7 Best Home Warranty Companies of September 2024 News ad

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Money’s Main Takeaways

• Home warranties cover system and appliance malfunctions that are due to normal wear and tear, excluding damage from pre-existing conditions.

• Home warranty companies typically offer plans for home systems, appliances or a combination of both.

• Service call fees range between $75 and $150.

• Bear in mind that most home warranty companies have a waiting period before coverage starts. The companies on our list have a 30-day waiting period.

• Our selection of companies offers prices ranging from $27 to $120 per month.

Our Top Picks for Best Home Warranty Companies

The companies listed below are in alphabetical order.

Best Home Warranty Company Reviews

Why we chose this company: 2-10 Home Buyers Warranty’s premium plan covers a wide range of items that most home warranty companies don’t, such as turntable platforms, rotisseries, ceramic cooktops and concrete-encased plumbing.

2-10 HBW offers three plans: Simply Kitchen, Complete Home and Pinnacle Home plan. All three plans come with 2-10 HBW’s Appliance Discounts Program which gives you discounts of up to 65% on Whirlpool and GE brands. The company also offers to match your appliance color during replacements and a $100 reimbursement if you decide to replace a broken appliance instead of requesting service.

In addition, 2-10 HBW offers a Service Fee Guarantee. This means that if a request isn’t eligible for service, 2-10 HBW will refund your service fee. It also means that you don’t have to pay another service fee if the same component fails after receiving service.

Read the full 2-10 Home Buyers Warranty review.

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Why we chose this company: AFC Home Warranty lets you choose your own service contractors and offers affordable premiums, including two hybrid plans (that cover both systems and appliances).

AFC Home Warranty (America’s First Choice) first caught our attention for its affordable premiums. AFC’s plans include a systems plan, an appliances plan and two hybrid plans covering both systems and appliances. In addition, AFC Home Warranty has one of the strongest service guarantees in the industry: both parts and labor are guaranteed for the life of the contract.

As with other home warranty companies, AFC pricing depends on the chosen service fee ($75, $100, $125). Monthly premiums for one-year contracts range from $40 for the Silver Plan up to $112 for the most comprehensive plan (depending on your location).

Read the full AFC Home Warranty review.

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Why we chose this company: We chose American Home Shield offers free HVAC tune-ups with its premium plan and fewer restrictions in coverage than most competitors.

With American Home Shield, clients can choose from three comprehensive plans and customize them by adding coverage for other systems and appliances, including home electronics and entertainment products.

Together, AHS’ comprehensive plans — ShieldSilver, ShieldGold and ShieldPlatinum — cover more than 23 home appliances and systems. In addition, its premium plan, ShieldPlatinum, covers up to $1,500 for roof leak repair, HVAC tune-ups, code violations and AC refrigerant.

Read the full American Home Shield review.

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Why we chose this company: Cinch Home Services’ system plan includes coverage for items that other home warranty companies usually offer as an add-on.

What stands out about Cinch plans is that they include coverage for items that other companies charge extra for such as sump pumps, water dispensers and smoke detectors. Cinch’s appliance plan covers freestanding ice makers and built-in food centers, while its system plan covers sump pumps, doorbells, smoke detectors and tankless water heaters.

Cinch services are backed by a 180-day workmanship guarantee on the work performed. This is considerably longer than the 30- and 90-day guarantees offered by most companies (except for AFC Home Club, which offers a service guarantee for the life of the contract).

Read the full Cinch Home Warranty review.

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Why we chose this company: First American Home Warranty’s starter plan offers comprehensive basic coverage for major appliances and systems, at a competitive price.

With First American’s Starter Plan, you get extensive coverage for nine costly-to-repair appliances and systems starting at $42 a month. Customers who need more coverage can choose the company’s Essential or Premium Plans.

All plans cover damages caused by lack of maintenance, rust, corrosion and chemical or sedimentary build-up, which may be vital if you’re buying an older home. They also feature limited roof leak coverage, which includes leaks caused by normal wear and tear for tar and gravel, tile, shingle or composition roofs.

