Best Home Warranty

Home Warranty Reviews

Our evaluations yielded our selections for the best home warranty companies: American Home Shield, Choice Home Warranty, First American Home Warranty, ServicePlus Home Warranty, Select Home Warranty, America’s 1st Choice Home Club, Liberty Home Guard, Global Home Protection, Cinch Home Services, and First Premier Home Warranty.

In business since 1971, American Home Shield offers three plans and three service fee options, which will affect your monthly premium. The company offers sample contracts for several states that allow you to compare their current plans, though services are not currently available in Alaska, New York City, or Hawaii.

• Plan types: 3
• Response time: 48 hours
• States served: 47 states (not Alaska, New York City, or Hawaii)
• Service fee: $100 or $125

Plans and Coverage

Prices range from $29.99 to $89.99 per month, depending on the plan and service fee you choose. This is based on a quote we received for a single-family home in North Carolina. All plans are subject to a $50,000 aggregate limit of liability, which is the highest of all companies on our list.

• The ShieldSilver plan protects heating systems, air conditioning systems, ductwork, electrical, plumbing, and garage door openers, but it does not cover appliances. It has a $5,000 HVAC limit.
• The ShieldGold plan protects appliances and systems, but not roof leaks. The covered item limit is $2,000.
• The ShieldPlatinum plan includes roof leak repairs, and the covered appliance limit is $4,000.

American Home Shield provides relatively high appliance replacement limits. The Shield Gold plan pays $3,000 per appliance and Shield Platinum pays a healthy $6,000 per appliance. You have six add-on options to choose from: electronics, pools and spas, roof leak repair, septic, well and guest quarters coverage.

You can choose to add up to five add-ons to choose from: roof leak repairs, well pump units, septic system ejector pump and pumping, pools and built-in spa equipment, and guest units up to 750 square feet.

To learn more, read our full American Home Shield review.

First American Home Warranty has monthly and annual payment plans that offer straightforward pricing and a multitude of customized benefits. The company serves more than 625,000 customers nationwide.

• Plan types: 3
• Response time: 48 hours
• States served: 35 states
• Service fee: $75, $100, or $125

Plans and Coverage

Prices range from $47.99 to $87.99 per month, depending on the plan and service fee you choose. To offset more expensive monthly premiums, the company offers several benefits, like placing no age limitations on the systems and appliances it will cover.

• The Starter plan covers aspects of plumbing, electrical, and heating systems, plus key appliances like dishwashers, refrigerators, ovens, and built-in microwaves.
• The Essential plan protects washers, dryers, water heaters, AC units, and garage door openers.
• The Premium plan includes luxury appliance coverage, such as garbage disposals, full garage door systems, faucets, and instant hot water dispensers.

Coverage limits range from $500 to $3,500 per item, which is comparable to the industry average. Select appliance limits in the Premium plan to extend to $7,000, much higher than other companies.

For more information, read our comprehensive First American Home Warranty review.

Elite Home Warranty provides home warranties for home systems and appliances as well as a plan that combines the two. The company is one of only a few companies in the industry that offers a “customize-your-own” plan to cover only what you need.

• Plan types: 4
• Response time: 24 hours
• States served: 44 states and the District of Columbia
• Service fee: $75, but offers a “pick your own service fee” program

Plans and Coverage

Home warranty plans cost between $44.99 per month to $59.99 per month, depending on coverage. Most service fees range from $70 to $75. You can also pick your own fee to help adjust your monthly payment for your budget.

• The Elite Appliances plan covers important appliances in your home, including refrigerators, clothes washers and dryers, ovens, dishwashers, and more.
• The Elite Systems plan important systems in your home, including air conditioning, heating, electrical, plumbing, water heater, and more.
• The Elite Complete combines coverage to include kitchen appliances, laundry appliances, air conditioning, heating, electrical, plumbing, garage door openers, and more.

