8 Best Home Warranty Companies

One of the biggest fears that keeps homeowners awake at night is the worry of needing a significant home repair. If damage is caused by fire or weather, repair is generally covered by homeowners insurance. If a home appliance or system breaks down in the normal run of use, however, you'll typically need to pay to fix or replace it yourself. While some repairs can be minor, others — such as those to your heating and cooling system — can run in the thousands of dollars.

A home warranty can help ease these fears by covering appliance and system repair and replacement at a reduced cost. But with so many home warranty companies to choose from, you'll want to carefully consider several factors, such as pricing and coverage plan options, before you decide on a plan. We've reviewed eight of the best home warranty companies to get you started.

Our Top Picks For Best Home Warranty Companies

• Liberty Home Guard – Most Flexible Coverage
• Choice Home Warranty – Best for Low Premiums
• AFC Home Club – Best for Technician Selection
• Select Home Warranty – Best for Discounts
• Cinch Home Services – Best Response Time
• ARW Home – Best Service Fee
• Landmark Home Warranty – Best for Maintenance Service
• American Home Shield – Best for Multiple Plan Options

Best Home Warranty Companies Reviews

We've reviewed the top features from some of the best home warranty companies below. To calculate costs, we used an example house of around 2,400 square feet, but your exact premiums will vary based on individual factors and home size.

Home warranties typically have two separate costs: a monthly or annual premium and a service fee. You'll pay the premium every month or year regardless of whether you use the warranty or not, but you'll only pay the service fee if a technician has to come to your home to deal with a problem.

Liberty Home Guard – Most Flexible Coverage

Liberty Home Guard does not require a home inspection or maintenance records to purchase a home warranty plan. What's more, the company will not refuse coverage on an appliance or system because of its age. This makes it a trusted option for houses with appliances and systems of varying ages.

Liberty offers a broad range of coverage options, as well as many optional add-on coverages. There are three different plans and coverage is available in every state except Washington and Wisconsin. The company's service fees range from $80 to $150, and it has a response time of 48 hours.

On the down side, Liberty Home Guard is more expensive than some other home warranty providers, plus you don't always get your choice of contractors.

Appliance Guard

Liberty Home Guard's Appliance Guard plan covers repair and replacement of all of your major appliances, such as:

• Clothes washer
• Clothes dryer
• Kitchen refrigerator
• Built-in microwave oven
• Dishwasher
• Garbage disposal
• Range, oven, or cooktop
• Garage door opener

This plan costs $58.33 per month or $699.99 per year.

Systems Guard

Liberty Home Guard's Systems Guard covers repair and replacement of your home systems, including:

• Air conditioner
• Heating
• Plumbing
• Ductwork
• Water heater
• Electrical

This plan costs $62.49 per month or $749.99 per year.

Total Home Guard

The Total Home Guard plan covers everything listed above and costs $66.66 per month or $799.99 per year.

Choice Home Warranty – Best for Low Premiums

Choice Home Warranty is ideal for those on a budget who want to get covered quickly. This is because the company offers two basic plans across all states (except Washington) at one of the most competitive price points we found.

Furthermore, Choice Home Warranty offers coverage on non-standard items like pools and has many other add-on options. The company also has a quick response time of 48 hours.

Basic Plan

Unlike many plans, Choice's Basic plan covers repair and replacement of most major appliances and systems. The appliances that are not covered under the Basic plan include:

• Clothes washer
• Clothes dryer
• Air conditioning system
• Refrigerator

This plan costs $46.67 per month or $560 per year.

Total Plan

The Total plan includes coverage of repair and replacement for the above exceptions and costs $55 per month or $660 per year.

AFC Home Club – Best for Technician Selection

AFC Home Club stands out because it gives customers the freedom to choose their own technician. Although AFC features its own network of qualified techs, policyholders are also able to select their own professional service provider if they feel more comfortable. This is ideal for those who want to use someone they already know, or someone who comes highly recommended by friends or neighbors.

AFC offers a quick response time of 24 to 48 hours from the time you initiate contact. Additionally, work remains under warranty as long as you stay with the company. Contract terms range from one to three years, and there are many customizable coverage options. Each plan has three separate tiers based on the service fee you choose — the prices shown reflect the highest service fee option.

The company offers services in every state except Hawaii. Service fees will vary by location, though, which may affect the price of your plan.

Systems Plan

The Systems plan covers repair and replacement of the following:

• Air conditioning
• Water heaters
• Heating systems
• Electric systems
• Plumbing systems
• Ductwork

With the highest service fee option, this plan will cost $40.75 per month.

