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Best Home Warranty Companies

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      Home warranties help cover the cost of repairs and replacements for your home’s major systems and appliances. Our research team compared 26 companies and chose our top 9 picks based on factors including available plans, customer reviews, coverage limits and price.

      Read our full methodology for details on how we selected our top picks. Our picks may be Authorized Partners who compensate us — this does not affect our recommendations or evaluations but may impact the order in which companies appear.

      Our editor's top picks

      Why trust ConsumerAffairs?
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      Compare our 9 top home warranty companies


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      All information accurate as of time of publication.

      More details about our top 9 home warranty picks

      Our pick for value
      Monthly premium cost
      $29.99 to $69.99
      Service call fee
      $100 or $125
      Labor guarantee
      30 days
      49 states (not Alaska)
      Special Offer

      Exclusive: Save $100

      ConsumerAffairs customers enjoy $100 off any new policy from American Home Shield. Use Promo Code: CA100

      American Home Shield has excellent reviews from reviewers on ConsumerAffairs and some of the most comprehensive coverage on the market. AHS does not require a home inspection, and you can get a plan at any time, regardless of the age of your home’s systems and appliances. For the price, it's one of the better options.

      Several positive reviews highlight the company’s prompt services. “AHS is easy to deal with. We just call them and they do the work in the background. We're so busy, so it really helps our lifestyle,” a reviewer in South Carolina said.

      “We've used them at least three times for air conditioners, refrigerators, and electrical. And everyone and the people that have come out have been fantastic,” a reviewer in California said.

      Other reviewers say AHS is “very simple” to use and offers a “one-stop plan” for homeowners.

      Base plans from AHS start at $29.99 to $69.99 a month. You can choose between a $100 or $125 deductible, but be aware this affects your monthly cost — when we were comparing prices, switching to a $125 deductible raised the price for the ShieldSilver plan from $29.99 to $49.99.

      • ShieldSilver covers 10 major systems, including heating, cooling, electrical and plumbing.
      • ShieldGold covers 18 appliances and systems, including kitchen and laundry equipment, heating, cooling, electrical and plumbing. The ShieldGold plan caps appliance repairs at $3,000 per year for each appliance.
      • ShieldPlatinum is American Home Shield’s most comprehensive plan. It includes roof leak coverage (up to $1,500 annually). It also raises the annual repair limit to $6,000 and adds other benefits.

      AHS offers an electronics extended warranty for $14 a month and add-on coverage for pool and spa, well pump, septic pump, guest unit and roof leak repairs. Prices vary, but be aware your chosen deductible may affect the monthly cost of add-on coverage.

      Our pick for quick service
      Monthly premium cost
      $46.83 to $54.75
      Service call fee
      Labor guarantee
      30 days
      49 states (not WA)

      Choice Home Warranty is known for its network of professional technicians and customer support. The company works with more than 25,000 contractors across the country and says it has covered more than a million homes and processed more than 4 million service requests. Choice starts a service response within four hours of a request.

      Satisfied customers highlight professional and prompt repair technicians. According to a reviewer in Florida, scheduling through Choice’s website is the “best and fastest way to get service.”

      “Two technicians arrived when scheduled — quickly determined what needed to be done, and explained repairs to me,” a reviewer in Oregon said. Another Florida reviewer said the company “came out promptly and went above and beyond.”

      Choice Home Warranty offers a Basic Plan and a Total Plan, both of which cover a variety of home systems and appliances. The Basic Plan starts at $46.67 per month, while the Total Plan starts at $55 per month.

      All plans come with a flat $85 service fee. Coverage lasts for one year — expect to pay a $50 cancellation fee if you cancel early. However, you can transfer the contract for free.

      • Basic Plan: This plan covers 14 systems and appliances, including heating, electrical and plumbing.
      • Total Plan: The Total Plan includes everything in the Basic Plan and adds coverage for your washer and dryer, refrigerator and air conditioning system.

      Choice Home Warranty has 11 add-ons to choose from that range from $3.33 a month for a second refrigerator to $15 a month for pool and spa coverage. You can also add limited roof leak coverage for $5.83 a month.

      Other available options include coverage for well pumps, central vacuums, standalone freezers, sump pumps, an additional spa, your septic system, septic tank pumping and a sprinkler system.

