As a landlord, you already have enough on your plate with your home and the rental properties you manage. Imagine your tenant calling you at night to tell you that they have no hot water or that their HVAC system is down in the middle of a heat wave. All of these are urgent matters that you need to deal with fast, and the last thing you want to run into is issues with finding a reliable service technician and paying for expensive repairs and replacement costs out-of-pocket.
This is a mess a home warranty can fix. Reduce stress by knowing that your home warranty provider will handle the repair or replacement (sometimes for only the cost of a one-time service call fee). Plus, most home warranty companies have a reliable, extensive network of service technicians on call, so you’re not left scrambling to find and vet a reliable technician to do the job.
If you’re a bit wary of home warranties, that’s completely understandable. Some providers have a bad name and reputation in the industry because they notoriously get out of paying claims with scammy exclusions. However, a good home warranty provider is worth their weight in gold. Plus, having a home warranty as part of the rental package can be even more attractive to prospective tenants.
I’ve spent countless hours researching and secret shopping different home warranty companies to come up with a list of the best home warranty companies for rental properties based on Today’s Homeowner’s unique criteria. This includes everything from company reputation, customer service, affordability, plans and coverage, and much more, so you’re getting a nuanced look at each provider — and I won’t hold back on any criticisms, either. No provider is perfect, but I want you to know where a company shines and its weak spots before enrolling in a plan, so it’s worth your hard-earned money.
Here’s how we ranked and reviewed the nation’s top home warranty companies to bring you the most accurate information.
Our team of experts reviewed over 70 home warranty providers to compare plan options, coverage limits, prices, and customer feedback.
We collected over 100 sample quotes from dozens of home warranty companies to give you an accurate look at industry pricing.
Our rating system scores providers based on 6 key factors: coverage options, affordability, customer experience, reputation, claims processes, and availability.
Read our full Home Warranty Review Methodology for more details.
Top 5 Home Warranty Companies
- American Home Shield is my top choice for landlords looking for extra peace of mind and extensive coverage on premium appliances. They are a clear winner in the industry with up to $4,000 in appliance coverage and up to $5,000 coverage on home systems.
- Landlords should pay extra attention to coverage for roof leaks and premium appliances. Roof leaks can cause extensive and costly damage, including damaging your tenant’s belongings. And premium appliance coverage is essential for protecting your investment in the property, so double-check your policy to see what the maximum coverage caps are on pricier appliances before enrolling.
- I’ll be honest. Here’s a case where a home warranty really isn’t necessary: When you have current manufacturer’s policies on your appliances and systems, you may not need to spend additional money on a home warranty policy.
My Expert Recommendation
I recommend Liberty Home Guard for their excellent emergency services and fast claim turnaround of around 12 hours on average, which ensures you can get repairs and replacements handled quickly for your tenants — keeping them satisfied and improving your chances of retaining them each year. If you have luxury appliances, American Home Shield is my recommendation because of their above-average coverage caps of up to $4,000 for appliances and up to $5,000 on home systems. This coverage level protects you when you need a complete replacement, as most providers only offer $2,000 to $3,000 max.
As a landlord, what you pay for a home warranty is tax deductible. This includes the monthly or annual premium you pay and any service fees, which are considered “operating expenses” and can lower your income taxes. Always save your receipts and talk to an accountant for the best results when writing off these business expenses.
Home Warranty Companies for Rental Properties I Didn’t Include
Home Warranty of America isn’t on this list because they only have two years of industry experience, a poor B- minus and a 1.04 out of 5-star rating on the Better Business Bureau, and large numbers of customer complaints. I also didn’t include Like New Home Warranty because of their F rating from the BBB and lack of sample contracts on their website, demonstrating a lack of transparency with what their plans do and don’t include. Plus, this provider has an ongoing alert from the BBB advising customers to use caution when doing business with them due to many complaints about misleading sales tactics, failure to cancel contracts and provide refunds, and bad customer service.
Compare The Highest Rated Home Warranties for Rental Property
| Company | Rating | Monthly Cost | Service Fee | Response Time | BBB Rating | Link |
|---|---|---|---|---|---|---|
 |
$50-$60 |
$75 |
12-48 hrs. |
NR |
VISIT SITE | |
 |
$35–$75 |
$100–$125 |
24-72 hrs |
B |
VISIT SITE | |
 |
$44.99-$58.99 |
$70 |
48 hours |
A+ |
VISIT SITE | |
 |
$46–$55 |
$85 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$52–$58 |
$60 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$38–$62 |
$75–$125 |
48 hours |
B |
VISIT SITE | |
 |
$38–$48 |
$75–$125 |
48 hours |
B |
VISIT SITE | |
 |
$17–$60+ |
$65–$100 |
2–24 hrs |
A- |
VISIT SITE | |
 |
$28–$68 |
$100–$150 |
2–24 hrs |
B |
VISIT SITE |
Quote and cost data gathered January 2024. Cost data are updated and monitored continuously.
Our Reviews of the Best Home Warranties for Rental Property
Liberty Home Guard
4.6
Our Rating
Liberty Home Guard is my preferred choice for rental property owners because of their exceptional customer service and company reputation. This provider has close to a five-star rating from Trustpilot and a 4.5-star rating from the Better Business Bureau (which few providers match), demonstrating the consistency of their customer service history.