You can also build your own plan by selecting coverage for select items in your home. There is a $15,000 aggregate limit ($8,000 per term for systems and $7,000 per term for appliances). Per item caps are between $250 and $4,000 depending on repair type. Many of the per-item limits are higher than the industry average.

To learn more, read our full Elite Home Warranty review.

Select Home Warranty provides homeowners with a combination of affordable pricing and extensive coverage with fewer exclusions than other companies. For example, all oven and range components are covered except the vent hood. And while other companies include roof coverage as an add-on, Select Home Warranty offers it in all three plans for a limited time. File a claim 24/7 online or by phone.

• Plan types: 3
• Response time: 96 hours
• States served: All 50 states
• Service fee: $75 – $100

Plans and Coverage

Plan pricing varies between $44 per month and $48 per month based on the plan, but significant discounts are available if you pay annually.

• The Bronze Care plan protects appliances.
• The Gold Care plan protects major systems, including heating, air conditioning, plumbing and electrical.
• The Platinum Care plan is a combination contract that includes both appliances and systems

Select also offers a 90-day workmanship guarantee, which is double or triple what most companies provide. There are no age restrictions on appliances or limits to the number of repairs you can make, though you may have to pay multiple service fees each time the technician comes to your home. The Home Warranty Awards recognized the company with the 2019 and the 2021 Editor’s Choice Award.

To get an instant quote, visit Select Home Warranty’s website or call 888-759-4052.

For more information, read our full Select Home Warranty review.

America’s 1st Choice Home Club (AFC) has four base plans that include one systems plan, one appliance plan, and two other tiered combination plans. It has fewer optional coverages than some other competitors in our list, but the company still offers a number of advantages, including a workmanship guarantee that lasts the entire length of the plan and discounts for three-year contracts.

• Plan types: 4
• Response time: 48 hours
• States served: 49 states (not Hawaii)
• Service fee: $75, $100, or $125

Plans and Coverage

AFC is more expensive than its competitors. We quoted coverage for a sample North Carolina home and were offered plans ranging from $43 per month to $70 per month. Its systems-only plan runs about $50, which is more costly comparatively. However, you can lower your monthly payment for each plan by choosing a higher service fee.

• The Silver plan covers nine kitchen and laundry appliances and garage door openers.
• The Gold plan covers up to 15 appliances and systems.
• The Platinum plan covers up to 18 appliances and systems, including plumbing stoppages, built-in microwaves, fans, and ice makers.
• The Systems plan covers six systems, including air conditioning, heating, water, heater, electrical, plumbing and ductwork.

Even AFC’s most basic plans cover refrigerators and washer and dryer machines, which other companies often limit to higher-tiered plans. However, some of its exclusions are pretty specific, like capping A/C and heating coverage to units with five-ton capacities and a SEER below 21. Review each service agreement carefully to understand per-item limits and other repair terms.

To learn more, read our full America’s 1st Choice Home Club review.

Liberty Home Guard has three coverage plans and an extensive, 60-day workmanship guarantee. LHG is available in all 50 states. It’s one of the few home warranty companies that offer optional coverage for carpet cleaning, saltwater pools, wine coolers, and gutters.

• Plan types: 3
• Response time: 24 hours
• States served: All 50 states
• Service fee: $65 – $125

Plans and Coverage

Liberty Home Guard’s prices are slightly higher than average. Our team requested a quote in North Carolina and received prices ranging from $54.99 per month to $69.99 per month. Annual costs are $699.99 to $799.99. Services fees vary depending on your plan, location, and add-ons. Liberty Home Guard does not always allow you to pick your service technician.

• The Systems Guard plan covers air conditioning, ductwork, plumbing, electrical, and water heater systems.
• The Appliance Guard plan covers kitchen and laundry appliances, as well as ceiling and exhaust fans, and garage door openers.
• The Total Home Guard plan covers both systems and appliances.