      Our pick for easy sign-up
      Monthly premium cost
      $49.99 to $69.99
      Service call fee
      $65 to $125
      Labor guarantee
      60-day workmanship warranty
      50 states

      Liberty Home Guard has three plans: One that specializes in systems coverage, one that specializes in appliance coverage and a third that combines systems and appliance coverage. The company offers month-to-month plans, which makes it a good option for those wary of entering a long-term commitment.

      The company gives customers two months free if they choose to make one annual payment instead of monthly payments.

      Several people who left reviews on our site complimented Liberty Home Guard for its easy application process.

      “The application for the home warranty was really easy,” said a reviewer from Missouri. “The representative was extremely friendly and answered any questions that I had regarding the home warranty.”

      Other customers commented on the company’s quick repair time and how the technicians arrived prepared to finish the job.

      “I’m really impressed with them as I’ve heard such bad things about home warranty companies taking weeks for even simple claims,” a ConsumerAffairs reviewer from New York said. “Hopefully, they continue to provide this level of service.”

      Liberty Home Guard’s plans start at $49.99 for the Appliance Guard plan, while the Total Home Guard plan, the company’s most comprehensive option, starts at around $59.99 a month. Annual prices range from $499.99 to $599.99.

      • Appliance Guard: Liberty Home Guard’s least expensive plan covers common household appliances, including your refrigerator, washer, dryer and dishwasher.
      • Systems Guard: The company’s Systems Guard plan covers major home systems and helps pay for repairs or replacement for your air conditioning, heating, plumbing and water heater.
      • Total Home Guard: Liberty Home Guard’s most comprehensive plan combines the Systems Guard and Appliance Guard plans.

      Liberty Home Guard provides a robust selection of more than 40 add-ons for its plans, including popular options like pool coverage ($199.99 annually) and less-common options like a wine cooler coverage ($119.99 annually).

      Other popular options include limited roof leak coverage ($119.99 annually) and electronics protection ($199.99 annually).

      Our pick for simple claims process
      Monthly premium cost
      $30.99 to $93.99
      Service call fee
      $100, $125 or $150
      Labor guarantee
      180 days
      48 states

      Cinch Home Services offers three plans that can be customized by choosing a $100, $125 or $150 deductible. The company also states it has a quick turnaround on claims: You can expect Cinch Home Services to contact an independent contractor within two hours after you request service.

      We like that Cinch repairs have a 180-day workmanship guarantee, which is longer than the industry average. Customers can get discounts when they buy new brand-name appliances.

      Submitting claims “is the easiest thing ever,” according to a reviewer in Virginia. “It was so easy because I don't have to call anybody. I just go online. I submitted a claim on a Sunday night and at 7 a.m. the following day, I got a call.”

      “Cinch works with you,” according to a reviewer in Louisiana. “They understand everything that you are going through and they're very willing to help.”

      Cinch Home Services has three straightforward options: an appliances plan (starting at $30.99 per month), a systems plan (starting at $35.99 per month) and the Complete Home plan (starting at $44.99 per month), which includes the coverage from the other two plans.

      Service call fees are $100, $125 or $150 — choosing a lower deductible increases the plan’s cost. Each plan includes a water sensor to detect leaks and a credit for an air conditioner or water filter.

      • Appliances: This plan covers washers and dryers, cooktops, dishwashers, ovens, ranges and range exhaust hoods, refrigerators, free-standing ice makers, built-in microwaves and trash compactors.
      • Built-in Systems: This plan covers air conditioning (including ductwork), attic and ceiling fans, central vacuums, doorbells, garage door openers, garbage disposals, instant hot/cold water dispenser, toilets, sump pump, water heater, electrical system, heating system, plumbing system, smoke detectors and a whirlpool or jetted tub.
      • Complete Home: With the Complete Home plan, you get everything in the appliances and systems packages, plus a one-time annual reimbursement of up to $500 if you have to pay a deductible on a homeowners insurance claim.

      You can add pool, spa, septic system and well pump coverage. The optional Premier Upgrade Package provides up to $1,000 toward typically excluded items for repair or replacement.

      Our pick for service guarantees
      Monthly premium cost
      $32.08 to $55
      Service call fee
      $75, $100 or $125
      Labor guarantee
      Up to three years
      49 states (not Hawaii)

      America’s 1st Choice Home Club has the longest service guarantee of any company on our list. In addition, you can request service as often as you need. Requesting frequent service also doesn’t affect your rate, either, and new customers get a five-year guaranteed rate on coverage.

