Best Home Warranty Companies in California (2022)

From the Bay Area to San Diego and beyond, the best home warranty companies in California offer a generous mix of coverage levels paired with competitively low pricing and top tier customer service. Our stacked review of the following six home warranty providers is guaranteed to match you with the right comprehensive protection plan for your home in the Golden State.

Top 6 Home Warranty Companies in California in 2022

1. Choice Home Warranty: Best Overall
2. Select Home Warranty: Most cost-effective plans
3. American Home Shield: Best customizable plans
4. The Home Service Club: Quickest service
5. Liberty Home Guard: Most trustworthy
6. First American Home Warranty: Best Appliance Coverage

Compare the Best Home Warranties in California

Choice Home Warranty

• Our Take: Our Top Choice
• Average Annual Cost: $560 – $660
• Response Time: Up to 48 hours

Out of all six companies featured in this review, Choice Home Warranty (CHW) is our top choice for California homeowners. CHW earned its first-place rank and score of 4.9 out of five stars for its prominent industry presence, proactive claim response times, and strong reputation for only working with top-of-the-line service technicians.

Since 2008, Choice Home Warranty has covered more than 1.65 million homes across the U.S.  Though founded in Edison, New Jersey, CHW remains one of the most popular home warranty companies in California* for its best-in-class plan options and lower-than-average pricing.

*All CHW service contracts issued in California, though branded by Choice Home Warranty, are actually oadministered and underwritten by Home Service Club of California, Inc. (HSCCA).

Pros and Cons

✓ Guarantees outreach to local contractors with 4 hours of a submitted claim

✓ 90-day guarantee on all repairs made by a CHW technician

✓ Customers are assigned a designated customer service representative for an easy point of contact throughout their entire membership

✓30-day waiting period can be waived for customers joining with prior home warranty coverage

X Duplexes are not covered in California unless an applicable coverage option is purchased.

Coverage and Plans

Choice Home Warranty has two standard policy options: the Basic Plan and the Total Plan. While both plans offer a mix of coverage for appliances and systems, only the Total Plan includes protection for your air conditioning unit, refrigerator, clothes washer, and dryer. Both plans only differ in price by about $8, so we recommend opting for the more comprehensive option. Still, regardless of plan level, California homeowners will be covered for up to $3,000 in maintenance costs per item, per year. Customers who opt to purchase a plan with a single annual payment rather than monthly payments will receive a free 13th month of coverage.

Here’s a detailed look at Choice Home Warranty’s coverage:

• Basic Plan: The Basic Plan is a simple and affordable option for California homeowners. This plan covers 13 items, including plumbing systems, ceiling fans, garbage disposal, heating systems, cooktop exhaust fans, built-in microwaves, dishwashers, ductwork, electrical systems, garage door openers, ovens, toilets, and hot water heaters.
• Total Plan: The Total Plan covers all 13 items in the Basic Plan plus four more items — clothes washers, clothes dryers, refrigerators, and A/C systems.

For more personalized coverage, Choice also offers nine à la carte coverage riders for an additional fee:

• Pools and spas
• Well pumps
• Sump pumps
• Septic systems
• Septic tank pumping
• Sprinkler systems
• Central vacuum
• Limited roof leak
• Second refrigerators
• Stand-alone freezers and ice-makers
• Trash compactors

Choice Home Warranty Cost

On average, Choice Home Warranty’s plans cost around $51 per month, which sits in flush with the industry average monthly cost of $51.61. Along with their premium, Choice customers will also be responsible for a service call fee of $85 each time a technician is sent out to address a new service request.

Homes over 5,000 square feet may be charged an additional fee. Contract cancellations outside of the first 30 days of coverage will also warrant a $50 administrative fee. Choice doesn’t charge anything for policy transfers.

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.

Select Home Warranty

• Our Take: Most Affordable
• Average Annual Cost: $630 – $699.99
• Response Time: Up to 48 hours

Select Home Warranty (SHW) is one of the most affordable home warranty options available in California. Though SHW’s base plans are priced slightly above average, its low service fee and generous spread of new joiner discounts guarantee substantial savings. Now, for a limited time only, new joiners can receive $150 off of their premium plus two months of complimentary coverage and free roof leak protection. SHW also offers free cancellation within your first 30 days of coverage, just in case.

Pros and Cons

✓ Includes free roof leak repair (a $99 value) over occupied areas of single-family homes

✓ All covered repairs are backed by a three-month workmanship warranty

✓ Service fee is only $60 compared to competing providers that charge up to $125

X Charges a $75 cancellation fee (starting after your first month of coverage)

X Homeowners are required to provide three years worth of maintenance records for their HVAC system and hot water heater in order to be eligible for coverage.

Coverage and Plans

Select Home Warranty has three plans for customers in California to choose from: Bronze Care, Gold Care, or Platinum Care. Bronze Care is an appliance-only plan dedicated to strictly kitchen and laundry appliances. Gold Care is a system-only plan that offers standalone coverage for built-in home systems. Platinum Care, SHW’s most comprehensive coverage option, rolls the Bronze and Gold Care plans into one catch-all policy. Each covered item is limited to a repair allowance of $500-$2,000 per year — a good bit less than the average annual maximum of $3,072 across competing providers.

