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Top 5 Best Home Warranty Companies for Landlords (2023)

Updated Jan 12, 2023

Updated Jan 12, 2023

Home > Home Warranty > Top 5 Best Home Warranty Companies for Landlords (2023)

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Many people are purchasing homes as investments. As a landlord, you are responsible for taking care of your own home and your investment properties. This leads to quite a bit of work end time. Having a home warranty to help keep your investment property’s systems and appliances in top condition is a very smart idea. However, choosing the proper home warranty takes both knowledge and research.

In this guide, we will show you:

  • The top 5 best home warranty companies for landlords
  • How to choose a home warranty company 
  • What a landlord home warranty cost
  • And so much more . . . 

If a tenant calls and says that their stove or dryer has stopped working, it will need your immediate attention. With a home warranty in place, this cut me in just one phone call. For those trying to maintain a high-profit margin on their rental properties, a home warranty makes all the difference. Keep reading to find out the top 5 best home warranty companies for landlords.

Why Trust House Method

  • 63 companies reviewed
  • 41 key factors analyzed
  • 2,583 data points parsed
  • 885 homeowners surveyed
  • 57 service contracts scrutinized

House Method’s Experts collected and analyzed 2000+ critical data points to identify what makes a great home warranty company in the eye of the consumer. Our reviews team used this data to assess over 60 home warranty providers for coverage extent, annual cost, and national availability to provide unbiased reviews so homeowners can confidently navigate key decisions about their homes.

Our Top 5 Home Warranty Companies for Landlords

  1. Best Overall: Choice Home Warranty
  2. Most Customizable: American Home Shield
  3. Most Cost-Effective: Select Home Warranty
  4. Most Trustworthy: Liberty Home Guard
  5. Best Appliance Coverage: First American Home Warranty 

All five of our top home warranty companies for landlords are offered nationwide. Each of these home warranty companies has its own unique features and benefits. However, some will differ regarding covered items, pricing, customer service reviews, coverage caps, service fees, and more. let’s take a look at the top 5 best home warranty companies for landlords

Compare Home Warranty Providers

ProviderMonthly CostService FeeBBB RatingStates Covered
Choice Home Warranty Basic Plan: $45/month
Total Plan: $53.33/month
$85B-47 states, not including CA, NV
American Home Shield ShieldSilver: $34.99-$49.99/month
ShieldGold: $44.99-$59.99/month
ShieldPlatinum: $59.99-$74.99/month
$75-$125B49 states (Not including AK)
Select Home Warranty Bronze: 36/month
Gold: $36/monthPlatinum: $38/month
$75B46 states(Not including NV, NY, WA, WI)
Liberty Home GuardAppliance Guard: $64.99/month
Systems Guard: $69.99/month
Total Home Guard: $74.99/month
$75A+48 states (Not including WA and WI)
First American Home WarrantyBasic Plan: $38/month
Premier Plan: $48.50/month
$85B33 states (not including AL, CT, DE, HI, IL, LA, ME, MA, MN, NH, NJ, NY, ND, RI, VT, WI)

1. Choice Home Warranty

Best Overall
Choice Home Warranty
  • 2 plans available + optional add-ons
  • Has over 11 years of industry experience
  • 90-day repair guarantee
  • $46–$55 per month with $85 service fee

Choice Home Warranty is the best overall home warranty for landlords.  Owning rental or investment properties can get quite overwhelming. This is why the service contract from Choice Home Warranty can help bring the landlord peace of mind. The service contract has very little fine print, and landlords will understand exactly what is covered under their home warranty plan. Therefore when an issue comes up any clear to see who is responsible for the repair.

Choice Home Warranty has 13 years in the home warranty industry. They are known for their impressive customer service, fair pricing, and higher coverage caps and limits.  In addition, The Choice Home Warranty policy has a broad range of covered items to make sure all systems and appliances are adequately protected.

Pros & Cons

Pros

  • Simple and straightforward plan choices
  • Extended 90-day workmanship guarantee
  • Fair monthly pricing
  • Plenty of add on options
  • More than 13 years in the industry

Cons

  • No ability to build a custom plan

Plans and Pricing 

PlanPrice Per MonthPrice Per Year
Basic Plan $45$560
Total Plan$53.33$660

Coverage

From your microwave to your HVAC  system, Choice Home Warranty has some of the highest coverage limits of any other Home Warranty company. Even if your investment property has high-end appliances or systems, Choice will have coverage for you. 

 The best thing about Choice Home Warranty coverage for landlords is that the experience will be stress-free and simple. This is a company that will work with you to ensure that your real estate investment company is running as smoothly as possible.