      The company has two plans, Gold and Platinum, and lets you choose between a $75, $100 or $125 deductible — plans with higher deductibles are less expensive. You can also choose a one-year or three-year contract.

      Recent positive reviews tend to highlight customer service and value. A reviewer in Connecticut likes the “little extra peace of mind on the new home that we are buying. I also appreciated the professionalism and being able to get a lower rate than online!”

      reviewer in Florida appreciated that a rep didn’t try “to sell us more than we needed or wanted and only what was most important to us.”

      AFC has four plans, including one just for major systems. The plans start at around $40 a month for systems-only coverage. You can choose a $75, $100 or $125 deductible and a one-year or three-year plan — higher deductibles and longer plan terms lower the cost.

      You can also choose to make monthly or yearly payments. A $75 fee may apply if you cancel before your term ends.

      • Systems Plan: This plan includes coverage for your air conditioning and heating systems, water heater, ductwork, electrical systems and plumbing.
      • Silver Plan: The Silver Plan covers your kitchen refrigerator, oven and range, dishwasher, garbage disposal, washer and dryer and garage door opener. It does not include any coverage for home systems.
      • Gold Plan: This plan combines coverage from the Systems and Silver plans.
      • Platinum Plan: The Platinum Plan covers everything in the Gold Plan, plus plumbing stoppages, a built-in microwave and an ice maker.

      America’s 1st Choice Home Home Club has 13 optional coverage options, including in-ground pool coverage for $100 a month and standalone freezer coverage for $25 a month. The company has also added electronics coverage for $274.99 annually.

      Our pick for electronics coverage

      ARW Home

      Monthly premium cost
      $34.99 to $124.99
      Service call fee
      Labor guarantee
      30 days (60 days for parts)
      50 states
      Special Offer

      $200 OFF

      $200 OFF

      ARW Home has four plans and is one of the few companies we’ve seen that offers a standalone electronics plan. The company also has a $55 service fee, which is the lowest among our picks. We like that the company is transparent about rates and fees, but some plan options vary slightly by state.

      The company’s annual caps for appliance coverage are relatively low (between $300 and $500 for certain items), however, which means this plan works best if you tend to shop for budget appliances. Be sure to contact the company for the most accurate pricing and coverage information in your area.

      What stood out to us was the high frequency of happy customers who say customer service representatives go above and beyond. Recent reviewers describe reps as “very professional,” “helpful” and “respectful.”

      reviewer in Tennessee said their customer service rep “was knowledgeable and thorough. She even followed up …” American Residential Warranty is also “consistent with their promises of services,” and prices are competitive, according to the reviewer.

      The company offers four plans: Ultimate Electronics Protection, Kitchen Plus, Platinum Premier and 4-in-1 Bundle.

      • Ultimate Electronics Protection: This plan covers many consumer electronics, making it perfect for renters who do not need coverage for home appliances or systems. It provides coverage for laptop and desktop computers, tablets, printers and gaming consoles. It also covers LED, L CD, flat-panel and plasma televisions.
      • Kitchen Plus: This plan covers some of the most basic kitchen appliances and related systems. It covers your interior electrical system along with your refrigerator, range, oven, cooktop, dishwasher, built-in microwave, garbage disposal, kitchen exhaust fan and water heater.
      • Platinum Premier: The Platinum Premier plan has all the coverage as Kitchen Plus but adds protection for your central air conditioning and heating, humidifier, plumbing system, plumbing stoppages, ductwork, garage door opener and ceiling fans.
      • 4-in-1 Bundle: The 4-in-1 bundle combines the coverage of the other three plans, providing coverage for everything from your tablet to air conditioning system. It also adds water and sewer line coverage.

      ARW Home’s optional coverage varies by plan. You can add washer and dryer coverage for around $9.99 a month, pool and spa coverage for $23.99 a month or electronics protection for $24.99 a month.

      Our pick for helpful sales agents
      Monthly premium cost
      Starts at $39.99
      Service call fee
      Labor guarantee
      44 states

      First Premier Home Warranty offers two plans, Premier and Platinum, that include a combination of systems and appliances. You can choose to pay monthly or annually, and the company offers two free months and adds limited roof coverage if you choose to pay annually.

      Many customers who left reviews for First Premier Home Warranty on our site singled out the helpful company’s helpful sales agents.

      “[The sales representative] kept working for me until he found the best deal,” said a customer from Florida who left a review on our site. “Went to his manager to find even better deals. I’ve never had a customer service experience so good.”