Silver Plan

The Silver plan covers repair and replacement of the following:

• Clothes washer
• Clothes dryer
• Refrigerator
• Dishwasher
• Garbage disposals
• Ranges, ovens, cooktop
• Garage door openers

With the highest service fee option, this plan costs $33.58 per month.

Gold Plan

The Gold Plan covers repair and replacement of everything under the Systems plan and the Silver plan and costs $47.92 per month with the highest service fee option.

Platinum Plan

The Platinum plan covers repair and replacement of everything covered by the Gold plan as well as:

• Plumbing stoppages
• Ice makers
• Built-in microwaves

The Platinum plan costs $52.75 per month with the highest service fee option.

Select Home Warranty – Best for Discounts

Select Home Warranty gets the nod from us because of their multiple discounts. Some of which include two months free service when the contract year is paid in full, and discounts for multi-year contracts. Additionally, Select occasionally offers new sign-up promotions that can reduce your bill by $100 to $200.

Select has positive reviews and a fast response time of 48 hours for claims filed during standard business hours. You can choose from one of three coverage options with service fees of either $60 to $75, depending on your plan, plus add-on coverages. Its home warranty plans are available in all states except New York, Nevada, Washington and Wisconsin.

Bronze Care

This plan covers repair and replacement of the following:

• Clothes washers
• Clothes dryers
• Garbage disposals
• Refrigerators
• Stoves and ovens
• Built-in microwave ovens
• Cooktops
• Dishwashers

The Bronze Care plan costs $44.42 per month.

Gold Care

The Gold Care plan covers repair and replacement of whole home systems such as:

• Air conditioning and cooling
• Heating systems
• Electrical systems
• Plumbing systems
• Water heaters
• Ductwork

This plan also costs $44.42 per month.

Platinum Care

The Platinum Care plan covers repair and replacement of everything under the Bronze and Gold Care plans. It costs $49.83 per month.

Cinch Home Services – Best Response Time

Cinch Home Services is notable for its fast response time. When you make a service call to Cinch during standard business hours, they will refer you to a qualified contractor within two hours, and within 24 hours for all other times.

Like many other companies, Cinch Home Services offer three plans: one for your appliances, one for your home systems and a third that covers both. Its service fees range from $75 to $150. The premiums listed for Cinch plans reflect the highest service fee option — you'll pay more on a monthly basis if you go with the lower fee for service calls.

Cinch offers services in all states except Alaska, Hawaii and Washington, D.C. As with most service plans, you can add extra coverage for swimming pools, spas and septic systems.

Appliances

The Appliances plan covers repair and replacement of the following:

• Clothes washers
• Clothes dryers
• Dishwashers
• Ranges, ovens, and cooktops
• Freestanding ice makers
• Built-in microwaves and trash compactors
• Built-in food centers
• Refrigerators
• Range exhaust hoods
• Built-in wall ovens

This plan costs $34.99 per month with the highest service fee option.

Built-in Systems

The Built-in Systems plan covers repair and replacement of the following:

• Air conditioning
• Ceiling fans
• Attic fans
• Electrical system
• Doorbells
• Central vacuum
• Garbage disposals
• Heating systems
• Garage door openers
• Instant hot and cold water dispensers
• Smoke detectors
• Plumbing systems
• Sump pumps
• Water heaters
• Toilets
• Built-in whirlpool or jetted tub

This plan costs $39.99 per month with the highest service fee option.

Complete Home

The Complete Home plan combines the repair and replacement coverages of both the Appliance and the Built-in System plans for $49.99 per month with the highest service fee option.

ARW Home – Best Service Fee

If you're looking for a basic plan with a low service fee, ARW Home is a solid option. Unlike most other home warranty companies, ARW has a $55 service fee that stays the same for all service calls. This is great as there will be no surprises regardless of your plan or type of claim.

Its pricing models are competitive, simple and easy to understand. You can expect a response time of 48 hours for non-emergency claims and 24 hours for emergency claims. The company's service plans are available in all states except California, Iowa, Texas and Virginia.

The live chat on ARW Home's website makes contacting the company simple. You can also add other coverage options for additional fees, including repair and replacement for your pool and hot tub.

Kitchen Plus

The Kitchen Plus plan covers repair and replacement of most kitchen appliances, including:

• Built-in microwave
• Dishwasher
• Interior electric system
• Garbage disposal
• Kitchen exhaust fan
• Refrigerator, not including ice maker
• Range, cooktop, and oven
• Water heater

This plan is available for $34.99 per month.