To get a free quote from Choice Home Warranty, fill out this online form or call 929-400-6164.  

For more information, read our Choice Home Warranty Review.

2. American Home Shield

Most Customizable
American Home Shield
  • 3 plans + add-ons and the option to build your own plan
  • Customers can choose the service fee they want to pay
  • Provides generous coverage caps
  • $35–$75 per month

American Home Shield is one of the longest-standing home warranty companies on the market. American Home Shield has been around for more than 50 years. During that time, they have built up a strong base of repair technicians and customer service agents. When you call American Home Shield to submit a claim,  the process is quick and painless.

The thing that makes American Home Shield stand out from other Home Warranty companies is the ability to customize your plan.  Every home has different systems and appliances. Paying for coverage when you don’t need it does not make financial sense. This is why American Home Shield allows you to choose your covered items. In addition to customizing your plan choices, you can also customize your monthly payment and service fee.

Pros & Cons

Pros

  • More than 50 years in the industry
  • Customizable plans for any rental or investment property
  • Premium coverage with high coverage limits
  • Payment plan choices

Cons

  • Pricing tends to be a bit higher than other plan choices

Plans and Pricing 

PlanPrice Per MonthPrice Per Year
ShieldSilver Systems Plan$39.99$479.88
ShieldGold Combo Plan $49.99$599.88
ShieldPlatinum Combo Plan$64.99$779.88

Coverage

 American Home Shield is known for having premium coverage. AHS  Has paid out more claims than any other Home Warranty company. If an issue comes up with your system or appliance in your home, AHS  has you covered.  Although the pricing of the American Home Shield plans is slightly higher than other providers, the value is clear to see. Landlords have quite a bit of responsibility on their plate. American Home Shield will help to remove some of that responsibility.

To get a free quote from American Home Shield, you can fill out this form or call 888-365-2839. 

To read more, visit our American Home Shield review.

3. Select Home Warranty

Most Cost-Effective
Select Home Warranty
  • 3 plans ranging from $52-$58 per month + optional add-ons
  • Provides free roof leak coverage
  • Covers rental properties, mobile homes, manufactured homes, single-family homes, and condos
  • Affordable service fee of $60

Select Home Warranty is a home warranty provider that makes home warranty coverage much more affordable. For some landlords, the profit margin on an investment property is slim. Adding the expense of a home warranty may seem impossible. However, when the value of the Select Home Warranty policy is considered, it truly is in a money-saving plan.

All Select Home Warranty policies come with free roof leak coverage. Select Home Warranty has been on the market for more than nine years. They are known for their extremely high standards when it comes to workmanship and service repair technician quality. With Select Home Warranty, you will know that the contractor walking into your home has the ability and knowledge to fix your appliance or system. This focus on the quality of repair is especially important for landlords that own absentee real estate.

Pros & Cons

Pros

  • Strict contractor guidelines for better quality repairs
  • Free roof leak coverage with each plan
  • Excellent value for the coverage provided
  • Has more than nine years of experience in the industry

Cons

  • Coverage caps are not as high as some other plans
  • It won’t provide complete customization like the AHS plans

Plans and Pricing

PlanPrice Per MonthPrice Per Year
Gold Care$52.00$579.99
Bronze Care$52.00$579.99
Platinum Care$58.00$649.99

Coverage

The Select Home Warranty coverage is just as broad as Choice Home Warranty or American Home Shield. However, some of the coverage limits are quite a bit lower. This is partly how Select Home Warranty offers landlords lower pricing on their policies.  The Platinum Care plan from Select Home Warranty is, without a doubt, the most popular plan for landlords.

If you know you need a home warranty for your rental or investment property but are worried about the expense involved, Select Home Warranty is the perfect choice for you.

Select Home Warranty will give you a free quote after filling out this form or calling 888-370-3953.

Read our Select Home Warranty review to learn more.

4. Liberty Home Guard

Most Trustworthy
Liberty Home Guard
  • 3 plans ranging $65-$125 with 25+ optional add-ons
  • Has a 60-day workmanship guarantee on all repairs
  • Customer service available 24 hours a day, seven days a week
  • BBB’s only A+ accredited home warranty provider

Liberty Home Guard is a newer home warranty company with impressive customer service reviews, quick response times,  and a broad range of coverage options. Liberty Home Guard has received an A rating with the Better Business Bureau.  This is a rare occurrence for any Home Warranty company, especially one this young. However, with the attention that Liberty Home Guard pays to its customers, it is no wonder that they have moved up our list of the best home warranty companies for landlords.

