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8 Best Home Warranty Companies of 2024
By chiara MONEY RESEARCH COLLECTIVE
🔥 SALE: $150 OFF + 2 Months Free
- A+ Rating from the Online Business Bureau
- Appliance-only, systems-only, or combination plans available
- Covers single-family, multi-unit, and rental properties
- Multi-year discount available
- No home inspection required
- Free online quote
- File claims online or by phone
Up to $250 off + Free roof leak coverage + Lifetime parts and labor guarantee
- Longest workmanship guarantee in the industry
- Choose your own licensed technicians
- 24-hour in-house service department
- Extensive coverage for systems and appliances
- Thousands of in-network contractors nation-wide
24/7 support whenever your appliances fail
- Large network of independent prescreened contractors and qualified technicians
- In business for over 30 years
- Good coverage on home systems
- Does not cover pre-existing issues
- They will replace items that fail if they can't be fixed regardless of age, make or model
Get $50 OFF Any Plan
- Industry leader since 1971
- More than $2 Billion in claims paid in last 5 years
- More than 2 Million customers served
- No inspection or maintenance records required
- 30-day workmanship guarantee
The best home warranty companies can help owners pay for the repair or replacement of common systems and appliances in case of a failure or breakdown, including those caused by normal wear and tear. Knowing that their home warranty will pay these expenses gives peace of mind to homeowners who would rather pay a fixed monthly fee than get hit with expensive home repair bills.
The home warranty industry has a contentious reputation. Many homeowners have reported that home warranty providers delay and often deny claim payment, leaving homeowners with high repair bills for services covered under their warranty contract.
So how can you separate the good home warranty companies from the not-so-great ones? We pored over dozens of service contracts and features to identify the top home warranty companies that offer the best possible value to homeowners.
Our Top Picks for Best Home Warranty Companies
- Best Plans: American Home Shield
- Best for Low Service Fees: American Residential Warranty
- Best for Customization: Liberty Home Guard
- Best for Customer-Chosen Contractors: AFC Home Club
- Best Roof Coverage: Select Home Warranty
- Best for Customer Service: Old Republic Home Protection
- Best for Benefits: Cinch Home Services
- Best for Appliance Replacement: First American Home Warranty
Best Home Warranty Reviews
Best Plans: American Home Shield
Why we chose them: American Home Shield offers three comprehensive plans and a range of optional add-ons to suit any home (and homeowner). Their plans also include coverages that other companies don’t, such as protection against code and permit violations, home electronics coverage, and free HVAC tuneups for the life of the plan.
- Highly-customizable plans with many optional add-ons to choose from
- Largest home warranty company in the country
- Flexible restrictions and coverage exclusions
- You may be able to choose your contractor
- Repairs are only guaranteed for 30 days
- No discount for paying premiums annually
- Higher trade service fees
- Service Fees
- $100 - $125
- Availability
- 48 states (excluding Alaska and Hawaii)
- Response Time
- 48 hours
- BBB Rating
- B
American Home Shield, or AHS, is the oldest home warranty company in the US, with over 50 years of experience. They currently offer home warranty coverage in 49 states (excluding Alaska) to more than 2 million customers.
AHS offers 30-day repair guarantees with service fees ranging from $100 to $125. While they usually assign a technician, you can choose your contractor in some cases, though there are additional steps. If authorized, your contractor must contact AHS after diagnosing the issue before proceeding with repairs or replacements.
You can choose from three primary AHS plans: ShieldSilver, ShieldGold and ShieldPlatinum. ShieldSilver, the company’s basic plan, covers 5 major systems and starts at $19.99 per month. Their most popular plan is the Gold plan, which starts at around $50 per month and covers 14 major systems and appliances. Their Platinum plan is the most comprehensive, starting at about $80 monthly in most areas. Note that AHS’s pricing varies depending on your state, so be sure to get a custom quote to confirm your monthly premium.
You can add additional coverages and features, including limited roof leak coverage, home electronics protection, and coverage for code violations or improperly installed systems. American Home Shield customer service can guide you in creating a personalized warranty for you and your home. Learn more by visiting our full American Home Shield home warranty review.
