall
American Home Shield3.7(109,250) - Claims handling
Old Republic Home Protection3.9(2,084) - Quick service
Choice Home Warranty4.0(73,295)
By:
Alina Bradford
+2 more
Edited by:
Cassidy McCants
Edited by:
Matt Zane
Best Home Warranties in Washington
Based on verified reviews from local homeowners, American Home Shield is the best home warranty company in Washington. Old Republic Home Protection is a good choice if you want hassle-free claims, and Choice Home Warranty stands out for fast response times.
Why trust ConsumerAffairs?
- Our recommendations are based on what reviewers say.
- 4,805,221 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 4 home warranty company picks in Washington
- Best overall: American Home Shield
- Best claims handling: Old Republic Home Protection
- Best for quick service: Choice Home Warranty
- Best coverage variety: First American Home Warranty
Our research team vetted home warranty companies that are rated by hundreds of customers in Washington. Read our guide to choose the best home warranty in Washington 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
| Company | Customer rating | Our pick for | Monthly starting cost | Service fee(s) | |
|---|---|---|---|---|---|
 American Home Shield | Get a Quote | 3.7
109,250 reviews
109,250 reviews
| Best overall | $29.99 | $100 or $125 |
 Old Republic Home Protection | Learn More | 3.9
2,084 reviews
2,084 reviews
| Claims handling | $50 | $100 or $125 |
 Choice Home Warranty | Get a Quote | 4.0
73,295 reviews
73,295 reviews
| Quick service | $46.83 | $100 |
 First American Home Warranty | Get a Quote | 4.1
8,883 reviews
8,883 reviews
| Coverage variety | $42 | $100 or $125 |
Our 4 Washington home warranty company picks
Learn more about our top picks for the best home warranty companies, based on real, recent reviews from customers in Washington on ConsumerAffairs.
Best claims handling:
Old Republic Home Protection
3.9
2,084 reviews
- Plans available
- 3
- Service fees
- $100 or $125
- Starting costs
- $50 to $80
- Labor guarantee
- None specified
Best for quick service
Choice Home Warranty
4.0
73,295 reviews
- Plans available
- 2
- Service fees
- $100
- Starting costs
- $46.83 to $54.75
- Labor guarantee
- 60 days
Best coverage variety
First American Home Warranty
4.1
8,883 reviews
- Plans available
- 3
- Service fees
- $100 or $125
- Starting costs
- $42 to $82
- Labor guarantee
- None specified
Best home warranty companies by city
Home Warranties in Washington Buyers Guide
Jump into our guides and start learning
In this guide
Washington's moderate winters and rainy climate create unique challenges. The state has older housing, especially in Seattle and alongside newer suburban and mountain properties. High rainfall, occasional freezes and elevation changes drive frequent water and plumbing claims. We'll help you find coverage.
Washington homeowners should prioritize plumbing and HVAC coverage.
Jump to insightWashington 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 insightCosmetic issues like scratches or dents are excluded from most home warranty plans.
Jump to insightHow to choose a home warranty in Washington
Selecting the right home warranty in Washington begins with understanding your property’s specific needs and recognizing the region’s unique risks. Compare plans to find the coverage you need, review sample contracts and read reviews from others in your area before making a decision. Here’s a practical approach for finding a good fit:
1. Decide what coverage you need
First, consider whether you want protection for just appliances, systems or both. If you have older plumbing or an aging furnace, a systems plan may be best. If your appliances are near the end of their life, choose an appliance plan. Combo plans are often the most popular because they offer a wider safety net.
Washington has older Seattle and urban housing with aging plumbing systems, alongside suburban sprawl and mountain properties. If your home was built before 1980, prioritize systems coverage. Mountain and rural properties need well and septic options. Coastal and low-lying areas with basements should emphasize sump pump protection.
2. Compare costs
Don’t just look at the monthly premium — factor in the service fee, which is what you pay each time you get a repair. These can quickly add up if you file several claims in a year. Also check coverage limits, as some companies only pay a portion of the repair or replacement costs. Add-ons like roof leak protection or a second fridge also affect your total price.
Washington home warranty costs are near the national average but may vary by region. Seattle and older urban areas may see higher costs. Rural mountain areas may face higher costs due to technician distance.