As a landlord, you will need to ensure that repairs and replacement happen as fast as possible. This means that reporting an issue or submitting a claim needs to be a quick and painless process. With Liberty Home Guard, you will have access to customer service representatives 365 days a year. Some homeowners reported repair times of less than 24 hours.

Pros & Cons

Pros

  • Fast service
  • It has a 60-day workmanship guarantee
  • An extensive list of add on coverages
  • Easy to contact customer service and file a claim

Cons

  • Priced a bit higher than other companies
  • Newer home warranty company, not as much history in the business

Plans and Pricing

PlanPrice Per MonthPrice Per Year
Appliance Guard$64.99$649.99
Systems Guard$69.99$699.99
Total Home Guard$74.99$749.99

Coverage

One of the things that helps Liberty Home Guard stand out as one of the best policies on the market is the broad range of coverage options they offer. Even though the Total Home Guard policy is slightly higher in price than others on the market, the coverage is impressive. In addition, Liberty Home Guard offers one of the most extended lists of add-on coverage options out there.

Liberty Home Guard is an excellent company for landlords who want true peace of mind about their investment properties.  The wide range of covered items and the attentive customer service Liberty Home Guard will help your real estate business run much smoother.

To get a free quote from Liberty Home Guard, fill out this online form or call 866-451-2281. 

To learn more information, visit our Liberty Home Guard review.

5. First American Home Warranty

Best Appliance Coverage
First American Home Warranty
  • 2 plans + optional add-ons
  • Covers improperly installed or maintained items
  • No cap on coverage for HVAC
  • $38–$48.50 per month

First American Home Warranty has some of the best appliance coverage for landlords.  First American Home Warranty has been on the market for close to 40 years. In the time, they have developed very straightforward plans that appeal to a wide range of homeowners. With fair pricing, impressive customer service, and options for immediate repair service First American Home Warranty is a smart choice for landlords. 

One of the most important policy features to look out for is coverage caps. The First American Home Warranty does not have covered caps for things like heating systems or ductwork. Knowing that your home warranty company is willing to work with you to repair these systems regardless of cost is a tremendous benefit.

Pros & Cons

Pros

  • Impressive and affordable appliance coverage
  • Fair pricing
  • Some systems with no coverage caps
  • Option for 24/7 service calls

Cons

  • The contract can be a bit confusing with lots of technical terms

Plans and Pricing

PlanPrice Per MonthPrice Per Year
Gold Plan $38$456
Platinum Plan $48.50$582

Coverage

The one issue with First American Home Warranty is that it is not offered in every state. It is worth checking to see if you have access to this policy where you were real estate Investments are. When it comes to coverage,  the Platinum plan both appliance and system coverage. Overall you will find this to be an affordable yet comprehensive home warranty plan.

The First American Home Warranty company is easy to work with and has an excellent reputation.

To get a free quote from First American Home Warranty, you can fill out this online form or call 833-204-7164. 

To find out more, read our First American Home Warranty review.

Do landlords need a home warranty?

It can be argued that landlords need a home warranty more than homeowners. One of the most difficult parts of being a landlord is that you will not always be located near your investment property at all times. This makes a quick fix or replacement a much more involved project. This is where the home warranty can help.

Another vital thing for landlords to remember is that they are responsible for keeping a home in top condition for their tenants. Many landlords own several investment properties making it very difficult to keep an eye on all of them simultaneously. With A home warranty, one phone call can be all it takes to handle any system or appliance repair issues in the home. 

 One of the major reasons that anyone invests in a home warranty policy is peace of mind. As a landlord trying to run a business, this peace of mind becomes even more critical.

What to Look for When Choosing a Home Warranty for Landlords

Certain home warranty policy features will help landlords to get the coverage that they need.  not all home warranty policies are a good choice for landlords. Let’s take a look at some of the most important features to consider in a home warranty for landlords.

Plans and Coverage

 All landlords should have a very good understanding of the systems and appliances that exist in their rental properties. Take an inventory of these systems and appliances and look for a home warranty policy that most closely matches your list. The last add-on coverage that you need to apply, the easier it is to afford your home warranty.

Price and Service Fees

Landlords purchase property to try to make a profit. Therefore if a Home Warranty company is charging high prices for its plans or policies the profitability of a property will decrease significantly. The pricing and service fees of a home warranty for landlords is essential. For those looking to save quite a bit of money take a look at a plan like the Select Home Warranty offers.

Replacement Options

When an appliance or system is beyond repair many home warranty companies will pay for part of the replacement. If you are concerned with replacement and the costs involved be sure to choose a policy with High coverage limits and caps. Also, take a look at previous payouts and customer service reviews to see how Replacements are handled

Pre-existing Conditions

Home warranty policies do not cover pre-existing conditions. Therefore it is essential that your investment property is in top condition prior to starting your home warranty plan. Having an inspection done of the home can help save you money down the line when it comes to claim denial.