Here’s a detailed look at Select Home Warranty’s coverage:

• Bronze Care: The Bronze Care plan covers seven major appliances, including refrigerators, built-in microwaves, clothes washers and dryers, ovens, garbage disposals, and cooktops. Many first-time homebuyers in California start with this plan and then upgrade to Platinum Care once they have a solid understanding of their coverage needs.
• Gold Care: The Gold Care plan covers six built-in systems, including plumbing, air conditioning, heating, hot water heaters, electrical, and ductwork.
• Platinum Care: The Platinum Care plan combines all systems and appliances offered in the Bronze and Gold care plans for just $5 more per month. This robust plan level offers the best cost-to-coverage ratio out of Select’s policy options.

Californians with coverage through Select can maximize their plan level with the following optional add-ons:

• Pools and spas (for in-ground set-ups only)
• Limited roof leak (though automatically include, you must manually add this to your cart at sign-up in order to redeem the $0 coverage)
• Well pumps
• Sump pumps
• Septic systems 
• Lawn sprinkler systems
• Central vacuum
• Plumbing and light fixtures
• Second refrigerators and stand-alone freezers
• Built-in ice-makers

Select Home Warranty Cost

Coverage through Select Home Warranty costs an average of $62 dollars per month. Customers who opt to pay annually owe an average of $645 per year. On top of your premium, you’ll also be responsible for $60 each time a new claim is filed. Optional coverage riders range between $3.33 and $8.33 per month, depending on the item.

Though Select does offer a 30-day money-back guarantee, cancellations that occur after that first month will call for a $75 administrative fee and a pro-rated refund at the non-discounted plan cost.

To get a free quote from Select Home Warranty, fill out this online form or call 888-370-3953.

For more information, read our Select Home Warranty Review.

American Home Shield

• Our Take: Most Customizable
• Average Annual Cost: $527.88 – $711.88
• Response Time: Up to 48 hours

American Home Shield (AHS) has the most customizable home warranty plans in California. Founded in 1971, AHS is the oldest standing home warranty company among leading providers and is often hailed as a founding father of the industry itself. American Home Shield maintains a B rating from the Better Business Bureau (BBB) specifically for its flexible coverage options, around-the-clock customer service, and fair pricing. With an AHS policy, California homeowners can shape a home warranty policy to best fit the unique needs of their home.

Pros and Cons

✓ Customers can choose a service fee of $75, $100, or $125, which can be used to control how much they pay per month or per year

✓ AHS covers instances of damage that other providers won’t, like undetectable pre-existing conditions, improper installations, and breakdowns caused by lack of proper maintenance

✓ Includes haul-away services for removing and disposing of defective home appliances and systems

X Charges a $75 cancellation fee

X 9,615 complaints closed in the past 12 months

Coverage and Plans

American Home Shield advertises three different standard home warranty plans:  ShieldSilver, ShieldGold, and ShieldPlatinum. Whereas ShieldSilver is a systems-only option, ShieldGold and ShieldPlatinum offer combined coverage for appliances and systems, just to different degrees. AHS has generously high coverage limits, with most being around $2,500 per item. The service fee required by AHS is also customizable as customers can choose between a payment of $75, $100, or $125. The higher the service fee you select, the lower your main premium will be and vice versa.

Here’s a detailed look at American Home Shield’s coverage:

• ShieldSilver: This plan covers 14 home systems, including air conditioning, electrical systems, smoke alarms, water heaters, doorbells, garage door openers, heating, plumbing, and ductwork. ShieldSilver is the best option for CA homeowners on a budget.
• ShieldGold: ShieldGold is the most basic combo plan offered by AHS, covering both systems and appliances. There are 23 home systems and appliances included in this plan, starting with all systems featured in ShieldSilver plus dishwashers, clothes washers/dryers, built-in microwaves, ovens, refrigerators, roof leak protection, and trash compactors.
• ShieldPlatinum: ShieldPlatinum is the most comprehensive combo home warranty plan available through AHS. This plan includes a mix of 27 built-in systems and appliances. Shield Platinum customers will also benefit from per-item coverage limits of $6,000 as well as one free annual HVAC tune-up, unlimited A/C refrigerant, and $1,500 per year for code violations and permit coverage.

In addition to their standard inclusions, AHS policyholders can also opt to add the following coverage add-ons to their plan:

• Roof leak repairs (automatically included in ShieldPlatinum)
• Electronics protection
• Pools and spas (for in-ground set-ups only)
• Septic pumps
• Well pumps
• Guest units (up to 750 square feet)

American Home Shield Cost

American Home Shield’s home warranty plans cost an average of $43 per month or $569 per year.

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

For more information, read our American Home Shield review.