Heating and Cooling

The Heating and Cooling plan covers repair and replacement of the following:

• Central air conditioning
• Humidifier
• Central home heating
• Interior electrical systems

This plan is available for $39.99 per month.

Platinum

The Platinum plan combines the Kitchen Plus and Heating and Cooling plans for $49.99 per month.

Platinum Premier

The Platinum Premier plan includes the repair and replacement coverage in the Platinum plus the following:

• Ceiling fans
• Ice maker in the refrigerator
• Ductwork
• Plumbing stoppages, not including fixtures
• Plumbing system
• Garage door openers
• Range hood

This plan is available for $59.99 per month.

Landmark Home Warranty – Best for Maintenance Service

We like Landmark Home Warranty because it is one of the few home warranty companies that includes preventative maintenance coverage in its plans. Landmark includes pest and termite control, as well as heating and cooling tune-ups, both of which can prevent huge problems if left unattended.

On the downside, Landmark has a more limited coverage area than most other companies that made our list, but if you're in Arizona, Idaho, Nevada, Oregon, Texas or Utah, Landmark Home Warranty is a great option.

Its service fees range from $70 to $100, and its response time is 48 hours.

Home Systems Plan

The Home Systems plan covers repair and replacements of basic home systems such as:

• Air conditioning and heating system
• Electrical system
• Air conditioning tune-up
• Plumbing system
• Heating tune-up
• Pest control
• Re-key services
• Termite treatment

This is Landmark's least comprehensive option, and the least expensive option is $38.33 per month.

Total Protection Plan

The Total Protection plan includes the Home Systems plan plus repair and replacement of the following:

• Built-in microwave
• Dishwasher
• Central vacuum
• Garbage disposal
• Refrigerator
• Oven, cooktop, and range
• Clothes washer
• Clothes dryer
• Garage door opener

This plan is more comprehensive because it covers both home systems and appliances, so it's more expensive at $55.83 per month.

American Home Shield – Best for Multiple Plan Options

If you have a variety of appliances and systems, and are not sure what kind of plan will get them all covered, American Home Shield could be the choice for you. This is because AHS offers more plans at reasonable prices than most other companies. Customers can further tailor plans to fit their needs by adding coverage for things like home electronics and entertainment products.

The company's service charges range from $75 to $125, depending on the level of coverage. American Home Shield also offers real estate plans, electronics plans and add-on coverage for items such as wells and septic tanks, so it may also be a good option if you're looking for non-standard coverage. Additionally, American Home Shield has a response time of 48 hours.

ShieldSilver

This plan covers repair and replacement for basic home systems, including heating, cooling, electrical and plumbing. It's available for $29.99 per month or $359.88 per year.

ShieldGold

ShieldGold covers everything under ShieldSilver as well as repair and replacement for appliances such as:

• Refrigerators
• Ovens
• Ranges and cooktops
• Dishwashers
• Garbage disposals
• Built-in-microwaves
• Water dispensers
• Clothes washers
• Clothes dryers

ShieldSilver costs $49.99 per month or $599.88 per year.

ShieldPlatinum

ShieldPlatinum includes everything under ShieldSilver and ShieldGold at higher coverage limits, including unlimited coverage on your home systems and up to $6,000 per appliance. It also covers roof leak coverage and an annual heating, ventilation and air conditioning (HVAC) check. It costs $69.99 per month or $839.88 per year.

Other home warranty companies we considered

In addition to the home warranty companies we reviewed, the following are worth a look as well:

• First American Home
• Amazon Home Warranty
• 2-10 Home Buyers Warranty
• Service Plus Home Warranty
• Old Republic Home Protection

Home Warranty Guide

Even though home warranties have been around for a while, many people still confuse them with home insurance, and don't clearly understand what is covered by each. This guide will explain the difference between the two, as well as give you the information you need to make an informed decision about choosing a home warranty provider.

What is a home warranty?

A home warranty is a residential service contract that covers the costs of maintaining or repairing the appliances and systems in your home, usually at a discounted rate, for a specific period of time (often one year).

Every plan is different, and the same company will frequently have different types of coverage or optional add-ons for items such as pools, hot tubs, wells or septic tanks. Most companies offer plans that cover repair and replacement of either home systems or appliances or both, which may include the following:

• Air conditioning or HVAC
• Water heater
• Garbage disposal
• Ductwork
• Cooktop
• Central vacuum
• Well pump
• Garage door opener
• Plumbing system
• Electrical system
• Heating system
• Ice maker and water dispenser
• Sump pump
• Ceiling fan
• Clothes washer
• Other home appliances

Although a home warranty can offer many benefits, it should never be considered a replacement for home insurance.