      Another customer in Texas noted the staff worked with them when they needed to lower their payments in order to afford the plan.

      First Premier Home Warranty offers two plans that cover both systems and appliances. There’s a $75 deductible per filed claim.

      • Premier: The company’s base-level plan covers many common systems and appliances, including your plumbing system, electrical system, water heater, whirlpool bathtub, ductwork, dishwasher, cooktop and oven.
      • Platinum: First Premier Home Warranty’s comprehensive plan includes everything in the Premier plan and adds coverage for your AC system, heating system, washer, dryer and refrigerator. It also includes coverage for a sump pump, which many home warranty companies treat as optional coverage that increases your plan’s cost.

      First Premier Home Warranty offers 22 add-on coverage options. The most expensive add-on is pool/spa coverage, which costs around $12.50 a month. You can also buy coverage for items such as sump pumps, central vacuums and septic systems. If you choose to pay monthly and not receive free limited roof coverage, you can add roof coverage for $4.17 a month.

      Our pick for coverage options
      Monthly premium cost
      $57 to $63
      Service call fee
      Starts at $75
      Labor guarantee
      Contact for info
      47 states

      Of the home warranty companies on ConsumerAffairs.com that offer roof leak coverage, Select Home Warranty has the highest percentage of 5-star reviews that mention roofs.

      Select Home Warranty’s roof leak coverage pays out if there is a leak in any occupied area of your home. It has some exclusions, including metal roofs, chimney components, shingles, tiles and patios.

      The roof coverage add-on is $99 annually, but the company often runs specials for free roof coverage when you buy any plan. You can also get a discount for signing up for multiple years of protection.

      Recent positive reviews highlight Select Home Warranty’s value and coverage. “Great price offering with inclusion of roof and sprinkler systems, which are all increases with other home warranty companies,” a reviewer in Texas said.

      Paying for a plan annually “is the best way to go” because it comes with “an additional 12 months plus the roof leak coverage for free,” according to a reviewer in Maryland.

      A reviewer in California who used to work with a different home warranty provider switched to Select Home Warranty to save money: “Select Home Warranty was quite competitive with cost. … They also offer more covered services like roof leaks and lawn sprinklers. The sales agent was informative but not pressuring and very knowledgeable.”

      Select Home Warranty offers three plans, with prices ranging from $57 to $63 per month. You can reduce your premiums by paying annually instead of monthly. Select Home Warranty allows an unlimited number of repairs on covered items on each plan.

      • Bronze Care: This plan only covers appliances, including your garbage disposal, dishwasher, refrigerator, stove and oven and clothes washer and dryer.
      • Gold Care: This plan covers many household systems, including your air conditioning and cooling, water heater, ductwork, heating, plumbing and electrical.
      • Platinum Care: Select Home Warranty’s most popular warranty plan combines the Bronze Care and Gold Care packages and provides the company’s most comprehensive coverage.

      Select Home Warranty offers nine add-ons to your plan, ranging from sump pump coverage for $3.33 a month to pool coverage for $8.33 a month.

      Our pick for systems coverage
      Monthly premium cost
      $7.99 to $58.33
      Service call fee
      Labor guarantee
      One year
      50 states

      HomeServe offers a wide variety of low-cost plans that you can purchase a la carte to customize your coverage. The number of plans available varies based on where you live, but most locations can choose between 15 to 20 plans. The company focuses on systems rather than appliances, but it does offer electronics protection in some areas.

      With a plan, homeowners don’t have to worry about finding a contractor, getting multiple bids or paying the final bill. Some plans come with a 90-day repair guarantee. Other repairs are guaranteed for a full year.

      Highlights from recent positive reviews include affordable premiums and quick response times.

      “Having HomeServe has saved us more than we've spent on the bimonthly premiums. They have never failed to respond immediately when we call and have only sent really good contractors to unclog a sink, toilet or laundry line,” a reviewer in Kentucky said.

      According to a reviewer in South Carolina, “It's the best program to protect yourself and your household against any home disasters.”

      Plans and pricing: Pricing varies per plan and your location, but most cost less than $20. The company’s cheapest option, interior electrical coverage, costs $6.99 a month, while its most expensive, a complete plumbing plan that covers interior and exterior gas, water and sewage/septic lines and your water heater, costs $41.99 a month.