3. Review sample contracts
Always read through sample contracts (most companies post them online) to see what’s covered and what exclusions apply. Pay special attention to waiting periods, claim steps, coverage limits and any cancellation fees. For example, Kendall from Seattle told us, “They will only give me a partial refund AND charge me a $75 policy cancellation fee on top of that.”
When reviewing contracts, check for water damage and freeze exclusions. Verify plumbing coverage is comprehensive. Mountain and rural customers should ensure well and septic coverage is available. Coastal properties should check for rain and moisture damage coverage.
4. Read customer reviews
Local reviews are a great way to see how a company handles claims and whether technicians show up on time. Brandon from Edmonds said, “Water heater has been out for 2 weeks, and now won't get fixed for another week or even longer.”
Be sure to scan reviews from your specific region in Washington, since experiences can differ in urban and rural areas. Seattle may report different experiences from mountain areas. Pay attention to water damage and freeze claim patterns.
Positive reviews usually mention easy claim processes and good techs, while negative ones point out slow repairs or unexpected fees.
» MORE: How to buy a home warranty
How much does a home warranty cost in Washington?
As of June 2025, the average home warranty premium in the United States is $684 per year. In Washington, you can expect to pay between $360 and $1,080 annually for a plan, depending on your coverage needs.
Cost range by home warranty provider
| Company | Monthly premium range | Service call fee | |
|---|---|---|---|
American Home Shield | Get a Quote | $29.99 to $89.99 | $100 or $125 |
Old Republic Home Protection | Learn More | $50 to $80 | $100 or $125 |
Choice Home Warranty | Get a Quote | $46.83 to $54.75 | $100 |
First American Home Warranty | Get a Quote | $42 to $82 | $100 or $125 |
Monthly or annual premiums
Most home warranty providers let you pay month to month or all at once for the year. Monthly payments spread out the cost, while annual billing usually gets you a discount. What you pay depends on your provider, your plan and any extras you want.
Service call fees
Every time you file a claim, you’ll pay a service call fee (comparable to a deductible) for a technician to visit and diagnose the issue. These fees generally range from $75 to $150 per visit in Washington.
Add-on coverage
You can expand your policy with add-ons for items like pools, sump pumps, or extra appliances. These typically add $2 to $25 per month to your bill, depending on what you select.
Other home warranty cost factors
How much you pay for a home warranty depends on your home’s size, the plan you select, local labor rates and your location. Notably, Washington's rainfall and regional variation may affect warranty costs. Mountain and rural areas typically cost more than suburban Seattle areas.
Example: total annual home warranty costs
- Plumbing and water damage plan ($51 per month): $612 per year
- Add-on for roof leak repair and well pump ($11 per month): $132 per year
- Three claims ($95 service fee): $285
- Total: $1,029 per year
What does a Washington home warranty cover?
Home warranty coverage in Washington is usually split into appliance plans (covering items like refrigerators, dishwashers and ranges), systems plans (covering things like plumbing, HVAC and electrical) and combo plans for the most comprehensive protection. Systems coverage is especially important in Washington’s climate, where plumbing and heating failures are common.
Most companies allow you to tailor your policy with add-ons for extra protection. In Washington, consider add-ons for roof leak repair, sump pump coverage and well pump protection in rural mountain areas.
How much can you save with a Washington home warranty?
How much you save with a home warranty depends on what breaks and how often. The Consumer Financial Protection Bureau suggests setting aside 1% to 3% of your home’s value for repairs each year — a home warranty usually costs less than that, even if you add in a few service fees. Just one big plumbing or heating claim can save you thousands.
Average repair/replacement costs for covered items
Washington's frequent rainfall and occasional freeze cycles create predictable failures. Seattle and urban homes have aging original plumbing prone to failure. Heavy rain causes basement flooding and water intrusion. Mountain areas face freeze and snow damage. Rural isolation limits technician access. Here's what repairs typically cost in Washington without coverage.
| Item or system | Typical repair cost | Typical replacement cost | Included in basic coverage? |
|---|---|---|---|
| Plumbing | $150 to $800 | $1,500 to $4,000+ | Yes |
| Water heater | $200 to $1,000 | $800 to $1,700 | Yes |
| HVAC | $130 to $530 | $3,000 to $5,000+ | Yes |
FAQ
How does a home warranty operate?