Best for Low Service Fees: American Residential Warranty
We chose them because American Residential Warranty has a flat trade service fee, which is lower than its competitors. Some of their plans have a no deductible or service fee option. Service is available in all 50 states, and consumers don’t need to commit to a long-term contract thanks to the company’s month-to-month service plans.
- Lower service fees than most
- 48-hour response time
- Homeowners can use their own contractors
- Excellent consumer ratings
- Lower coverage caps (maximums) for home appliances
- No online information on policy service fees
- Service Fees
- $55
- Availability
- 50 states
- Response Time
- 48 hours, 24 hours in emergencies
- BBB Rating
- A (not BBB accredited)
There are many reasons why American Residential Warranty (ARW) made our list. For example, the company offers service in all states, charges a flat trade service fee that’s less than what’s charged by the other companies on this list, and has an A+ rating with the Better Business Bureau, but it is not BBB-accredited.
If homeowners want to use their contractors, ARW will allow them to do so. The contractor only needs to call in for authorization before completing any necessary repairs. ARW also has a robust network of technicians to pull from if needed.
ARW has three coverage plans, which you can upgrade to include protection against code violations, improper installations, permit issues, and previous home modifications. On the downside, customers need to call customer service whenever they need to file a claim because ARW doesn’t have an online claim submission tool.
Best for Customization: Liberty Home Guard
Why we chose them: Liberty Home Guard makes it easier for consumers to build a policy that perfectly suits their home, budget and needs. With over 35 add-on coverage — such as gutter cleaning, pest control, lawn sprinkler and reverse osmosis system coverage — Liberty Home Guard offers more customization features than any other home warranty provider.
- Many optional add-ons
- Good consumer reviews and BBB rating
- Low payout limits
- Not available in all states
- Service Fees
- $65 - $125
- Availability
- 48 states (excluding Washington and Wisconsin)
- Response Time
- 24 to 48 hours
- BBB Rating
- A (not BBB accredited)
Liberty Home Guard offers three protection plans and a wide assortment of optional add-ons — including wine fridge protection! Liberty dispatches someone from its network of technicians to provide service within 24 to 48 hours of filing the claim.
Service fees range from $65 to $125, and a 60-day workmanship guarantee backs repairs. Coverage typically begins after a waiting period of 30 to 60 days, depending on the plan. However, new homebuyers may be able to start their coverage on the closing day.
Best for Customer-Chosen Contractors: AFC Home Warranty
Why we chose them: Unlike most home warranty companies, America’s First Choice Home Club lets property owners select their technicians as long as they are licensed, bonded and insured. AFC Home Club also stands behind completed repairs for longer than their competitors: up to three years, compared to the typical 30- to 60-day guarantee other companies offer.
- Homeowners can choose their technician
- Repairs are guaranteed for as long as you’re a member
- Free credit monitoring and home service/purchase discounts
- Service fees on the higher-end
- HVAC systems require an annual home inspection
- Service Fees
- $75, $100, or $125
- Availability
- 47 states (except HI, CA, WA)
- Response Time
- 24 to 48 hours
- BBB Rating
- B
AFC Home Club offers four home warranty plans, with service available in all states except Hawaii. Buyers, sellers and current homeowners can get a quote online in seconds, with plans covering anywhere from six to 18 household systems.
While AFC Home Club has a nationwide network of service providers, they also allow homeowners to use their technicians for repairs as long as they are licensed and insured. Service fees range from $75 to $125, though any repairs are covered as long as the policy remains valid (up to three years).
Along with appliance and home system coverage, a home warranty with AFC Home Club also comes with free credit monitoring and various discounts on home internet, kitchen appliances, home security services, and more.
Best Roof Coverage: Select Home Warranty
Why we chose them: Select includes roof leak coverage standard on all three of their home warranty plans, while most companies list this coverage in their optional add-ons for an extra cost.