Another considerable benefit of Liberty’s plans is their massive flexibility and customization options. Unlike most home warranty providers, who may offer around 10 add-ons to cover unique items in the home, Liberty has more than 40 add-on options. These options are incredibly unique and can protect important features in your rental unit, like a reverse osmosis filter, pro-series appliances, power washing, carpet cleaning, and even pest control for your unit. Plus, if you have premium appliances, you can increase Liberty’s standard coverage cap by paying for the pro-series appliance option, which adds coverage to your plan for premium appliances from brands like Chambers, American Range, and KitchenAid, ensuring you’re not paying for part of the replacement cost out-of-pocket.
Most home warranty providers offer coverage caps up to $2,000 to $3,000, but Liberty caps out at $2,000, which is lower than I’d like to see — especially if you want full coverage for something like your HVAC unit or a premium appliance. If you want greater peace of mind or have a rental unit with premium appliances or systems, I recommend a provider like American Home Shield, which has coverage limits double this (up to $4,000 for appliances and up to $5,000 for systems) as this will go much farther when your properties require a complete appliance or system replacement.
Another con to Liberty’s policy is their sample contract, which states that they only cover up to an item’s book value. This essentially means that Liberty only reimburses you what the appliance or system is worth when it breaks down, aka the depreciated value. If you have older appliances in your rental unit, you may receive less than you expect. While this isn’t uncommon in the industry, it’s something you’ll want to keep in mind.
Liberty Home Guard is my top pick for landlords because of their exceptional turnaround rate for claims, emergency service coverage, ample nationwide coverage, and customizable plans. You can save a lot of money if you opt for Liberty’s annual premium payments (as much as $200 a year, based on my secret shopping), which leaves you with more money in your pocket.
Landlords can opt for many levels of coverage between Liberty’s three plan options and more than 40 add-ons, which includes unique coverage for a second fridge, sump pumps, reverse osmosis water filters, re-keying, and much more. An especially big benefit of Liberty’s policies is that they have a fast turnaround time after you submit a claim of around 12 hours on average. This is critical for keeping your tenants happy, as nobody wants to be left taking cold showers for days on end. On top of this, their emergency services are comprehensive, and they’re not closed on holidays, so you won’t be scrambling on Christmas or the 4th of July to find a technician for your tenant.
On the downside, Liberty has lower coverage caps of up to $2,000, which is lower than I like. Still, you can opt for their pro-series appliance add-ons to increase coverage on some premium brands of appliances, so this may be enough, depending on the home.
For landlords, I recommend the Total Home Guard plan. For only $10 more per month, it provides coverage for both home systems and appliances. This means that most of your rental unit is protected when it needs repairs and replacements, whether that’s the dishwasher, stove, built-in microwave, or electrical system that goes down. However, if you rent condo units, you may only need the Appliance Guard plan if your HOA covers major systems like your HVAC and plumbing system.
The following prices don’t include any available discounts.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Appliance Guard | $49.99 | $125 | Two months free, free limited roof leak protection, $200 off coupon (website or phone) |
| Systems Guard | $54.99 | $125 | Two months free, free limited roof leak protection, $200 off coupon (website or phone) |
| Total Home Guard | $59.99 | $125 | Two months free, free limited roof leak protection, $200 off coupon (website or phone) |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Santa Fe, NM. The cost data presented was accurate at the time of writing.
Available Add-Ons
Landlords can’t go wrong with Liberty’s extensive add-on list, which is much more comprehensive than any provider I’ve seen. You can opt for coverage for things like pest control, lawn sprinkler systems, casita guest units, and even reverse osmosis filters — offerings you’ll seldom see from other providers.
- Pool and spa: $19.99/month
- Additional spa: $9.99/month
- Lawn sprinkler system: $9.99/month
- Saltwater pool: $23.99/month
- Generator: $19.99/month
- Casita guest unit: $35.99/month
- Sump pump: $8.99/month
- Well pump: $12.99/month
- Septic system pumping: $12.99/month
- Ejector pump: $14.99/month
- Grinder pump: $14.99/month
- Limited roof leak: $11.99/month
- Re-key: $9.99/month
- Gutter cleaning: $14.99/month
- Pest control: $14.99/month
- Carpet cleaning: $19.99/month
- Window washing/cleaning: $19.99/month
- Power washing (exterior flooring): $19.99/month
- Central vacuum: $8.99/month
- Stand-alone freezer: $5.99/month
- Water softener: $13.99/month
- Swamp cooler: $14.99/month
- Second refrigerator: $7.99/month
- Trash compactor: $7.49/month
- Ice maker (in-fridge): $3.99/month
- Freestanding ice maker: $14.99/month
- Wine cooler/fridge: $11,99/month
- Water dispenser water line: $4.99/month
- Instant hot water dispenser: $9.99/month
- Reverse osmosis water filter system: $14.99/month
- Lighting fixtures: $7.99/month
- Plumbing fixtures: $7.99/month
- Electronics protection: $19.99/month
- TV mounting (up to 65-inch TVs): $14.99/month
- TV mounting (up to 85-inch TVs): $19.99/month
- Pro-series refrigerator: $14.99/month
- Pro-series stand-alone freezer: $14.99/month
- Pro-series range/oven/cooktop: $12.99/month
- Pro-series dishwasher: $7.99/month
- Pro-series microwave: $4.99/month
- Pro-series washing machine: $4.99/month
- Pro-series clothes dryer: $4.99/month
Exclusions
Liberty Home Guard has standard exclusions. The only thing that may be more concerning for landlords is the lack of coverage for solar systems and chimneys. Otherwise, be aware that preexisting conditions aren’t covered, which is standard in the industry but understandably frustrating.