A home warranty is a contract that covers repairs or replacements for certain home appliances and systems. You pay a set monthly or yearly fee and a service charge for each repair visit. When something covered fails, you file a claim and the company sends a technician to inspect and fix it.
If the item can’t be repaired, the warranty provider helps with the cost of a replacement. Your coverage details and payout limits depend on your chosen plan.
Is a home warranty a smart investment in Washington?
A home warranty can be a wise investment if you want to avoid unexpected repair bills. Many Washington homeowners find peace of mind knowing they’re protected from significant out-of-pocket expenses for system or appliance breakdowns.
A home warranty is worthwhile in Washington if you own an older Seattle home, live in a mountain region or have basement moisture concerns. A plumbing failure or water damage claim can exceed $2,000. Most homeowners will file multiple claims annually.
What types of things won’t a home warranty cover?
Most home warranty plans exclude preexisting issues, improper installation, cosmetic flaws and items still under manufacturer warranty. General maintenance, landscaping and anything structural (like walls or windows) are not covered.
Many plans exclude freeze damage despite occasional freezes. Sump pump failures are often excluded unless added. Wells and septic systems are excluded from standard plans. Check your contract carefully.
Coverage limits also apply. For example, your electrical panel coverage may top out at $2,200 per year. If a complete panel upgrade costs $3,600, you'll have to pay $1,400 out of pocket, plus the service fee.
What’s the difference between a home warranty and homeowners insurance?
Unlike homeowners insurance, a home warranty isn’t a requirement for taking out a mortgage. Home warranties cover various home appliances and systems in the event they break down due to regular use; homeowners insurance, on the other hand, covers your property and belongings if they’re destroyed in an accident (like a fire or bad weather).
Does a home warranty cover rust or corrosion in Washington?
No, a home warranty doesn’t always cover rust or corrosion. Rust and corrosion are common issues in Washington due to coastal humidity and heavy rainfall, but many warranty plans list them as exclusions. Some providers offer corrosion coverage as an add-on or include it only in premium plans. Be sure to check the sample contract or ask the provider directly before you buy.
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 Washington, then evaluated which performed best for local residents.
We prioritized real customer experiences in Washington 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:
- Office of the Insurance Commissioner, “File a complaint or check your complaint status.” Accessed Nov. 7, 2025.
- Office of the Insurance Commissioner, “Extended warranties & service contracts.” Accessed Nov. 7, 2025.
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Compare top Washington home warranty companies
| Company | Customer rating | About | Learn More |
|---|---|---|---|
|
American Home Shield
| 3.7
109,250 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 |
|
Old Republic Home Protection
| 3.9
2,084 reviews
| Offers home warranties designed for real estate professionals in the home selling process. Costs vary by state but expect to pay around $600 to $700 per year for Platinum coverage. Deductible averages $75. | Read reviews |
|
Choice Home Warranty
| 4.0
73,295 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
| 4.1
8,883 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 |
Prestige Home Guard
| 5.0
6 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 |
Liberty Home Guard
| 4.4
1,395 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 |
ARW Home
| 4.3
2,769 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
| 4.0
12,208 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 |
HomeSafe
| 4.2
457 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 |
Regency Total Warranty
| 4.1
1,004 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 |
First Premier Home Warranty
| 1.8
626 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 |
HomeServe
| 1.5
2,041 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 |
GE Service Contracts
| 1.3
329 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 |
American Home Protect
| 1.3
133 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 |
America's Preferred Home Warranty
| 1.4
12 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
363 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 |
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 |
Home Warranty of America
| 1.1
4,024 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 |
2-10 Home Buyers Warranty
| 1.1
6,706 reviews
| Provides coverage for major systems and appliances. Premiums range from around $19 to $50 per month with an $85 to $125 deductible. Kitchen-only plan and roof leak coverage available. Offers structural warranties for new homes. | Read reviews |
Fidelity National Home Warranty
| 1.1
338 reviews
| Provides multiple plan options in nine states for existing homes and new construction. Deductibles vary by state, but expect to pay around $75. Offers optional add-on coverage for special items, including roof leak repair. | Read reviews |
The Home Service Club
| 1.0
816 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 |
Frontdoor
| 1.2
23 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
17 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 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 |
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. | |
Complete Protection Home Warranty
| No reviews | 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. | |
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. |
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