Read the full First American Home Warranty review.

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Why we chose this company: Liberty Home Guard has the most extensive list of add-ons in the market, including rarely covered items such as gutter cleaning.

Liberty Home Guard stands out for its list of possible add-ons. Customers can choose from over 40 items to add to their coverage — one of the most extensive lists of add-ons in the home warranty market.

That list includes items commonly covered by other home warranty companies — pools, spas, well pumps, sump pumps, central vacuums — and other, more rarely covered items such as limited roof leaks, lock replacement, gutter cleaning, pest control and electronics protection.

Its per-claim service fee is $90, with a payout limit of $2,000 per covered item.

Read the full Liberty Home Guard review.

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Why we chose this company: Select Home Warranty plans include roof leak coverage and multiple discount promotions throughout the year.

Select Home Warranty offers some notable discounts, including two months of free service if you pay for a full year upfront, and special discounts when you sign up for more than one year. The company also has occasional promotions that knock off between $100 and $200 for new sign-ups.

Select has three plans: Bronze Care, Gold Care and Platinum Care, which cost between $42 and $55 per month. Bronze Care covers appliances, while Gold Care focuses on systems. The most expensive plan, Platinum Care, combines both for more comprehensive coverage. Service fee is set at $75. In addition, all three plans cover roof leak repairs.

Read the full Select Home Warranty review.

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Other home warranty companies we considered

We looked into a wide swath of companies in order to find the best home warranty. The following companies didn’t make the final cut.

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American Residential Warranty

American Residential Warranty is available nationwide and currently offers three plans.

ARW’s Appliance Max plan covers most common kitchen appliances — like cooktops, ranges, microwaves and dishwashers — along with clothes dryers and washers. Systems Max covers common home systems such as plumbing systems, central home heating and air conditioning. ARW’s Total Max bundled plan covers all systems and appliances, as well as garage door openers, humidifiers and ceiling fans.

You can also add water and sewer line plans, and electronics protection, which covers anything from laptops, gaming consoles and tablets to printers and plasma TVs.

Read the full American Residential Warranty review.

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Choice Home Warranty

Choice Home Warranty features two plans that cover most appliances and systems and charges a standard $85 service fee. Choice Home Warranty prices are affordable, with plans starting at around $46.

However, the company’s coverage caps are somewhat lower than the competition, and its coverage conditions lack flexibility. In addition, the company has a pending government action in Arizona for allegedly making false promises to customers and using bad-faith refusals to avoid paying for repairs.

Read the full Choice Home Warranty review

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Elite Home Warranty

Elite Home Warranty is one of the few companies that lets you choose a $0 service call (although that will mean an increased annual premium). You can also increase the policy’s maximum coverage limits for an additional cost. However, aside from the regular 30-day waiting period, the company has a 90-day limited coverage period. During this time, the company will cover up to the amount in your agreement.

As of this writing, Elite is available in 46 states. It doesn’t service: California, Texas, Washington or Wisconsin.

Read the full Elite Home Warranty review

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Landmark Home Warranty

Landmark Home Warranty used to offer two home warranty plans: a systems only plan and a comprehensive plan that covers both systems and appliances. However, Landmark has now partnered with American Home Shield, and offers other types of home warranties through that brand.

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Old Republic Home Protection

Old Republic Home Protection services 32 states, including Hawaii. It offers coverage for a wide range of systems and appliances, although covered components vary by state.

Some perks include electronics and smart home equipment plans and coverage for pest control treatments in some locations. Do note, however, that Old Republic Home Protection doesn’t allow customers to request quotes or apply for a home warranty online.

Read the full Old Republic Home Protection review

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ServicePlus Home Warranty

ServicePlus Home Warranty offers two different options: the basic plan covers a mix of systems and appliances such as plumbing, electrical and most kitchen appliances while the premium plan covers all that plus A/C and heating systems, washers, dryers and refrigerators. Customers can also choose over a dozen add-ons to round out their coverage.