- Preexisting conditions
- Flues, vents, chimneys, and exhaust lines
- Electronics, computerized, “smart,” or Internet/enabled components and parts
- Filters associated with any covered items
- Remote receiving and transmitting devices
- Radon and other leak detection monitoring systems
- Fire sprinkler systems
- Lighting
- Solar systems and applications
- Cosmetic defects
- Disposal of appliances, systems, or components
- Cranes or other specialty vehicles required to install, remove, or access your appliances or home systems
- Glass parts
- Noise
- Malfunction due to storms or other acts of God
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Liberty Home Guard has competitive prices, with their monthly prices falling around the national average of $50 per month but less than the average of $64 per month for rental properties based on my research. One of the best ways to save money with Liberty is to pay for your coverage annually. You can save $200 a year based from the prices I received for a two-bedroom home in Santa Fe, New Mexico, for their most comprehensive plan, the Total Home Guard. This is a massive savings that can save you thousands of dollars over the course of your time as a landlord and will cover the cost of several service call fees a year.
The only part of Liberty’s plans that is less affordable than other providers is their pricier add-ons. While they offer superior add-on options, their add-ons are more expensive than most at an average of $20 to $25 per month. This is much more costly than providers like Select or Choice Home Warranty. For example, Choice Home Warranty charges $3.33 per month for coverage on a second refrigerator compared to Liberty, which charges $7.99 each month.
Liberty Home Guard regularly receives praise for their excellent customer service, which I found true with their knowledgeable and polite staff. I never experienced a long wait time when trying to speak with a customer service representative, nor did I feel like the agents were pushy and constantly trying to upsell me — two critical parts of a good customer experience for me. As a bonus, Liberty’s website is user-friendly. They have a mix-and-match quote experiencethat allows you to quickly customize your plan and see the different rates depending on your choices, which I greatly appreciate when I’m weighing my options.
Liberty Home Guard has an above-average company reputation within the industry between their fantastic 4.7-star rating from Trustpilot and a 4.5-star rating from Better Business Bureau reviewers (which I never see other providers, except Elite Home Warranty rival). While they don’t have the best score on Yelp, this is a much smaller sample size of reviews (60) compared to over 5,000 people between the BBB and Trustpilot, so I don’t put a lot of weight on this one lower rating.
Positive reviews highlight Liberty’s excellent customer service, competent technicians who are willing to go above and beyond, and fast turnaround times for service issues — vital to find when you’re getting help for tenants without a working water heater. Negative reviews criticized the provider for lower coverage limits, extra service fee charges, and issues with exclusions, but most reviews were overwhelmingly positive.
| Rating Site | Rating | Number of Reviews |
| BBB | NR*/4.5 | 2,510 |
| Trustpilot | 4.7 | 2,720 |
| Yelp | 1.4 | 60 |
Editor’s Note: The ratings provided were accurate at the time of writing.
*Note (as of 4/17/24): Recently the Better Business Bureau shifted LHG’s A+ rating to “NR” (Not Rated). We reached out to a representative from LHG for comment and they shared this statement: “Despite the BBB’s alert, our customer satisfaction levels remain by far the highest relative to our scale. Last month, we had the lowest percentage of customer cancellation requests in our entire history. On the BBB’s own platform, Liberty Home Guard has achieved a star rating of 4.5 out of 5 from nearly 2,500 reviews. For added context, the approximately 480 resolved complaints on Liberty Home Guard’s BBB profile equate to an extremely low fraction of a percentage relative to the size and scale of our total customer base. As we navigate this situation, which we believe will be resolved in time, we want to assure you that we remain committed to our customers and their satisfaction; they are the key stakeholders we orient all our efforts around.
Most nationwide providers offer claim submission options via the customer service phone line and online portal, but Liberty surpasses this standard by adding their helpful mobile app into the mix. You can manage your home warranty account and file claims directly through your phone, which I haven’t seen many providers offer in app form. On top of this, Liberty has a much faster claim response time of 12 hours on average and some of the best emergency service coverage in the industry. Both of these factors are critical to landlords looking for a quick turnaround time for tenants left without heating, a working dishwasher, or air conditioning. Most providers, like American Home Shield, take closer to 48 hours to respond to claims, so this is a significant benefit.
Rental property owners throughout the United States can access plans in all 50 states through Liberty Home Guard, which offers nationwide coverage and has excellent reviews throughout the country, giving me a lot of faith in their process.
American Home Shield
4.3
Our Rating
American Home Shield (AHS) has exceptional coverage limits that truly give me peace of mind, especially if you have a rental property with pricey items like premium appliances or electronics (if you offer a partially or fully furnished home).
For example, the electronics protections plan add-on, which is $14 per month, covers a huge number of electronics, including gaming systems, home routers, smart home products, TVs, and home theater systems, with up to $2,000 per claim limit with an overall claim limit of $5,000. Appliances get up to $4,000 in coverage, and home systems have up to $5,000 in coverage, depending on your plan, which is significantly higher than providers like Liberty Home Guard (this company has a low $2,000 coverage cap) — which is the most a home warranty company will reimburse a technician for repairs or replacements on covered items.
American Home Shield has one of the worst company reputations out of the providers on this list. Trustpilot and Yelp give it less than 2.5-star ratings, which doesn’t give me much confidence.