Optional add-ons include coverage for pro-series and commercial appliances, plumbing and lighting fixtures, and limited roof leaks. Coverage caps on most covered items are $2,000. This cap is slightly lower than some companies for HVAC systems, but slightly higher than competitor plans for many appliances. Plumbing and electrical systems, pool and spa equipment, and well and sump pumps are capped at $500. Septic system pumping is capped at $200 for access, diagnosis and repair or replacement.

To learn more, read our full Liberty Home Guard Review.

First Premier Home Warranty offers two coverage plans and several optional add-ons. The company maintains a $15,000 aggregate coverage and it won’t charge a service fee if work performed by its contracted technicians fails within 30 days of service.

• Plan types: 2
• Response time: 48 hours
• States served: 48 states
• Service fee: $75

Plans and Coverage

For a single-family home in North Carolina, we received a quote with the following prices: $39.99 per month or $419 per year for Premier coverage or $47.99 per month or $499.99 per year for Platinum coverage. Plans include a $75 service per claim, which is lower than the industry average.

• The Premier plan protects key appliances and systems, but not air conditioning and heating units, refrigerators, or washers and dryers.
• The Platinum plan covers what the Premier plan does not.

First Premier also includes several add-ons ranging from $2 to $13 monthly or $25 to $150 annually. You can select more coverage for components like additional AC, heating, and water systems, as well as water softeners, limited roof leaks, luxury appliances, and pools and spas.

To learn more, read our full First Premier Home Warranty review.

Cinch Home Services offers an appliance-only plan, a systems-only plan, and a combination plan. All plans cover unknown pre-existing conditions, as well as damage due to rust and corrosion. Cinch repair technicians also stand behind a 180-day guarantee, which is triple the length of several other top home warranty companies.

• Plan types: 3
• Response time: 2 hours
• States served: 47 states (not Alaska, California, or Hawaii)
• Service fee: $100 – $150

Plans and Coverage

Cinch Home Warranty plans range from $30.99 per month to $44.99 per month. Service fees start at $100 and can reach $150 per visit depending on location. This is higher than other companies on this list, but its affordable monthly premiums help balance out the total costs.

• The Appliances plan covers washers, dryers and all major kitchen appliances.
• The Built-In Systems plan includes your furnace, water heater, garbage disposal, plumbing, heating, cooling and built-in whirlpool tub.
• The Complete Home plan combines appliance and system coverage. You’ll also get up to a $500 reimbursement on your homeowners insurance deductible if you have to file a claim with your homeowners insurance.

Cinch Home Warranty does not cover roof repairs, but you can add coverage for additional items, like pools, water softeners and gas lines, for an extra $4 per month to $22 per month. Use the mobile app to file a claim. If requested during normal business hours, the company claims it will connect you with a technician in two hours.

To learn more, read our full Cinch Home Services review.

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Additional Home Warranty Companies

Sears is a household name for many when it comes to appliances, and it offers three home warranty plans. Read our full Sears home warranty review.

Cross Country Home Services offers various home warranty services, including three home warranties from TotalProtect. Read our comprehensive Cross Country Home Services review for details on home warranty plans.

2-10 Home Buyer Warranty is a home warranty company focused on helping new homebuyers. Read our comprehensive 2-10 Home Buyers Warranty review for details on home warranty plans.

Create your custom home warranty with ServicePlus Home Warranty’s optional add-ons. Learn more by reading our comprehensive ServicePlus Home Warranty review.

Global Home Protection offers three plans to help consumers avoid large household repair bills. Read our comprehensive Global Home Protection review, to learn more.