A drawback, however, is that ServicePlus doesn’t offer an appliance or a systems-only plan, which other competitors on our list do.

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Compare Our List of Companies

Best Home Warranty Guide

This guide covers the basics on what a home warranty is, the different types of coverage plans they generally offer and how to determine whether that monthly premium is actually worth it. It also includes important factors to keep in mind as you’re choosing a plan.

What is a home warranty?

A home warranty is a service contract that helps you pay for repairs if and when major household systems or appliances break down.

Unlike homeowners insurance, which provides coverage for damages caused by natural disasters, theft or accidents, home warranties help cover the cost of repairing or replacing home systems or appliances when specific parts and components fail due to normal wear and tear.

How does a home warranty work?

Once a home warranty contract is in effect, you can contact your company and request a service for a covered system or appliance malfunction.

If the malfunction is listed in your policy, the company will, then, send a qualified contractor in your area to diagnose and repair the problem. Depending on the situation, some providers may opt to replace your item instead, up to the covered amount stated in your contract.

Prior to receiving the service, you’re typically required to pay a service fee or deductible ranging from $50 to $150. The exact amount is decided when you choose a policy and should be listed in your contract.

Is a home warranty worth it?

The following list of factors may help you determine whether purchasing a home warranty is worth it:

How much does a home warranty cost?

A home warranty costs anywhere from $300 to $700 annually, or between $30 to $80 a month, depending on the type of plan you choose. Typically, systems and appliances-only plans are lower priced than all-inclusive p

The most cost-effective plans strike a balance between price, types of items covered, service fee and payout limits.

Factors that influence home warranty costs

Several factors can affect the cost of your policy, including:

• Coverage: The type of coverage you choose is the factor that most influences your home warranty cost. Systems or appliance-only plans generally cost less than comprehensive plans that cover both major systems and appliances. As is to be expected, the more extensive the coverage, the higher the cost. Additional, optional coverage can also increase your premium.

• Service call fee: Another factor that directly affects the cost of your home warranty policy is the service call fee, or deductibles. Lower fees generally imply higher monthly payments, whereas plans with higher ones cost less per month.

• Home size: Some home warranty companies consider the type of property and size of your home — that is, the square footage or number of rooms — in their pricing. Larger homes or homes with unique features generally require more extensive (or customized) coverage, which leads to higher premiums.

• Location: Costs can vary depending on where you live too, mainly due to differences in cost of living. Companies may also factor in specific environmental conditions that affect the typical wear and tear of home systems in your region. These variations often result in higher or lower premiums.

How to choose the best home warranty company

As you browse companies and plans, keep the following things in mind before signing on that dotted line.

1. Get different quotes and compare

Get (and compare) at least three free quotes from different companies. In addition to the monthly payment, compare each company’s service call fee. This is the amount you will pay whenever you request a repair from the company, and can range anywhere from $50 to $150, though most home warranty companies typically charge between $75 to $125.

2. Read sample contracts

Identify the limitations and exclusions in the contract and check payout limits. Pay special attention to the appliances you already have and how the policies may treat claims on these in particular.

3. Understand coverage limits

Aside from limiting coverage to specific parts and components, home warranties have coverage limits or caps, which are the maximum amount the company will pay for a covered malfunction. Because coverage caps vary widely from company to company, it’s important you evaluate them and make sure you choose a plan that includes enough coverage for your needs.

4. Check differences in state licensing

Research and review the applicable regulations to ensure the company is licensed and legally allowed to do business in your state. The insurance commissioner or Department of Consumer Protection oversees home warranty companies in many states. Check out this State Licensing Guide to find your local regulator.

5. Gauge a company’s reputation

When evaluating a company’s reputation, it’s important to do a comprehensive search for its name online. Make sure to read customer reviews and, especially, be on the lookout for any record of recent legal action taken against it.