Another con is American Home Shield’s higher-than-average prices. Their service fee options are $100 or $125, which is more expensive than most providers, who usually offer at least one service fee option below $100. Some companies, like Select Home Warranty, offer an affordable $75 service fee, so this is something to think about before signing up, as their monthly premiums are also more expensive. For reference, AHS premiums are around $30 more than the average monthly premium for rental properties when I received quotes from a two-bedroom home in Santa Fe.
If you have premium appliances in your rental unit, American Home Shield is my number one choice because of their unheard-of coverage caps of up to $4,000 for appliances and up to $5,000 for systems. These amounts are enough to cover most serious repairs or replacements throughout the home and give me much more peace of mind than Liberty Home Guard’s low $2,000 caps.
One of my favorite parts of American Home Shield’s policies for landlords is their Shield Assurance guarantee. This assurance promises to take care of things other providers don’t commonly cover, including normal wear and tear (no matter how old an appliance is), unknown preexisting conditions, items without maintenance records, and removal of defective equipment. Plus, AHS covers duplicates of the same item. For example, if you have a second refrigerator or extra AC unit. This is a stark contrast compared to companies like Choice Home Warranty or Liberty Home Guard, which would charge you an extra monthly fee for coverage on that second fridge. On top of that, AHS promises to take care of breakdowns caused by improper installations or repairs, rust, corrosion, sediment, mismatched HVAC systems, and insufficient maintenance. These are all hugely unusual items for a home warranty to cover and would cause many providers to deny your claim.
With this said, AHS has higher-than-average prices, so you’re definitely paying for this value. Plus, their customer reviews leave a lot to be desired, although they are accredited by the Better Business Bureau, which gives me some confidence in them.
American Home Shield offers three comprehensive plans: an appliance-only plan, a systems-only plan, and a plan covering both. For condo landlords, the appliance-only plan is probably best, as your HOA may cover most home systems. Still, traditional landlords can reap the most benefits from the ShieldPlatinum plan, which covers appliances and systems. You also receive an extra perk as part of the ShieldPlatinum plan and Shield Assurance promise, which is up to $250 or more per agreement term for permits and correction of code violations.
All plans come with discounted indoor service and maintenance benefits, including dryer vent cleaning, home filtration essentials, professional online interior design services, home cleaning services, lawn care, and home cleaning products. Third parties provide these services, but the discounts may save you a bundle over time if you hire these services out for your tenants. You can even opt for tech installation and support for items like smart thermostats or door locks, Wi-Fi, network connectivity, or security camera installation at a discounted rate — all things many landlords would benefit from when keeping their rental property cutting-edge and secure.
The following monthly costs don’t factor in available discounts for a two-bedroom home in New Mexico.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| ShieldSilver | $89.99 | $125 | Same-day discount of $125 off first year (website) |
| ShieldGold | $109.99 | $125 | Same-day discount of $125 off first year (website) |
| ShieldPlatinum | $139.99 | $125 | Same-day discount of $125 off first year(website) |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Santa Fe, NM. The cost data presented was accurate at the time of writing.
Available Add-Ons
If you have a partially furnished rental unit, you may appreciate AHS’ electronics protection plan, which covers televisions, gaming systems, DVD/Blu-Ray players, home routers, and home theater systems. I also recommend looking into the roof leak repair coverage, which offers up to $1,000 in coverage—double what providers like Choice Home Warranty offer—and is ideal for warding off pricey water damage.
- Roof leak repair: $10/month
- Electronics protection plan: $14/month
- Pool & built-in-spa equipment: $18/month
- Guest unit: $15.99/month
- Septic pump: $5/month
- Well pump: $8/month
Exclusions
American Home Shield has fewer exclusions than most, notably it doesn’t exclude preexisting conditions a common exclusion for most providers that leads to more claim denials.
- Construction or carpentry costs
- Restoration of walls
- Flues, chimneys, venting, and exhaust lines
- Repairs or replacements due to cosmetic defects
- Repairs due to mold
- Natural disasters
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
American Home Shield isn’t the most affordable provider on the market. If you’re looking for affordability, check out Select Home Warranty as our team’s pick for the best overall prices and discounts. However, you can’t beat American Home Shield’s coverage. If you’re looking for coverage that will really protect your rental property, especially the home systems or premium appliances that cost more to repair and replace, AHS is my top recommendation. Overall, their add-ons are on the more affordable side, especially their above-average roof leak coverage of up to $1,000 (double what many providers like Choice Home Warranty offer) and very reasonably priced at $10 per month. However, their monthly premiums are definitely on the higher side. I’ve seen prices anywhere from $79.99 to $139.99 per month for their most comprehensive plan, which is far more than the average home warranty price of $50 per month nationwide and $64 each month for rental properties.
American Home Shield has an excellent 30-day workmanship guarantee, ensuring that if you have an issue without 30 days of your completed repair or replacement, they’ll send out another technician to address the problem for free. During my secret shopping, I found AHS’s representatives to be polite and knowledgeable, making the experience more enjoyable than most. However, I did receive a large number of follow-up calls, leaving a barrage of voicemails on my phone, which wasn’t ideal.
Want to learn more about what a home warranty is and what American Home Shield covers? Watch this quick video:
Out of all the providers on this list, American Home Shield has the most extensive experience in the business, with over 53 years of experience and an accreditation from the Better Business Bureau since 1997. Most home warranty companies don’t receive this accreditation, so this is definitely a notable indicator of how AHS treats its customers. However, AHS doesn’t perform as well on third-party review websites, with many negative reviews bringing up issues about poor customer service, challenges canceling contracts, and an insufficient number of technicians in the area. On the other hand, positive reviews praised AHS for large repair and replacement payouts, which saved them from going into credit card debt.
| Rating Site | Rating | Number of Reviews |
| BBB | B/2.11 | 11,132 |
| Trustpilot | 2.1 | 5,284 |
| Yelp | 1.1 | 1,275 |
Editor’s Note: The ratings provided were accurate at the time of writing.