The difference between home warranty and home insurance

While "warranty" and "insurance" may sound the same, they have very different implications for your home. Your homeowners insurance pays for unexpected damage to your home from forces beyond your control, such as fire or storm damage. So if a tree falls on your house, your insurance company will likely cover the damage.

If you have a mortgage on your house, the bank usually requires you to purchase homeowners insurance. It's often included in your mortgage payment and paid through your mortgage account.

Another difference is that homeowners insurance can cover personal belongings, such as furniture, jewelry or other household items. If you lose your home to a fire, your coverage will include reimbursement for the house and all your belongings. Homeowners insurance also frequently covers belongings that are stolen or vandalized.

Homeowners insurance doesn't usually cover regular wear and tear on your home systems or appliances. If your refrigerator quits working because a part needs replacing, your homeowners insurance won't cover it, but a home warranty could.

What a home warranty covers (and what it doesn't)

A home warranty covers services, repairs, and replacements to major home systems and appliances. The best home warranties cover systems that would be extremely expensive to fix otherwise.

For example, if you have plumbing stoppages but put off calling a plumber because of the expense, you could end up with thousands of dollars in extra bills due to damage from not taking care of the problem immediately. If you had a home warranty, you'd have more peace of mind, knowing that calling a plumber would only cost a minimal service fee - provided plumbing is included in your plan.

Each plan is different, but typically, when you buy a home warranty, you pay a monthly premium. Then, when a covered appliance or system has a problem or stops working, you notify the home warranty company. It sends a technician, and you pay them a predetermined service fee (outlined in your contract, often between $50 and $125). Once the service technician has evaluated the problem and determined the cost of the repair or replacement, the home warranty company pays for it as outlined in your contract.

You'll need to carefully read your contract to make sure the systems and appliances included are the ones you need to cover. If it covers a trash compactor (which you don't have) and doesn't cover a water dispenser (which you do), it's probably not the best plan for you.

All home warranty plans have specific limitations and exclusions, so you should read the fine print before making a final decision. Excluded items can typically include:

• Pre-existing conditions
• Unusual wear and tear
• Improper maintenance
• Manufacturing defects
• Commercial equipment
• Damage from rust, corrosion or sediment issues
• Asbestos, mold or radon removal and repair
• Building code violations

How much is a home warranty?

When shopping for a home warranty, you'll usually run into two pricing elements — the plan premium and the service call fee. The premium usually costs between $55 and $80 per month, while service fees typically cost between $70 and $150. Many plans also offer additional coverage on top of the basic plan, which may be extra.

Generally, the more your home warranty covers, the more it will cost. If your plan only covers appliances or home systems, it will cost less than a complete home plan that covers both.

How to choose the best home warranty for you

When you select a home warranty plan, many considerations should factor into your decision. If you want to ensure you have full coverage, the best plan for you may be the one with the highest premium. Conversely, if you only need to cover the major systems of your house but are not concerned with fixing appliances, the best home warranty may be a less expensive option. Here's how you can determine which home warranty plan is best for you.

Do your research

If you're looking for a warranty on a new home, asking your realtor for suggestions is a great place to start. They probably know which companies their clients are satisfied with and which have been disappointing. You can also ask friends and neighbors and read articles reviewing specific warranties. Make sure your comparison includes features, covered items and coverage limits in addition to prices and service contracts.

You should also look at reviews on the Better Business Bureau (BBB) to see if there have been a pattern of complaints. Finally, consider the coverage area of your plan. You want to ensure the plan covers you, regardless of your location.

Request more information from your short list of companies

Use the information you gathered during your research to make a short list of companies. Cross off any you don't want to consider and, when you've narrowed down your list to three or four companies, request a quote and additional information from each one. Read their sample contracts thoroughly and compare them — make sure you fully understand the contract coverage, exclusions and limits for your home's appliances and systems.

Remember to consider your needs when looking at covered items and different plan levels. If you have relatively new appliances that are still covered under the manufacturer's warranty, you may want to choose a home warranty that only covers systems. One home warranty provider may offer a gold and a silver plan that give different levels of protection. Many companies also extend additional protection that you can add for a fee.