Location

Home warranty companies are offered in all 50 states. The pricing from one state to the next should stay relatively the same. In addition, if a company like Choice Home Warranty offers a plan in the state of Florida, you will have access to coverage whether you live in Jacksonville or Miami Beach. 

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Frequently Asked Questions

What is a service fee?

A service fee is the price you pay when you need a repair or replacement for one of your covered systems or appliances. The service fees range in price from around $60 to $150. the service fee pricing will significantly impact the overall affordability of a plan. Many home warranty plans have high monthly pricing but lower service fee pricing. Be sure to choose a service fee that you can afford.

Can I choose my own service provider with a home warranty for landlords?

As a landlord, you would likely have relationships with specific repair technicians and contractors. However, most home warranty companies will require you to use their repair technicians. With the workmanship guarantee that a home warranty offers they have to be selective in who is repairing the issues in the home.

Can you buy a home warranty for rental property?

 Home warranties are available for purchase on rental properties, homes for sale, new construction, older homes, and more. If you have been struggling to keep your rental property functioning in top condition it’s time to invest in a home warranty plan.

Is home warranty tax-deductible for rental property?

A home warranty plan is a tax-deductible expense for landlords. This policy is a write-off because it is directly related to running your real estate investment business.

Are home warranties for landlords worth it?

Home warranties for landlords are well worth the price. Although you would save money on repairs and Replacements of systems and appliances, the peace of mind that this plan offers is the most significant benefit. Many landlords are looking to purchase more than one property but are bogged down by the issues I can come up with daily in a rental property. Let a home warranty handle some of those issues while you continue to grow your real estate investment business.

See the Best Home Warranty Companies in Your State

Final Thoughts

 At this point, you should feel as though you can choose a home warranty best suited for landlords. Home warranties for a personal residence and investment property can differ. You must ensure that a home warranty company for landlords has quick and responsive customer service and repair times. Making a tenant wait for a refrigerator or electrical system repair will create quite a few issues for you as the landlord. Choice Home Warranty offers the best overall policy for landlords. With experience in the industry, fair pricing, and Simple Plan coverage choices, The Choice Home Warranty plan makes this decision easier. However, it is worth getting quotes from several home warranty companies to ensure that you get the best deal.

House Method Home Warranty Ranking Methodology

At House Method, transparency and trust are our most important values for the reader. That’s why we took the time to create an objective rating system and score each home warranty provider according to our methodology.

We’ve done the homework for you and have researched over 50 home warranty companies so you can have the information you need to make the best choice for your home. Additionally, transparency and trust are our most important values for the reader.

That’s why we took the time to create an objective rating system and score each home warranty provider according to our methodology. Our team spent hours on the phone speaking to representatives from each home warranty company to get information right from the source. We also dug into the fine print on each company’s service agreement to make sure no detail was left out.

To make the most of our research, we developed a formula to objectively determine the best home warranty companies based on the following criteria:

  • Plans: Do they provide a variety of plan options? We looked at the number of plans each company offered and the flexibility of adjusting the plan.
  • Prices: How reasonable are the monthly fees and service fees in comparison to the industry average? We compared the costs of each company to competitors.
  • Coverage: How many items are covered in each plan? We looked at the number of items each company covers. We dig into all service contracts available to get all the details.
  • Customer service: How is the customer experience when calling the providers? Based on our phone calls, we were able to judge each company’s customer service.
  • Trust: What do customers rate the company? We looked into what customers are saying about their experience with the company.
  • Nationwide availability: How many states does the company cover? We found the number of states covered by each company.
  • Unique perks: Does the company offer discounts or cover special items? We looked for perks offered by each company that sets them apart from the competition.

How do we keep our data up to date?

We want to make sure we’re providing you, the consumer, with the most current data available for every home warranty company we’ve researched and rated. That takes significant effort but we feel that’s vital to providing you thorough and trustworthy reviews.

With that in mind, we have dedicated staff members who regularly update our database of home warranty research.

For those that want to  come home to a house that is comfortable and functioning, a home warranty makes a lot of sense. For the price that a home warranty is offered, you will quickly learn that it is indeed a good value. At an average of around $40 per month, your policy will cost you just under $500 per year.

If you have ever had an appliance or a home system that needs repair, you probably understand quite well that you will quickly reach that $500 mark to get your home back up and running. Take your time to carefully consider your home warranty options, check around for discounts and then give yourself the peace of mind that you deserve.

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