American Home Shield has two ways to submit a claim: over the phone or their online portal. They offer 24/7/365 availability and take between 24 to 48 hours to respond to claims, which is better than some providers but not as quick as Liberty Home Guard. Overall, their claims process is efficient and well-set up to respond to urgent claims regarding your tenants.
This provider offers coverage in 48 states, excluding Hawaii and California, and has a massive network of over 17,000 contractors to serve homeowners. They have more than two million customers choosing their coverage. AHS has paid more than four billion dollars in home warranty claims over the last seven years, giving me a lot of faith in this company’s reliability.
Choice Home Warranty
4.3
Our Rating
If you’re concerned about claim denials, Choice Home Warranty is our team’s top pick for the best claim acceptance. During my research, I found many customer reviews praising this provider for fast claim turnarounds, meaning the technicians handled their repairs and replacements efficiently, and they weren’t left waiting around for fixes while their laundry washer leaked all over the place. This is SO important for landlords looking to solve tenant problems quickly and retain tenants over time with good service.
For example, if you opt for their add-on for well pump coverage, you only receive up to $500 for access, diagnosis, repair, and replacement, according to their sample policy. The average cost to repair a well pump is around $750, and replacements cost closer to $1,600, making this insufficient for most repairs — meaning you’ll pay hundreds or even thousands out-of-pocket, even if you have well pump coverage with Choice.
Their roof leak, septic system, and stand-alone ice-maker coverage caps are also low at only $500, which isn’t enough for most large repairs or replacements. While Choice’s coverage can help with some repairs and with money toward a replacement, it won’t be enough to cover many items within your rental unit completely.
Another downside is Choice is currently facing a consumer fraud lawsuit from the Arizona Attorney General, which is pending, but still doesn’t boost my faith in their reputation and customer service.
Choice Home Warranty offers high claim acceptance rates, a smooth claims process, and affordable pricing, making it an attractive option for many landlords. However, their lower coverage caps give me pause. While more affordable than most providers on this list, Choice has lower caps of up to $500 for roof leaks, septic systems, stand-alone ice-makers, and well pump coverage, which isn’t enough to replace these systems or even pay for certain repairs fully. If you’re looking for a provider to give you more financial protection, I’d consider Elite Home Warranty or American Home Shield for their higher coverage caps.
If I did go with Choice, I’d pick their Total Plan, which covers systems and appliances, such as your unit’s AC and heating, electrical, and plumbing systems, along with common appliances.
Choice offers two plans. I’d skip out on their Basic Plan, which lacks coverage for many common appliances like refrigerators, AC units, and clothes washers and dryers — all items I wouldn’t want my tenants left without as I scramble to arrange a technician to visit. Their Total Plan covers these items and other items like garbage disposals, cooktop exhaust fans, and plumbing stoppages, making it my preferred option from Choice.
Note: Monthly cost figures provided include the 5% discounted rate offered at the time of writing. Choice Home Warranty has been running this promotion since the beginning of this year.”
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Basic Plan | $46.67 | $85 | 5% discount (included), annual payment discounts, and 1 month free (online or phone) |
| Total Plan | $54.75 | $85 | 5% discount (included), annual payment discounts, and 1 month free (online or phone) |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Santa Fe, NM. The cost data presented was accurate at the time of writing.
Available Add-Ons
Choice Home Warranty doesn’t have the most extensive add-on list, but their add-ons are more affordable than most providers, giving them an edge. Landlords may particularly like limited roof leak and pool and sprinkler system coverage to protect against pricey repairs.
- Central vacuum: $3.33/month
- Limited roof leak: $5.83/month
- Pool: $15/month
- Second Refrigerator: $3.33/month
- Septic System: $10/month
- Septic Tank Pumping: $5.42/month
- Spa: $15/month
- Additional Spa: $15/month
- Sprinkler system: $8.33/month
- Stand-alone freezer: $3.33/month
- Sump pump: $3.33/month
- Well pump: $8.33/month
Exclusions
Choice’s exclusions are standard, with nothing standing out as a red flag to me:
- Audio or visual equipment
- Internet connection components
- Upgrades or modifications to original systems or appliances
- Pool accessories
- Fireplaces
- Doorbell
- Central vacuum ductwork, accessories, hoses, and blockages
- Portable or above-ground spas and pools
- Act of God incidents
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Choice Home Warranty is more affordable than most providers, especially compared to Liberty Home Guard or American Home Shield (which quoted me about double what Choice did). While I don’t think Choice Home Warranty has the best coverage, especially with their Basic Plan, they cost around $18 per month less than the average home warranty costs for rental properties. Plus, the company competitively prices their add-ons. All of these factors make Choice a strong candidate for budget-conscious landlords.
Choice Home Warranty has a user-friendly website and quote calculator that generates an instant quote for you. The downside to their quote calculator is that you have to go back and forth between web pages to compare prices and coverage rather than having everything on one page so you can easily compare the plans and coverage. Otherwise, my experience with Choice was good. I particularly like that Choice vets all their local contractors, saving you time and stress researching technicians yourself, which is a major benefit if you’re dealing with multiple tenants needing repairs.