Lastly, consider your budget, the coverage offered and the service contract fees before you make a final decision. Once you think you've found the right company, make sure you understand how to make a claim, the expectations for you as the homeowner, and what steps you need to take next.

Are home warranties worth it?

Part of being a homeowner is that you'll inevitably have to do some home maintenance and repairs. A home warranty can help pay for the cost of some repairs, but whether it's worth it for you depends on several factors.

If you have a large emergency fund to cover unexpected expenses associated with repairs and replacements, home warranty premiums are probably an extra, unneeded expense. There are pros and cons to home warranties that you should think about before you make a decision.

Pros of buying a home warranty

One of the best advantages of buying a home warranty is that you'll be more likely to address problems before they turn into major issues. The cost of repairing a leak as soon as it starts may be a few hundred dollars, but if left unaddressed, it can turn into thousands of dollars in water damage.

Another benefit of a home warranty is the peace of mind that comes with knowing you've protected your major home systems and appliances. If your budget is already tight, the extra expense of paying for a repair like your septic system could cause unmanageable financial stress.

For homes with older appliances no longer covered by the manufacturer's warranty, a home warranty can protect against the unexpected expenses of replacement costs.

Cons of buying a home warranty

The expense of buying a home warranty may not be worth it if you're financially prepared to pay for home repairs and appliance replacement out of pocket. A home warranty may also be unnecessary if you have budgeted and set aside money for appliance and home repairs. Moreover, it's not worth getting a home warranty if your devices are under a manufacturer's warranty — at least not until such warranty ends.

Ultimately, whether a home warranty is worth it will depend on individual factors such as the age of your home systems and appliances, your financial situation and the cost of the plan you're considering.

What voids a home warranty?

You can void a home warranty for any of the following reasons.

Unauthorized Repairs

Your home warranty company will send a qualified technician to your house to perform repairs. You may void your home warranty by attempting repairs yourself to avoid the service fee.

The authorized technicians used by your warranty company have been trained and certified in the specific work you need. Repairs made by any unskilled person can be dangerous and potentially compound the initial problem. If you have a home warranty, never attempt to do your repairs on covered appliances or systems.

Delayed Repairs

The specifics may vary according to your contract, but all home warranty companies want you to make prompt repairs. Leaving an appliance unrepaired can lead to much more costly damage. For instance, if you ignore your leaking water heater, you may have to repair water damage, replace structural elements and remediate mold, all of which is avoidable if the water heater were repaired as soon as the leak began.

Unauthorized Installation

You'll need a qualified contractor to install and maintain your appliances and systems. The installation of a covered item by anyone other than company-approved contractors voids the warranty. This requirement is in place to ensure the correct installment of your appliances, as they are less likely to break or be damaged.

Unusual Wear and Tear

If you use your appliances in a way that's not intended, subject them to heavier loads or harsher conditions than are recommended or generally don't take care of them, you can void your home warranty. For instance, if your child stands on the dishwasher door while it's open or you dump grease down your drain, you will void your coverage.

Building Code Violations

If you violate the building code in your area, you will likely void your home warranty. Be sure your home is kept up to code since building codes can change annually.

Missing Documentation

Check with your policy for specific requirements, but some home warranties require you to keep the documentation for your appliances and systems. If yours does, you may want to make backup digital copies in case the paper copies are lost or destroyed.

How We Chose the Best Home Warranties

Because most home warranty companies don't list their prices on their websites and most prices depend on home sizes, we used a sample home size of 2,400 square feet. We also used data from review sites and comparisons of covered features that each company publicizes.

We selected companies that have excellent reviews from satisfied customers, provide good coverage at competitive prices, and offer a range of plans, since what's perfect for one homeowner may be a miss for another.

Summary of the Best Home Warranties

While all eight home warranty companies are a solid choice, three providers stand out.

Most Flexible Coverage: Liberty Home Guard

Liberty Home Guard offers three plans that cover the repair or replacement of your home appliances, systems or both. Liberty doesn't require a home inspection or maintenance records to get covered, which makes it a trusted option for houses with appliances and systems of all kinds.

Best for Low Premiums: Choice Home Warranty

Choice Home Warranty keeps it simple by offering only two plans — one for appliances and one for home systems and appliances. Its prices are among the lowest we found, making them an affordable choice. The company also offers add-on coverage for specific items not included in its regular plans.

Best Response Time: Cinch Home Services

Cinch Home Services offers the best response time we've seen. If you're the type who wants things done immediately, this is the company for you. They'll respond within two hours during business hours and within 24 hours for an after-hours call.