      HomeServe’s plans offer a simple way to customize your coverage to reduce costs, and it has plans available for systems that many companies might not cover at all, such as electric vehicle chargers.

      The company offers two tiers of plans for electronics protection: The Tech Protection Essential plan costs around $11.99 a month, and the Tech Protection Premier plan costs around $17.99 a month.

      HomeServe does not provide optional coverage, but its a la carte model makes it easy to customize your plan while only paying for the coverage you need.

      Read home warranty reviews

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        Home warranty buyer’s guide

        Replacing or repairing major appliances or home systems can be expensive and cause major headaches in your life. Home warranties help cover the cost of repairs or replacements to make your home comfortable and safe.

        In this guide, learn how they work, what they cover and how to choose the best home warranty company for your needs.

        Are home warranties worth it?

        Home warranties are often worth it if you own an older home, have aging appliances or simply want the security of knowing you have protection from unexpected home repair costs. The right plan can be especially helpful if you fit any of these descriptions.

        • You own an older home. Older homes often have outdated appliances and systems. A warranty helps you keep your vintage charmer in working order.
        • You’re buying or selling a home. Buyers, sellers, real estate agents and current homeowners are all eligible to buy a home warranty. In many areas, it’s common for the seller or real estate agent to package a home warranty into the purchase price as an added benefit to the buyer. This can be attractive if you’re a first-time homebuyer or purchasing an older home.
        • You don’t have a large savings account. A home warranty can provide financial security if you don’t have a rainy day fund set aside for unexpected expenses.
        • You’re not handy. If you aren’t familiar with repairing home systems and appliances, you may be more comfortable with a home warranty plan. Likewise, if you’re a first-time homeowner, consider purchasing a more comprehensive plan as you learn how to care for appliances and home systems.
        • You own a rental property. Landlords benefit greatly from the security of a warranty. You’re protected against unexpected costs when major systems or appliances malfunction. You can also budget the warranty price into your overall expenses and adjust your rental fees to cover the cost.

        » STILL DECIDING? Key factors to consider

        What does a home warranty cover?

        Home warranty plans cover home appliances and systems. The specific coverage and types of plans differ between providers. However, you can expect the following common items to be covered:


        • Ductwork
        • Electrical
        • Heating and cooling
        • Plumbing
        • Water heater


        • Built-in microwave
        • Dishwasher
        • Garbage disposal
        • Oven/range/cooktop
        • Refrigerator
        • Washer and dryer

        Companies may package these items into different tiers of service. It’s common for home warranty providers to have an appliance-only, system-only and combination plan, which covers everything. However, there are others that may have two to three combination-only plans. Be sure to look at your needs to decide which type makes the most sense for your home.

        Just about every provider also offers optional coverage for an additional cost. Some common add-ons include:

        • Central vacuum
        • Guest unit
        • Pool and spa
        • Roof leak
        • Septic systems
        • Stand alone freezer
        • Sump pump
        • Water softener

        Some companies offer add-ons for maintenance and home services, such as re-keying, annual HVAC tuneups and limited pest control. You may also find providers that offer damage and defect coverage for consumer electronics, including laptops, tablets, home theater systems and televisions.

        Keep in mind that electronics coverage typically doesn’t cover theft, loss or damage from improper care. Electronics coverage generally won’t replace the manufacturer’s warranty, but it does extend the time your devices are covered for defects. It usually adds coverage for accidental damage too.

        What does a home warranty not cover?

        Home warranties only cover systems and appliances, so there are many items in your home that won’t have coverage — instead, you’ll need homeowners insurance. Homeowners insurance also covers situations where home warranties don’t apply, such as damage caused by theft or natural disasters.

        However, even when an item is covered, there are exclusions in all home warranty plans that may lead to the company denying your claim. Home warranty providers generally won’t pay to repair or replace:

        • An appliance or system with a known pre-existing condition: Appliances or systems that failed before you purchased coverage are typically not covered.
        • Anything where the damage is cosmetic: Home warranty plans do not cover dents, scratches or other problems that only affect the appearance of an appliance.
        • An improperly installed appliance or system: An appliance that fails because it wasn’t installed correctly typically isn’t covered under a home warranty plan.
        • An appliance or system that’s been modified: Your provider is unlikely to honor your claim if you used third-party components on the equipment in question.
        • Anything that’s currently under another warranty: If you have any newer appliances or systems that came with a manufacturer’s warranty — or any type of third-party warranty, builder’s warranty or insurance — they won’t be covered by the home warranty. Your home warranty coverage kicks in when the manufacturers’ warranty ends.