- Roof coverage is provided with all plans
- Extended repair guarantee
- Lower-than-average monthly pricing
- Service on some systems may require evidence of maintenance records
- Some coverages have low caps
- Service Fees
- $75 to $100
- Availability
- 47 states (excluding Nevada, Washington and Wisconsin)
- Response TimeÂ
- 48 hours on average
- BBB Rating
- B- (not BBB accredited)
Select Home Warranty is available to homeowners in 47 states and offers three service plan options. Each of these plans includes roof coverage, and homeowners can start a claim 24/7 via an online claim form or over the phone. Trade service fees range from $75 to $100, and they guarantee their covered repairs for 30 days.
Some household systems have relatively low coverage caps or maximums. For instance, HVAC systems may be limited to $2,000 in coverage, while appliance repair or replacement could be limited to just $500. In Select’s terms and conditions, the company also reserves the right to request up to three years of maintenance records on any system; without that, the limit for covered services could be just $150. Find out more from our full Select Home Warranty review.
Best for Customer Service: Old Republic Home Protection
Why we chose them: Old Republic Home Protection provides responsive, knowledgeable and friendly customer service.
- Comprehensive and flexible plans
- Detailed plan and pricing information available on the website
- Only available in 27 states
- Service Fees
- $75
- Availability
- 24 states (coverage is not available in AZ, AR, CO, CT, DE, HI, IL, IN, IA, ME, MA, MI, MN, MT, NE, NH, NJ, NY, ND, PA, RI, SD, VT, WV, WI, WY)
- Response Time
- 48 hours
- BBB Rating
- A+
Old Republic Home Protection (ORHP) provides excellent customer service. They’re available 24/7/365 and agents are friendly and helpful. While many companies only offer pricing when you provide them with your personally identifiable information, ORHP is transparent with their pricing information. They have brochures with detailed plan descriptions available for download on their website.
ORHP offers five yearly plans that range from $295 to $820 for a single-family home. All plans are highly customizable, with add-ons such as HVAC tuneups starting at $25 per month, swimming pools starting at $180 and solar water systems starting at $250. They also offer one or two-year plans, and you can use a contractor in their network or an authorized outside contractor upon approval. Pricing varies highly by location, so be sure to review your state’s specific pricing with a sample service contract.
One downside to ORHP is that their plans are only available for 27 states. Additionally, you’re responsible for paying a lump sum for your first contract. Add-ons must be added in the first 60 days before the plan locks in. Check out our Old Republic Home Warranty review to learn more.
Best for Benefits: Cinch Home Services
Why we chose them: Cinch Home Services offers a variety of unique benefits and discounts.
- Service guarantee is 180 days – much longer than the competition
- Flexible coverage with plans for appliances, built-in systems and complete coverage
- Lower customer satisfaction ratings than other companies
- Fewer add-ons available
- No coverage for roof leak repairs
- Service Fees
- $100, $125 or $150
- Availability
- 48 states (coverage is not available in AK, HI)
- Response Time
- 2-24 hours
- BBB Rating
- B
Cinch offers three plans –Appliances, Built-in Systems and Complete Home. Monthly premiums range from $30.99 to $93 depending on your state and the deductible you choose: $100, $125 or $150.
Cinch stands out for its wide variety of benefits, such as coverage for pre-existing conditions, rust and corrosion. The company also offers discounts on new appliances. If you enroll with an agent on the phone, you’ll get the first month free (discounts apply to all plans).
There are some areas where Cinch falls short. You can only use contractors in their network to perform maintenance services, and while the plans are quite comprehensive, they don’t offer any roof leak protection. Also, Cinch offers fewer add-ons than its competitors. Nonetheless, the add-ons are reasonably priced and range from $5 to $22 in most areas. Visit our full Cinch Home Services home warranty review for more details.
Best for Appliance Replacement: First American Home Warranty
Why we chose them: We chose First American Home Warranty because it offers extensive appliance coverage, including high spending caps and optimal appliance replacement coverage.