Choice Home Warranty has a solid reputation, with a B rating from the Better Business Bureau and a 3.7-star rating from Trustpilot. While not as impressive as 4-star and up providers like Liberty Home Guard and Elite Home Warranty, these are good ratings indicating a healthy history with customer service. Positive reviews usually praised Choice for professional customer service agents, quick claim acceptance rates, and fast repairs — all things landlords really want for their tenant’s satisfaction.
However, negative reviews share some policyholders had to open a claim repeatedly, which isn’t what I’d want to deal with when I have a frustrated tenant waiting for repairs on their leaking dishwasher. Another huge drawback is Choice’s ongoing consumer fraud lawsuit with Arizona’s Attorney General about making false promises to consumers. While pending, this isn’t something I like to see during my research.
| Rating Site | Rating | Number of Reviews |
| BBB | B/1.04 | 4,371 |
| Trustpilot | 3.7 | 38,748 |
| Yelp | 1.1 | 134 |
Editor’s Note: The ratings provided were accurate at the time of writing.
Choice shines for their above-average claims process. Between having over 25,000 contractors in their network and repeat praise from customers about their high claim acceptance rate, Choice is an excellent provider if you want to avoid the hassle of claim denial or dealing with incompetent technicians. They’ve handled over 6,600,000 service requests and offer 24/7 customer service in their call centers. Plus, their online portal is available for nearly instant help and a fast claim turnaround time — a critical factor to consider when thinking about your tenant’s satisfaction as they wait for important repairs to be completed.
Choice Home Warranty covers 48 states, excluding California and Washington. They have an incredibly sustainable business model with over 14 years of experience and cover over two million homes across the United States.
Select Home Warranty
4.2
Our Rating
For the budget-conscious landlord, this provider is an excellent choice, with their most expensive price, around $47.75 per month, when I received quotes for a two-bedroom single-family home in Santa Fe, NM. This is below the $50/monthly national average for home warranty premiums and comes with greater HVAC coverage (up to $3,000) than more expensive providers like Liberty Home Guard, which maxes out at $2,000.
Plus, Select Home Warranty covers many types of rental properties, including mobile homes, manufactured homes, single-family homes, and multiple units such as condos.
Select has limited add-on selections, so you won’t find unique add-ons like coverage for a second fridge, water filter, or guest units. If you have premium appliances, I don’t recommend this provider because their coverage limits are average and won’t be sufficient to cover fancier appliances.
Their sample policy lists many exclusions, including preexisting conditions. The preexisting conditions exclusion is a huge pain because it’s likely that many of your older appliances have some kind of preexisting condition that would result in Select denying your claim. Another issue is Select’s very specific exclusions. For example, in their sample contract, Select excludes items like your dishwasher racks and rollers, which most of us consider part of the dishwasher. So, always read your policy closely.
Select Home Warranty is the most affordable home warranty provider in this guide, with all of their plans falling in the $40 range, which is less expensive than most providers. This is especially true when considering their most comprehensive plan, which is up to $3,000 in HVAC coverage, which is better than pricier companies like Liberty Home Guard. For landlords looking for solid HVAC coverage at an affordable price, this is a fantastic option, especially with their low-cost service fee options of $75 (about $25 to $50 less per visit than most providers).
Select’s biggest drawback is that their technicians will deny your claim if they find your appliance or system has a preexisting condition. While this isn’t uncommon in the industry, it’s a sizable concern for landlords with properties with older appliances. I also don’t love that their exclusions are extensive when looking closely at their sample policies because some of their exclusions weren’t intuitive. For example, your range hood isn’t included in coverage for the range, so always read the policy closely.
Select Home Warranty offers an appliance-only, systems-only, and comprehensive Platinum Care plan. For landlords, I recommend the Platinum Care plan because it covers both systems and appliances for only a couple of dollars more per month. If you have condos, consider the Bronze Care plan, which covers appliances. All of Select’s plans come with free roof coverage (a $99 value), which is a big bonus for landlords looking to protect themselves from expensive water damage repairs.
Note: Monthly cost figures provided include the discounted rate offered at the time of writing. Select Home Warranty has been running this promotion since the beginning of this year.”
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Bronze Care | $44.42 | $75 | $150 off (website), two extra months free (website) |
| Gold Care | $44.42 | $75 | $150 off (website), two extra months free (website) |
| Platinum Care | $47.75 | $75 | $150 off (website), two extra months free (website) |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Santa Fe, NM. The cost data presented was accurate at the time of writing.
Available Add-Ons
Select Home Warranty has a limited selection of add-ons, but they are competitively priced. Landlords may particularly benefit from the free roof leak coverage and lawn sprinkler system add-on if your rental property has a lawn.
- Central vacuum: $3.33/mo
- Lawn sprinkler system: $5.83/mo
- Pool: $8.33/mo
- Roof leak: $0/mo
- Septic system: $5.83/mo
- Spa: $5.83/mo
- Stand-alone freezer: $3.33/mo
- Sump pump: $3.33/mo
- Well pump: $3.33/mo
Exclusions
Select Home Warranty has the following exclusions:
- Secondary damage (i.e., your home warranty may cover roof damage but won’t cover water damage caused by the leak)
- Incorrect installation or malfunctions due to construction damage or improper wiring
- Issues with systems or appliances related to hazardous or toxic materials (like mold, asbestos, and gas leaks)
- Common areas in condominiums or family homes
- Solar heating systems
- Damage caused by natural disasters and rust
- Defects or damages caused by the foundation and structure of the home
Editor’s Note: While this article highlights certain exclusions, it’s imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Select Home Warranty is easily one of the most budget-friendly home warranty companies, with two of their plans costing $44.42 per month with their two months free and $150 discount (these are available online). However, I recommend the Platinum Care plan, which costs a few dollars more and covers both systems and appliances. Unless you rent out condos with an HOA that takes care of home systems, this is an excellent price point for the amount of coverage you’re getting (up to $3,000 on HVAC systems).