        Keep in mind that specific components of a covered item might be excluded. For example, a plumbing stoppage caused by tree roots in the line usually isn’t covered. Another common exception is a garage door system. Typically, just the opener is covered, not the door itself and the track assemblies.

        How does a home warranty work?

        A home warranty policy is similar in operation to homeowners insurance. You pay a monthly or annual premium, and when a covered item breaks down, you only pay a deductible to get it fixed.

        While homeowners insurance covers damage related to perils, such as theft, vandalism or fires, a home warranty covers the cost to repair or replace specific systems and appliances that break down from wear and tear. The length of plans vary, but most last for one year.

        After signing up, the waiting period until a home warranty plan takes effect is usually 30 days. The provider might waive this period if you are changing from a different home warranty provider with no lapse in coverage. The waiting period can also be waived when you purchase a policy as part of a real estate transaction.

        Once coverage kicks in and you need to make a claim, the process will be straightforward:

        1. File a claim. Contact your provider via phone or online to begin the claims process. Most companies respond within 24 to 48 hours.
        2. Pay the service fee. As long as the item is covered in your plan and doesn’t exceed the item limit, this should be the only cost you have to pay (in addition to your premium). The service fee, or deductible, typically ranges from $75-$125.
        3. Schedule an appointment. Your provider will put you in contact with a contractor to schedule an appointment. A majority of providers will select a technician from their network. However, there are a few companies that may allow you to choose your own. You may be able to choose your own contractor if the provider can’t get someone within their network or you get authorization from the company.
        4. Diagnose the issue. The contractor will assess the issue and make sure it’s covered by your warranty. If the problem is minor, the contractor should be able to fix it that day. Otherwise, there might be additional visits to fix or replace the item. Providers typically offer a workmanship guarantee — often 30 days — on parts and labor.
        5. Pay any additional fees. If your plan has a coverage cap, you may be expected to pay the difference for the repair.

        Proper system and appliance maintenance are typically required to keep coverage. A claim will likely be denied if the problem results from a lack of regular maintenance or an issue that existed before the warranty. Also, be mindful of any exclusions for covered items by carefully reading your contract.

        How is a home warranty different from homeowners insurance?

        Home warranties and homeowners insurance serve two different purposes. Home warranties cover you if systems or appliances fail because of wear and tear, while homeowners insurance pays for damage and loss caused by outside forces, such as fire and severe weather.

        A home warranty does not replace homeowners insurance, but it does provide extra financial protection for appliances and systems that are not covered by your insurance policy.

        How should you choose a home warranty company?

        There are four key steps to choosing the best home warranty company and plan for your home.

        1. Determine your coverage needs
        Start by determining what coverage you want before you start shopping. Some companies have three tiers of coverage: system-only, appliance-only, and combination. Others offer a mix of combination plans with various options. Assess the age of your major appliances and systems and see if anything is currently covered by a manufacturer’s or builder’s warranty.

        A good rule of thumb is that anything nearing the halfway point of its life span should be covered by a home warranty. These items will likely experience more breakdowns as they age. Also, think about how much you have in savings if you needed to replace any of these items. If you don’t have much of an emergency fund, a combination plan might be best.

        Lastly, think about add-on options. If you’re worried about the expense of other pricey items like sump pumps, pool and spa equipment, roof leaks and septic systems, it’s worth it to look for home warranty companies that have extensive add-ons. These items tend to cost a few extra dollars a month for coverage.

        2. Compare quotes and plans
        Home warranty plans typically cost $36 to $68 a month. Choosing a less comprehensive plan or a higher service call fee can reduce the price . For example, when we received a quote from American Home Shield, the monthly price dropped $7 when switching from a $100 deductible to $125 ($41.99 compared to $34.99).

        Be sure to get quotes from multiple companies — some home warranty companies may offer price matching. As you research different plans, you should compare their:

        • Monthly and yearly costs
        • Service call fees
        • Number of covered systems and appliances
        • Available add-on coverages
        • Waiting periods before a plan kicks in
        • Workmanship guarantee (the length of time a warranty company guarantees a repair)
        • Coverage limits (these can include annual payout limits or caps on payments to repair an individual appliance or system)
        3. Examine home warranty sample contracts
        When browsing home warranty providers, see if they have a sample contract to review — you might have to do a little digging on the website, but you can always contact customer service to request a sample contract. The sample contract will provide more extensive information about coverage, exclusions, additional fees and terms and limitations.