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Our Research Methodology

To identify top home warranty providers, we analyzed 10 data points to give you a well-rounded review of each provider. We sourced feedback and reviews from real consumers, contacted companies, and talked with warranty experts to narrow down our original list of 21 home warranty companies. We evaluated these metrics and subcategories:

• Contract terms. We analyzed cancellation fees, penalties, terms (such as inspection requirements), and more.
• Service area. We excluded companies with regional or limited service areas.
• Plan options available. We compared the number of plans available as well as their coverage and pricing options.
• Pricing. We included companies with competitive pricing and displayed cost ranges on their websites.
• Coverage options. We compared the number of covered items in the policies and the number of optional items available for coverage.
• Response times. We included companies with fast response times, usually within 48 hours.
• Technician options. We determined whether customers could choose their technician or if the company assigns one. And if so, whether contracted technicians are licensed and insured.
• Access to educational information. We considered efforts made by companies to maintain informative websites, including offering supplemental information about home warranties.
• Customer service availability. We considered the range of options to contact and talk with representatives.
• Consumer reviews. We analyzed consumer reviews across several platforms, such as the Better Business Bureau, Trustpilot, ConsumerAffairs, and Retirement Living.

We contacted companies directly and requested additional information that could help customers make a responsible choice. Several companies had online chat features that made it easy for us to quickly connect with a representative to ask questions about pricing. We also reviewed sample contracts to determine specific exclusions, limitations, and terms for each plan type at each company.

Basically, we followed our own buying tips to uncover the best providers. Our favorite companies had visible cost information, customer-centered service, and nationwide availability. Companies that obscured their prices, had difficult or confusing policies and terms, and/or limited plan options were eliminated. The result of our analysis is the best home warranty companies for you, a friend or a family member to consider.

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What Is a Home Warranty?

A home warranty is a home service contract that covers repairs and replacements of systems and appliances. If something breaks, like a refrigerator or a garage door opener, you contact the home warranty company, and they’ll send a service provider to evaluate or fix the problem. You’ll pay a service fee for the evaluation, but the company will pay for all or part of the replacement, depending on your coverage limit.

A home warranty can be beneficial if you have an older home with aging appliances or don’t have the time or knowledge to complete repairs yourself. If you’re considering selling your house, a home warranty is often considered a valuable incentive for buyers looking for extra safeguards during their first year of homeownership.

What Does a Home Warranty Cover?

Coverage varies by company, but home warranties cover your essential systems and appliances, as well as the components necessary for their operations. You can choose from a systems-only plan, an appliances-only plan, or a total home warranty plan that covers both. Comprehensive plans are usually the best value.

As the name implies, systems-only plans protect your home’s vital systems, like air conditioning, heating, and plumbing. Appliance-only plans pay for damage to garbage disposals, ovens, dishwashers, and refrigerators. You can also purchase additional coverage for things like pools and spas, septic systems, well pumps, irrigation systems, limited roof repairs, and more.

Home warranties don’t cover everything. Read the fine print carefully to see what is and isn’t covered before purchasing. Reputable home warranties will write contracts that list what is and is not covered, so if your stand-alone freezer well pump isn’t in the contract, it isn’t covered. However, you may be able to purchase additional coverage.

Heating and air conditioning	Ranges and ovens	Irrigation systems
Smoke detectors	Dishwasher	Pools and spas
Ductwork	Refrigerators	Limited roof repairs
Electrical Systems	Garbage disposals	Wells
Plumbing Systems	Garage door openers	Septic systems
Fans (exhaust and ceiling)	Washers and dryers	Pest control services
Whirlpool tub	Built-in microwaves	Extended electrical coverage
Water heaters

What Home Warranties Don’t Cover

Home warranty repairs are specific to household systems and appliances, so don’t count on a repair contract to fix problems with your home’s structure (like the foundation) or cosmetic damage (flooring wear, or paint blemishes). Issues caused by corrosion and sediment are also not covered.

Keep in mind that certain plumbing repairs and electrical repairs could be excluded from your coverage, depending on the cause of the issue. For example, they might pay for toilet parts replacement, like a valve seal, but not slab leaks under your shower. Exclusions vary by provider, so you’ll want to evaluate the contract to determine where your coverage stops.