Home warranty vs. home insurance

The main difference between a home warranty and homeowners insurance is what each one covers and under what circumstances. Below are some key differences:

How to understand home warranty contracts

Before signing up with a particular provider, take the time to understand the contract. Below are three main points to review:

• Check what items are covered: Although most home warranty companies cover similar items, there can be significant variations on their plans. It’s important you read the fine print and confirm that the company provides coverage for the items you want to protect.

• Understand coverage caps: Companies generally list coverage caps for particular systems and appliances. These caps are the maximum amount the company will pay to repair or replace a covered item per contract term.

• Find what isn’t covered: Keep an eye out on the components or events that are not covered. Most providers list specific limitations and exclusions on their contracts. For instance, some companies may cover roof repairs but exclude metal roofs and roof-mounted installations from their coverage.

Questions to ask your home warranty provider

If after reviewing the sample contract you have questions, make sure to ask the provider. These are some good ones to ask:

• Is there a waiting period before coverage begins?

• What is the service fee (or deductible)?

• Can I choose my own service contractor or technician to perform repairs?

• Is there a limit on how many times I can request a service?

• Are there any cancellation fees or penalties?

• What are the coverage caps or maximum payouts per item or contract term?

• Do you cover pre-existing conditions?

• Can I customize my coverage after purchasing a home warranty plan?

• What is the policy on replacements versus repairs?

How to file a home warranty claim

The process of filing a home warranty claim can vary from company to company. However, it could generally include the following steps:

1. Request a service: Most warranty companies require that you notify a malfunction as soon as it happens. You can typically do this by calling their customer service number or submitting a claim online, if the company has an online portal.

2. Coordinate repairs: Once your claim is approved, the warranty provider will typically schedule an appointment with a service technician. If your contract states that you can choose your own, you may schedule a visit with an authorized contractor directly.

3. Pay the service call fee: Depending on your policy, you may have to pay a service call fee or deductible upon requesting a service. This fee should be already specified in your contract.

What to do if your home warranty claim is denied

A denied claim can be frustrating, but before you decide to pay for repairs out of pocket, take the time to understand the reasons for the denial. Here are some steps you can take:

1. Review the denial letter: Your home warranty company should send you a written notification with the reasons for the denial. Identify them and review your contract to confirm whether your claim is indeed covered or not. If you have enough information to believe that your claim should be covered, consider making an appeal.

2. Gather documentation: Home maintenance records, photos and pre-inspection documentation may be helpful to address your denial. You may also request a copy of the company’s inspection report. This way you can know the specifics of the diagnosis and look for a second opinion with an independent contractor.

3. File an appeal: Once you collect all the relevant documentation, reach out to the company and discuss the denial. Ask for clarification on the reasons behind the decision and ask for the process for filing an appeal or new claim. During this process, keep a record of all communications with the company, including names, dates and details of the conversations.

If your efforts to resolve the issue with the company are unsuccessful and your denial appears to be in violation of the terms in your contract, consider filing a complaint with a consumer protection office in your state or consumer organizations like the Better Business Bureau.

What voids a home warranty?

Each provider has its own set of rules regarding the factors that could void your policy for a specific system or appliance. In some instances, a claim may be denied for the following reasons:

• Unauthorized repairs or modifications, whether by using an unapproved contractor (licensed or not) or attempting to do the repairs yourself

• Improper maintenance or installation

• Home improvement projects

• Failing to keep your home up to building codes

• Misplacing ownership documentation

The “proper maintenance” gray area

Sometimes home warranty coverage is contingent on the “proper maintenance” of systems and appliances. This means repairs won’t be covered if the malfunction was caused by a failure to follow the manufacturer’s maintenance specifications. However, companies often don’t provide clear guidelines as to what constitutes proper routine maintenance.

Some contracts give concrete examples such as:

• Changing filters
• Flushing the water heater
• Sanitizing your water filter
• Keeping proper refrigerant levels
• Cleaning coils

However, coverage will ultimately depend on whether the service technicians decide there was proper maintenance.

TIP: If you buy a home warranty, take pictures and document the routine maintenance of the appliances.

How do I cancel my home warranty?