        Be sure to read the contract carefully and get answers to any questions you have before making a commitment. Follow these tips to be sure you understand how your plan works.

        • Understand what’s covered: Your contract should list more details about what items and parts it covers and when coverage applies. As mentioned earlier, certain components may be excluded.
        • Look for exclusions: In addition to item-specific exclusions, there will be general limitations that apply. For example, a provider won’t pay for secondary damage related to the covered item, like replacing a damaged floor from a pipe leak. Items that have been recalled by a manufacturer also won’t be covered.
        • Check coverage limits: Providers have annual payout limits or per-item caps. Some might have a blanket limit of $5,000 for each covered system or specific limits per item. Check the contract for these maximum amounts. You are expected to pay out-of-pocket for expenses that exceed the dollar limit listed in the contract. There may also be limits regarding matching brands or colors if an item needs to be replaced.
        • Find out about extra fees: In addition to paying the difference when you exceed a coverage limit, there may be other fees you have to pay. For example, many companies charge for early cancellation, or you may be liable for shipping charges or restocking fees.

        While all contracts are unique to the home warranty provider, most will have sections that outline coverage, exclusions and limitations, the claims process, payments and fees, cancellation and general legal provisions. Reading a contract can be tedious, but it’s important to read everything. When customers complain about denied claims, that information is usually spelled out in the contract.

        4. Read reviews from other customers
        The best way to understand the experience you’re likely to have with a home warranty company is to read reviews on our site from current and existing customers. Overall, customers care about an easy claims process — without frequent claim denials — experienced, timely contractors, transparent pricing and good customer service.

        When reading customer reviews, look for the following topics to see how a company holds up.

        Claims Process

        While every part of the experience is important, the claims process sits at the top since this is exactly why you signed up for coverage to begin with. First, is the process simple with a quick phone call or through an online portal? Or do reviewers mention difficulty setting up an appointment?

        If a breakdown is covered in the plan and the company will be reimbursing the customer directly or offering payment in lieu of, did customers get paid in a timely manner? Were there extra charges besides the service fee? Are customers playing phone tag between the provider and the technician to complete a repair?

        Denied Coverage

        When reading about the claims process, specifically look for mentions of claim denial. More importantly, does it seem like reviewers didn’t understand their contract or that the provider was looking for any excuse not to pay for a claim? If there is a pattern of frequent denials for common breakdowns, the company probably isn’t worthwhile.


        This may vary by location, but are there complaints of inexperienced contractors? Do they show up on time? Does it take weeks for repairs to be completed? Most homeowners sign up for a home warranty because they don’t want the hassle of finding good contractors. But a home warranty company is only as good as its network of technicians.

        Many providers have labor and parts guarantees, but having repeated breakdowns for the same item can be a huge hassle.

        Customer Service

        Not every claim will go smoothly, but you want to ensure a company’s customer service is responsive and helpful. Look for complaints about rude reps, long wait times and vague responses to questions.

        » LEARN: Questions to ask a home warranty company

        How do home warranty customers rate the experience?

        We analyzed three years of consumer ratings of home warranty companies on our site and calculated an overall satisfaction rating of 3.9 stars.

        Other key takeaways from our analysis of home warranty companies on ConsumerAffairs include:

        • Only 1 in 7 home warranty customers whose reviews we analyzed were dissatisfied with their experience.
        • Customers who give better reviews to their home warranty company are more likely to mention service punctuality and speed.
        • On the flip side, reviews that mention refunds and payouts are associated with a lower satisfaction rating.
        • Overall, the majority of customers are satisfied with the customer service and technician service they received.
        • The price of a home warranty plan is not a hot-button topic for consumers. Price doesn't factor as heavily into customer satisfaction as other aspects, like customer service, claims handling, service punctuality and speed, and coverage.

        After analyzing 1-star reviews on our site from a range of providers, we noticed some commonalities between many of the poorly rated companies. These include patterns of denying claims, misleading or aggressive marketing tactics, hidden fees and service delays.

        How much does a home warranty cost?

        The cost of a home warranty will depend on the provider, the plan you choose and any add-on coverages. Additionally, you’ll have to factor in service fees when you make a claim and any potential out-of-pocket expenses if you hit the coverage cap.