Select Home Warranty has a solid customer experience with a user-friendly website and fast online quote calculator. I like how the online quote calculator immediately generates a quote, so you don’t have to waste time waiting for a customer service agent to call you with your estimate like you do with Elite Home Warranty. Their plans are neatly organized with a clear breakdown of what each plan offers, and their pricing is transparent, creating an overall positive experience.
With 12 years of experience in the industry, Select Home Warranty has a solid B rating from the Better Business Bureau and a 3.8-star rating from Trustpilot. Positive reviews were excited about Select’s professional customer service, budget-friendly pricing, and easy claims process. On the other hand, I’m concerned about negative reviews sharing that Select didn’t follow through with their HVAC coverage claims. This is a huge expense and one of the primary reasons that many landlords want home warranty coverage, so this could be an issue. However, I would take these negative reviews with a grain of salt because we don’t know the whole context.
| Rating Site | Rating | Number of Reviews |
| BBB | B/1.38 | 2,112 |
| Trustpilot | 3.8 | 4,827 |
| Yelp | 1.0 | 9 |
Editor’s Note: The ratings provided were accurate at the time of writing.
Select has a pretty average claims process where you can submit claims over the online portal or the phone. You’ll wait around 48 hours on average after submitting a non-emergency claim, which is a little slower than the industry standard.
Select Home Warranty provides coverage in all 50 states and the District of Columbia. This perfect nationwide coverage and positive reviews throughout the country showcase this provider’s steadfastness.
Elite Home Warranty
4.3
Our Rating
If you have premium appliances and systems, Elite Home Warranty has the best coverage I’ve personally seen in the industry. With up to $6,000 in appliance coverage and up to $10,000 in-home systems, this is enough to replace nearly any appliance or system, including more premium appliances. This is about two to three times higher than what most providers offer (usually in the $2,000 to $3,000 range). I love these coverage caps for anyone with luxury appliances or anyone wanting ultimate peace of mind.
Elite doesn’t include commercial-grade appliances in their policies, so if your rental property has these, you’ll want to skip this provider. Another con is that Elite Home Warranty has a low liability for repairs, parts, or replacement if you don’t properly maintain them. This policy varies by state. For example, in North Carolina, the limit is $500, which is a fourth of the $2,000 usually offered in coverage for a cooktop. While the lack of maintenance exclusion isn’t uncommon, it’s still a frustrating exclusion landlords should know.
This BBB-accredited provider offers outstanding customer service with high ratings on three major third-party review websites, building my faith in this provider’s customer service. I’m incredibly impressed with their above-average coverage limits, which are two to three times what the average provider offers in the industry. If you have premium appliances, I’d definitely recommend looking into this provider and their add-ons for premium appliances to reach the maximum coverage limits of up to $6,000 for appliances and up to $10,000 for home systems.
However, you’ll want to carefully read Elite’s policies because some of their exclusions, like lack of maintenance and commercial-grade appliances, might be a dealbreaker for you. On top of this, Elite doesn’t include emergency services as part of their plan. You must pay an added fee of $150 if you want service after business hours. While this isn’t ideal, it’s not a dealbreaker for me as long as you don’t have commercial-grade appliances.
Elite Home Warranty stands out for their above-average coverage limits, with as much as $6,000 for appliances and $10,000 for systems, which is beyond anything I’ve seen before. Now, you do need to opt for an additional premium appliance or system add-on to achieve these higher caps, but it’s still unusual for the industry. It’s worth taking advantage of if you have luxe appliances and want the most peace of mind since premium appliances cost more to repair and replace. I’d personally choose the Elite Complete plan as it covers both appliances and systems and only costs $10 to $15 more than the basic appliance plan when I received quotes.
The following table doesn’t factor in available discounts to the monthly costs.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Elite Appliance | $44.99 | $100 | $150 sign-up, first month free, 30-day free trial (phone) |
| Elite Systems | $49.99 | $100 | $150 sign-up, first month free, 30-day free trial (phone) |
| Elite Complete | $59.99 | $100 | $150 sign-up, first month free, 30-day free trial (phone) |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Santa Fe, NM. The cost data presented was accurate at the time of writing.