The cancellation process can vary from one company to another, however there are some general steps you can follow:

• Review your contract: Check your contract’s cancellation policy and any fees that may apply. Most companies charge a cancellation fee that can range from $25 to $75 — or 10% of the fees you have yet to pay. This means you may receive a prorated refund. However, companies typically provide a full refund if you cancel within the first 30 days of purchase.

• Contact the home warranty company: Call or email your provider directly and let them know you intend to cancel your policy. A company representative may be able to guide you through the specifics. In some cases, you may need to send a written notice of termination, which you should send via registered post or courier if possible, to make tracking easier.

• Cancel your payment: If your payments are automatically charged to a credit card or bank account, make sure to cancel the automated payment with the corresponding institution.

• Follow up: It may be a good idea to request a written confirmation of the cancellation directly from the company.

Keep in mind that even though most home warranty contracts are valid for one year (unless you enroll in a multi-year plan), your plan may auto-renew if you enroll in automated payments. If that’s your case, make sure to cancel the plan and automatic payment at least two weeks before the renewal date.

Home warranty alternatives

Home warranties have limitations and exclusions that cap payout amounts and/or limit coverage to specific parts, which can still leave some of your valuable appliances without coverage if they malfunction.

They also charge service fees whenever you submit a claim, in addition to charging a monthly or yearly amount.

There are, however, other alternatives to help you cover unforeseen repairs to your home appliances or equipment:

Existing warranties

Many appliances come with manufacturer’s warranties that cover defects and malfunctions for a specific period of time. Before purchasing a plan, check if your appliances are still covered under the manufacturer (or the retailer if you purchased individual coverage) and whether it’s possible to extend its coverage.

Extended warranties

Many retailers let you purchase extended warranties for brand-new appliances directly from them. It may be worth considering adding this type of protection if you’re planning on buying appliances any time soon. Although not an exact substitute for home warranties, these extended warranties can help you cover unexpected malfunctions, in some cases for up to three years.

We’ve reviewed some options, such as:

Build an emergency fund

Instead of paying a monthly fee to a company, you could also set that money aside as an emergency fund to cover repair services, maintenance costs or other unexpected expenses as they arise.

Keep up with routine maintenance

Performing regular scheduled maintenance on your appliances, plumbing and HVAC systems can help you extend their usable life and prevent malfunctions that can arise from improper use or lack of maintenance.

How We Chose the Best Home Warranty Companies of 2024

Since we first started reviewing home warranty companies in 2020, we’ve spent over a thousand hours researching the top providers in the country, thoroughly vetting 22 different companies.

Our methodology focuses on four key factors: transparency in services offered, claims processing, cost and quality of customer service.

We carefully analyzed sample contracts from our top contenders and evaluated them on criteria such as contract terms, types of malfunctions or failures covered, payout limits, cost-efficiency and service fees. We also analyzed and compared their plans, coverage limitations and pricing.

We compared them using the following factors:

Services offered. We compared companies’ offerings and coverage caps to find the ones that offered the best value and covered the most systems and appliances.

Claims processing. We preferred companies that offered multiple ways to file a claim and quick response times. Each company we selected has typical response times of 48 hours or less and different channels to submit a claim, such as over the phone or online.

Cost. We contacted companies to obtain quotes whenever prices weren’t openly disclosed on their websites using New York and California addresses.

Availability: We focused on companies offering nationwide services or that were available in at least 30 states.

Legal actions: To assess their reputation and good standing, wee evaluated whether the companies on our list have pending or recent regulatory or legal actions.

Customer service. We checked every company’s standing with the Better Business Bureau (BBB), including their accreditation (or lack thereof), rating and reviews. In our list, we only included companies who, if they were registered with the BBB, had a rating of B or higher.

Note that BBB ratings take into account factors such as number of complaints, time in business, transparent business practices, licensing and any government actions against a business to determine how a particular business is “likely to interact with its customers.” A business can receive a rating from A+ to F.

Summary of Money’s Best Home Warranty Companies of September 2024

The companies listed below are in alphabetical order.