Typically, home warranties enact clauses that exclude coverage based on the following criteria:

• Pre-existing conditions, like issues your home inspector finds before you sign your contract (it will cover things undetectable by the human eye
• Structural issues
• Improper installation and code violations
• Regular maintenance issues or neglect
• Damage outside of general wear and tear
• Mismatched systems

Home Warranty Coverage Limits

Your home warranty will not pay for limitless repairs. Each company places a cap on the aggregate and per-incident or per-item payouts. You’ll find a great deal of variation between home warranty limits across providers, so compare the cost between contracts with different caps to see if you can get better coverage at a lower price.

• The aggregate limit is the total the home warranty company will pay for all covered repairs over a period of time (usually one year). For example, one company might offer a $15,000 annual aggregate limit, while another caps coverage at $50,000. Alternatively, companies might have annual limits per item. Your contract may also use both.
• Appliance and system limits are the caps on appliance or system repairs, either in total or per item. We found company per-item caps as low as $250 per year, which may only cover one appliance or part of a system, and other companies that don’t have a limit at all.
• The dwelling limit is based on square footage. Some companies charge higher premiums for homes larger than 5,000 square feet.

What to Consider When Choosing a Home Warranty Company

• Home warranties do not replace homeowners insurance. The warranties cover repairs due to wear and tear, not accidental damage.
• Read your contract entirely, including the fine print. The contract should clearly explain covered repairs, coverage caps, exclusions, and when the coverage starts (usually 30 days after signing).
• To know if a home warranty is worth it, determine the total cost for potential repairs and the contract’s term (usually one year). For example, will you pay to repair the same issue more than once?

Our list of best home warranty providers is expansive, and considering that each provider offers several policies, the options can be overwhelming. You can make narrowing down your choices easier by considering the following factors and then choosing a home warranty company that meets your needs.

• How many of the systems and appliances covered in the plan match the ones in your home?
• Can you choose your own technician to fix issues? If not, does the company contract with licensed and insured contractors only?
• What is the guaranteed service response time?
• How does the price of the contract (including service fee amounts) compare to the coverage amount, limits, and exclusions?
• More specifically, what existing conditions or older appliances are covered, if any?
• What is the length of the contract and its renewal options?

Home Warranty Costs

The average home warranty costs $600 a year ($50 a month). On the low end, home warranties can cost as little as $360 a year ($30 a month), but more comprehensive plans with add-ons can exceed $1,400 a year. Annual payments usually offer savings compared with paying monthly. Ask about a discount for a multiyear plan when considering a home warranty.

When shopping for a home warranty, compare the cost of appliance-only and systems-only plans with a combination plan. Usually, a combination plan that covers both appliances and systems is only a few dollars more than a plan that only covers one or the other.

You’ll also need to account for the service fee (some might call this the trade service fee). A service fee is levied when a technician comes to your home to diagnose a problem and determine if your contract covers the repair cost. You do not pay a service fee when the contractor makes the repair.

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Frequently Asked Questions about Home Warranties

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Related Home Warranty Resources

Readers of this home warranties guide also read these related articles and found them helpful.

More Related Articles

• 6 Questions To Ask Yourself Before Buying a Home Warranty
• What Voids a Home Warranty

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Home Warranty Companies By State

• California
• Florida
• Georgia
• Illinois
• Michigan
• New York
• North Carolina
• Ohio
• Pennsylvania
• Texas

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Concluding Thoughts on Home Warranty Plans

Bottom Line: Your home warranty service is only as good as the contract you sign. Read all documents carefully to know what you can expect.

Home warranty payments can be easier to budget for than high-value repairs. However, these repair contracts aren’t for everyone. Understand payout caps in home warranties, and always read contracts thoroughly. Be sure the contract says repairs required due to normal wear and tear are covered, and compare contract limits to cost to get the best service for your money.

• Great Reputation – American Home Shield
• Flexible Coverage – First American Home Warranty
• Affordable Options – Choice Home Warranty
• Comprehensive Plans – Select Home Warranty
• Great Extras – Liberty Home Guard
• Simplified Coverage Options – First Premier Home Warranty
• Great Work Guarantee – Cinch Home Services