Available Add-Ons
If your rental property has many unique or premium features, like premium appliances, freestanding freezers, guest houses, or freestanding spa equipment, Elite Home Warranty provides a huge number of options that few providers other than Liberty Home Guard offer. You may especially like the HVAC annual maintenance, which helps maintain your HVAC system longer with routine service, cleaning and tune-up services, cleaning air filters, adjusting thermostat settings, checking and tightening electrical connections, and much more. Note that Elite’s add-on pricing is annual:
- Attic exhaust fan: $69.99/year
- Central vacuum: $49.00/year
- Effluent pump: $99.99/year
- Ejector pump: $99.99/year
- Freestanding freezer: $59.99/year
- Freestanding ice maker: $59.99/year
- Freestanding spa equipment: $119.99/year
- Generator: $99.99/year
- Geothermal heating and cooling system: $299.99/year
- Grinder pump: $99.99/year
- Guest house: $299.99/year
- HVAC annual maintenance: $299.99/year
- Jetted/hot tub: $99.99/year
- Lawn sprinkler system: $99.99/year
- Lift pump: $99.99/year
- Limited roof leak repair: $99.99/year
- Pool & spa equipment: $199.99/year
- Pool equipment: $149.99/year
- Premium appliances: $249.99/year
- Premium benefits: $199.99/year
- Premium systems: $299.99/year
- Premium systems Plus: $499.99/year
- Septic system: $129.99/year
- Service lines: $349.99/year
- Sump pump: $99.99/year
- Swamp cooler: $149.99/year
- Water filtration system: $99.99/year
- Water softener: $99.99/year
- Well pump: $99.99/year
- Wine cooler: $69.99/year
Exclusions
Elite Home Warranty has standard exclusions, other than the commercial-grade appliance exclusion, which may be a dealbreaker depending on your rental property.
- Natural disaster-related damages
- Acts of God
- Commercial-grade appliances
- Units in a rental property (i.e. apartments)
- Cosmetic damage
- A lack of maintenance
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Elite Home Warranty offers competitive prices but tends to be on the more expensive side. However, you’re receiving outstanding value of up to $6,000 on appliances and up to $10,000 on systems like your electrical and HVAC system. However, additional fees are a concern. Elite charges an additional $150 service fee on top of your regular service fee for emergency visits or repairs to some professional-grade appliances, which makes this fee anywhere from $220 to $275 per service visit compared to the normal $70, $100, or $125 service fee. This can quickly add up if your rental property has premium appliances or needs many emergency repairs.
Elite Home Warranty has an exceptionally educational experience with its website, which shares lots of in-depth information about each item’s coverage so you completely understand your policy. When speaking with Elite customer service agents, I found them to be especially helpful, knowledgeable, and not pushy in the slightest, which made the experience more enjoyable for an introvert like myself. A downside to Elite’s customer experience is their lack of follow-through. I was communicating with an agent through text message and never heard back from them when I texted an additional question, which was disappointing.
While Elite Home Warranty only has four years of experience in the industry, they are an accredited business with an A+ rating from the Better Business Bureau and an outstanding 4.7-star rating from Trustpilot. These are practically unmatched ratings in the home warranty industry, with only Liberty Home Guard matching these high scores among the providers in this guide. Negative reviews were so few and far between that I couldn’t summarize them well, but positive reviews share great experiences with customer service reps and satisfaction with the high coverage limits.
| Rating Site | Rating | Number of Reviews |
| BBB | A+/4.97 | 371 |
| Trustpilot | 4.7 | 65 |
| Yelp | 4.8 | 4 |
Editor’s Note: The ratings provided were accurate at the time of writing.
Elite has a lower score for their claims process because they lack emergency services unless you pay an extra $150 fee on top of your standard service fee, which ranges from $70, $100, or $125. Many providers, like Liberty Home Guard, include this in your plan, so you’re not charged extra for emergency situations like your tenant’s HVAC breaking down during a heat wave. While not a dealbreaker for me, this extra fee is something that you want to factor into your budget. Otherwise, Elite has a standard claim response time of 24 to 48 hours during business hours.
Elite Home Warranty provides coverage to all states except California, Wisconsin, and Texas. Our team has given Elite a perfect score in this category for their nearly perfect availability and consistently positive reviews nationwide.
Calculate the Cost of Rental Property Home Warranty
Estimate how much your rental property home warranty will cost each year based on the monthly premium, service fee, and estimated service visits per year.
| Appliance | Average Repair Cost | Average Replacement Cost |
|---|---|---|
| Dehumidifier | $50–$200 | $1,300–$2,800 |
| Microwave | $50–$400 | $60–$2,000 |
| Dishwasher | $50–$500 | $400–$3,000 |
| Exhaust Fans | $16–$300 | $250–$950 |
| Electric Range | $100–$500 | $230–$3,000 |
| Gas Range | $100–$500 | $230–$3,000 |
| Dryer | $100–$400 | $450–$2,300 |
| Oven | $100–$430 | $400–$3,000 |
| Washer | $50–$450 | $400–$2,300 |
| Freezer | $90–$500 | $160–$2,900 |
| Refrigerator | $40–$350 | $200–$5,000 |
Frequently Asked Questions
Do You Need a Home Warranty for a Rental Property?
Yes, most rental property owners need a home warranty for rental properties to protect themselves financially when a home system or appliance suddenly fails. You don’t want to risk angering your tenants with slow repairs, so protect yourself financially by finding a home warranty provider that can send emergency repair services over quickly.
How Much Does a Home Warranty Cost for Rental Property?
The average cost of a home warranty for rental properties is $64 per month, based on my secret shopping for a two-bedroom rental property in Santa Fe, New Mexico. However, the cost of a home warranty varies significantly based on location, coverage, the company, and much more.
How Can You Save Money When Shopping for Home Warranties for Rental Property?
You can save money when shopping for home warranties for rental properties by looking for available discounts, like paying annually, sign-up discounts, or price matching. I recommend calling customer service directly, as you can almost always get a better price simply by asking about discounts.
Is a Home Warranty Worth It for Rental Property?
A home warranty is worth it for rental properties because it protects the landlord financially and helps you secure emergency repair services for your tenants faster. A home warranty is worth it for most landlords unless your appliances are currently covered by manufacturer warranties.
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