- Comprehensive coverage at an affordable cost
- Some items don't have spending caps on repairs and replacements
- Only available in 35 states
- The basic plan doesn't cover electrical systems or roof leaks
- Service Fees
- $75 - $125
- Availability
- 36 states (coverage is not available in AK, CT, DE, HI, LA, ME, MA, MN, NH, NY, ND, RI, VT, WI)
- Response Time
- 4-48 hours
- BBB Rating
- B
First American Home Warranty offers two plans. The Basic plan covers new and old appliances in good condition. The Premier plan is an appliance and systems plan that covers electrical, plumbing, heating and ductwork. They offer additional coverage options with add-ons for central A/C, pool and spa, well pump, septic tank pumping system and HVAC tuneup. The add-ons range between $2 and $20, depending on your location.
First American Home Warranty stands out for its generous appliance coverage. The company has a spending limit of $3,500 on repair or replacement costs. Washers/dryers, water heaters, furnaces and air conditioners don’t have spending limits. For covered items, First American will replace appliances with comparable, newer models if they can’t fix them, and plans include delivery and installation.
Coverage is only available in 35 states. Interestingly, our research revealed that while First American has affordable plan prices for many areas of the U.S., including California, midwestern states — such as Ohio and Missouri — have significantly higher plan prices in comparison.
You can find more about First American Home Warranty in our First American review.
Home Warranty Guide
Are home warranties worth it?
To determine whether a home warranty is worth it, homeowners and home buyers should balance several factors. Weather patterns are one of the main variables to consider. In areas where heating or cooling systems are or will be working overtime, there’s a higher chance of HVAC systems breakdowns. In such cases, a home warranty’s fixed service fee could be a smart move to save some money.
How to read home warranty service contracts
When reading a home warranty contract, customers should pay attention to specific details. One of them is the effective dates on the contract. The service contract expiration date should go on the household calendar because the homeowner must decide whether to renew.
Information about renewals is another section customers should read thoroughly. It should note whether renewals are automatic or not. Regarding cancellation policies, the contract should also state if cancellations require an additional fee.
Customers should also review sections like what their policies cover, any exclusions that may apply, and information about how to file claims.
How is a home warranty different from homeowners insurance?
Home warranties are optional service contracts that cover expected aging and ultimate breakdown of home appliances and systems. Home warranties work by covering a portion of repairing or replacing an appliance or home system but won’t cover total home protection from theft or natural disasters.
On the other hand, mortgage lenders usually require homeowner insurance to cover unexpected events that lead to damage. What does homeowners insurance cover? It may cover perils such as theft, burglary, fire, storms and other acts of nature, to name a few. It also protects homeowners against liabilities to third parties injured while on the property.
For more information, check out our home warranty vs. home insurance article. To learn more about home insurance options, check out our article about the best homeowners insurance companies.
Do homeowners insurance cover appliances?
Homeowners insurance usually covers home appliances, but knowing exactly under what conditions is essential. Typically, it provides coverage if the appliances get lost or damaged due to accidents or acts of nature, like a fire or lightning strike. However, if it’s just regular wear and tear that’s causing issues with your appliances, the homeowners insurance probably won’t cover the cost of repairs or replacements. So, it’s crucial to read the contract’s fine print and understand your policy to decide whether you need additional appliance coverage.
Check out the best home warranties for appliances to find an option that meets your needs.
What does a home warranty cover?
Each home warranty plan covers major home systems, appliances, or both. You can typically customize your plan with add-ons. Many companies offer add-ons for built-in systems (such as central vacuum systems), stand-alone items (such as freezers) and amenities (such as spas and pools). Coverage varies greatly depending on the company, plan and add-ons you choose:
| What is covered: | What is not covered: |
| Heating systems
Air condition systems Electrical systems Septic systems Plumbing systems Plumbing stoppages Clothes washer Clothes dryer Refrigerator Dishwasher Built-in microwave Range, oven, cooktop Garage door opener Doorbells Garbage disposal Water heater Ice maker Well pump Sump pump Septic tank Ceiling fans Attic fans Exhaust fans Trash compactor Ductwork Additional refrigerators Stand-alone freezers Water dispenser |
Improper or faulty installation
Improper maintenance or neglect Accidental damage Cosmetic issues Misuse or mistreatment of appliance Structural issues of a system Items covered by a warranty from a separate company Asbestos removal Radon testing and mitigation |
What is the average cost of a home warranty?