        In general, a home warranty costs between $36 and $68 a month, or about $450 to $600 a year. Premium plans average around $60 per month. You may pay a little more or less depending on where you live and the coverage you choose. Some companies offer discounts if you pay upfront or opt for a multi-year plan, as well as introductory discounts like the first month free.

        You must also pay a service call fee (also called a deductible) when the company sends a service technician to your home. Service call fees tend to range from $75 to $125 per visit. Some companies let you choose your deductible — choosing a higher deductible typically lowers the cost of your plan.

        » MORE: How much does a home warranty cost?

        Home Warranty FAQ

        What is a home warranty?

        A home warranty is a service contract that protects you financially in case a major household system or appliance breaks down from normal use and is no longer under manufacturer warranty.

        A home warranty covers repair and replacement expenses after you pay a service call fee for a contractor to visit your home and diagnose the problem.

        Home warranty companies have networks of licensed, reputable technicians, so you don’t have to find one on your own. Instead, the company assigns one to your service request. In some cases, you may be able to choose your own contractor.

        Your home warranty contract may cover systems, appliances or both. This includes HVAC, ductwork, plumbing and electrical systems, and water heaters. It’ll also cover major appliances, such as kitchen refrigerators, washers and dryers, built-in microwaves, dishwashers and ovens. Most home warranty contracts last for 12 months, with a 30-day waiting period before coverage starts.

        Home warranty costs vary by provider and plan type, but you can expect to pay around $60 per month for comprehensive coverage. There is also a service call fee established in your contract, which you pay each time you make a claim; this fee ranges from $75 to $125, depending on the company.

        You can purchase a home warranty plan at any point, whether you are buying, selling or have lived in your house for years.

        Is a home warranty required at closing?

        No. If a warranty is wrapped into the purchase of your home, it will be included in closing costs. However, whether it's a part of the buyer’s or the seller's costs depends on your purchase contract and your local regulations.

        Who regulates home warranty companies?

        Every state has some state-level regulations and requirements home warranty companies must follow. In some states, the insurance commissioner is the regulating authority. In other states, the real estate commission or another agency governs home warranty regulations.

        These types of regulating authorities help protect consumers from fraud and mistreatment by monitoring companies and giving residents a way to file complaints when necessary.

        Does a home warranty cover roofs?

        Several home warranty companies offer coverage for roof leak repair due to normal wear and tear. This means the company will patch just the damaged area, and it won’t cover replacement for the entire roof.

        Roof leak coverage also tends to be an add-on feature, with few companies offering it as part of their main plans. Also, be mindful of exclusions, as companies tend to omit coverage for metal roofs and roofs covering a patio.

        How long do home warranties last?

        Most home warranty contracts last 12 months. Each year, you have the option to renew coverage. If you decide to buy a new home warranty, be sure to read the contract’s terms and coverage exclusions.

        Most home warranties take effect after 30 days, with exceptions for contracts purchased as part of a real estate transaction or if you previously had coverage.


        ConsumerAffairs carefully collects in-depth, verified reviews to tell each customer’s experience with a company. We believe customer experiences are a crucial indicator when evaluating companies, so these reviews are a significant factor when selecting our top picks.

        To choose our nine top home warranty companies, we started with the 26 popular providers listed on our site. To ensure we considered experiences from a diverse range of customers, we eliminated any company that had less than five reviews between Dec. 15, 2021, and Dec. 15, 2022, leaving us with a list of 20 brands.

        We then analyzed more than 197,000 reviews for those 26 home warranty providers provided by customers over the same time period and compared multiple key features to ensure all eight met our standards for consumer-friendly offerings and to more deeply understand each of their strengths. That analysis informed the highlighted headline for each brand plus our write-ups of them guiding consumers’ choice based on their specific situation. These features were:

        • Coverage options We broke down each company’s home warranty plans to ensure they offered 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 by not paying for coverage you don’t need. We checked to see what customization options each company chose, including the ability to select a service fee and the number and cost of add-on coverage.
        • Availability: We checked each company’s coverage area to ensure our top picks offer coverage in most states and are available to most readers.
        • Cost: Costs for home warranty plans vary based on the size of the home and the coverage selected, but we confirmed our top picks’ prices were competitive in the home warranty industry.
        • Service fee: We looked at the service fee each company charges to send a technician to your house to ensure our top picks were in line with industry standards.

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