The average home warranty cost can range from $40 to $70 per month in most states, but pricing varies by location. Ultimately, how much a home warranty costs depends on the carrier, plan, optional add-ons, and specific home features, such as size and location. In addition to the cost of your plan, you’ll also be responsible for a service fee, which can run you between $65 to $125 for each maintenance visit.
What is a service fee?
The home warranty service fee — also called a trade call fee — is what homeowners pay when they ask the warranty company to send a technician for repairs or inspection of a covered item. If there’s an issue with a covered appliance, homeowners can contact their warranty provider to schedule a service visit.
When is a home warranty a good idea?
Here are a few things to consider when determining whether a home warranty is right for you:
- How comfortable are you with household repairs? A home warranty might be less valuable if you’re handy around the house and don’t mind fixing things. However, buying a home warranty may be more beneficial if you’re a new homeowner or are uncomfortable with repairs.
- How old is the home, and how old are the appliances and systems within the home? New homes often come with builder warranties on the structure and the electrical and plumbing systems. On the other hand, a manufacturer’s warranty or a retailer’s appliance insurance plan, such as the one offered when you buy a Home Depot refrigerator, generally covers new appliances for one to five years. Home warranties may be unnecessary for new properties and appliances but valuable for older homes with aging appliances, HVAC, electrical, and plumbing systems.
- Do you have an existing network of trusted technicians? Most home warranty companies will require technicians from their network to perform repairs. If you already have a trusted electrician, plumber, or general contractor, you may be unable to work with them on warranty-related repairs.
For more information, check out our article to help you decide whether home warranties are worth it.
Home Warranty FAQs
Is a home inspection required?
Home warranty companies don't usually require home inspections. However, consider getting one. The inspection report provides essential insight into how well the systems and appliances in your house function. This report will help you choose the plan that best fits your needs. Be aware that most home warranty companies don't typically cover service or replacement for a system or appliance if pre-existing conditions exist. If you are denied a service claim based on a pre-existing condition, a home inspection report may also prove that there were no pre-existing conditions in the item needing repair.
How long does a home warranty last?
Generally, a home warranty contract will be valid for twelve months. However, certain companies may offer contracts for a year and a half or two years. Typically, companies allow customers to renew contracts each year.
Why do home warranty companies have coverage limits?
The contract may limit the coverage on appliances, major systems, parts, components or per-item repair. Be sure to note whether your plan has an aggregate limit, which is the maximum amount a company will pay within a specific period. Knowing your coverage limits allows you to customize your plan to fit your needs better.
When can you start using your home warranty plan?
You typically have to wait 30 days after purchase to use your home warranty; some companies may have a 60-day wait period. If you receive your home warranty from a seller or agent through a real estate transaction, you can start using your plan when you close on your new home. Be sure to check with the home warranty company about possible exemptions from the waiting period.
How do you request service through a home warranty company?
You can call customer service or use the company's online service portal to submit a service request. After answering some questions and explaining your issue, the company will assign you a service provider or let you choose from eligible contractors in their network. Some companies allow you to use your contractor. A technician will evaluate the issue and repair it if the item is covered. Policyholders pay the service fee; the warranty company covers the rest minus any deductible.
What are common home warranty complaints?
Many customer reviews include complaints about the time it takes to get repairs done after filing a claim. The delay is usually caused by poor communication from these companies when customers file claims. Many clients need to contact their home warranty providers multiple times to ensure the progress of their claims. We recommend thoroughly researching consumer reviews before committing to a provider to avoid having experiences like these.
Summary of the Best Home Warranties
- Best Plans: American Home Shield
- Best for Low Service Fees: American Residential Warranty
- Best for Customization: Liberty Home Guard
- Best for Customer-Chosen Contractors: AFC Home Club
- Best Roof Coverage: Select Home Warranty
- Best for Customer Service: Old Republic Home Protection
- Best for Benefits: Cinch Home Services
- Best for Appliance Replacement: First American Home Warranty