The Home Service Club

• Our Take: Quickest Service
• Average Annual Cost: $650 – $800
• Response Time: Within 24 hours

The Home Service Club (HSC) offers the quickest home warranty coverage in California. When you sign up for a policy through HSC, your home warranty benefits will be activated just ten days after your plan’s purchase date. Competing providers usually instate a 30-day waiting period for new joiners, but HSC cuts that wait time by more than two weeks. This provider also offers specialty real estate protection plans created specifically for California residents in the process of buying or selling a home.

Pros and Cons

✓ Won’t deny coverage for appliances and systems based on age

✓ 90-day workmanship guarantee on all HSC-sponsored tune-ups and replacements

✓ No initial home inspection or maintenance records are required in order to determine coverage eligibility in California

X Maximum service call fee is $125

X Customer have one day to submit a claim for an appliance or system breakdown

Coverage and Plans

The Home Service Club keeps things simple with just two policies for California homeowners to choose from: the Standard Coverage Plan and the Comprehensive Coverage Plan. The Standard Coverage Plan is HSC’s plain jane option, which covers a total of 18 appliances and systems. For just $13 more per month, the Comprehensive Coverage plan boosts that number of inclusions to 31 and also features a few unique items like pest control, plumbing stoppages, home security systems, and more.

Here’s a detailed look at The Home Service Club’s coverage:

• Standard Coverage: The Standard Coverage plan includes 18 covered appliances and systems such as air conditioning, ceiling fans, water leaks, water heaters, electrical, central vacuum, dishwashers, refrigerators, trash compactors, ovens, and more.
• Comprehensive Coverage: The Comprehensive Coverage Plan covers 31 household items including the 18 in the Standard Coverage Plan plus another 15. These additional items include gas leaks, ductwork, sump pumps, pest control, doorbells, plumbing stoppages, attic fans, whole house exhaust, etc.

HSC customers can also add the following coverage riders to their main policy:

• Pools and spas
• Lawn sprinkler systems
• Roof leak repairs (includes coverage for attached garages)
• Sewage ejector pumps
• Well pumps
• Water softener (for single and twin softener units)
• Jetted bathtubs
• Stand-alone freezers
• Refrigerator built-in units with dual compressors (includes top freezers, bottom freezers, side-by-side fridges, french door units, etc.)

The Home Service Club Cost

HSC policyholders in California pay an average of $57 per month or $725 per year for home warranty coverage. Like American Home Shield, The Home Service Club also offers a customizable service fee of either $60, $75, or $95. Keep in mind that the higher your service fee, the less you’ll pay per month premium-wise and vice versa. Optional coverage add-ons cost between $3.33 and $16.66 per month, depending on the item.

Along with most of its competitors, HSC offers a 30-day money-back guarantee. All cancellations with your first month of coverage will be reimbursed in full. After that initial time frame, any attempt to terminate your contract with result in a $45 administrative fee and a pro-rated refund.

To get a free quote from The Home Service Club  fill out this online form or call 800-842-9334.

For more information, read our Home Service Club Review. 

Liberty Home Guard

• Our Take: Most Trustworthy
• Average Annual Cost: $700 – $799.99
• Response Time: Within 24 hours

Liberty Home Guard (LHG)  is the most trustworthy home warranty in California. It takes a lot to gain the trust of thousands of customers in just four short years on the market. Since its establishment, LHG has continued to impress real customers and other home warranty industry professionals. The company has a strong commitment to customer service and following through on its service contracts. This is the only home warranty company with an A rating from the Better Business Bureau (BBB) and tons of positive customer reviews to back it up. Overall, Liberty Home Guard does a great job covering issues in your home and allowing for a much better experience with your home warranty company.

Pros and Cons

✓ New joiners will receive $200 off their premium plus one month of free bonus coverage and complimentary roof coverage

✓ Only top home warranty company with an A rating from the BBB

✓Customers can cancel their contract at any time with no contract break fees

X Doesn’t allow plan customization

X Doesn’t allow customers to choose their technician

Coverage and Plans

Liberty Home Guard splits its coverage three ways: Appliance Guard, Systems Guard, and Total Home Guard. Appliance Guard is a standalone appliance-only plan whereas Systems Guard solely covers select built-in home systems. Total Home Guard, LHG’s most comprehensive plan level, is a combined variation of both Appliance and Systems Guard. Liberty Home Guard is known for its extensive list of add-on coverage and more notable options than other companies on the market. Liberty Home Guard’s coverage caps are fair, with most being around the $1,500 mark.

Here’s a detailed look at Liberty Home Guard’s coverage:

• Appliance Guard: Appliance Guard plan covers 11 major appliances, including garage door opener, ceiling fans, cooktop exhaust fans, ovens, refrigerators, garbage disposals, dishwashers, built-in microwaves, clothes washers, clothes dryers, and built-in ice-makers. This appliance-only option is a great option for homeowners who are looking to feel out a home warranty policy before going all in.
• Systems Guard: Systems Guard offers coverage for nine essential home systems including air conditioning, bath exhaust fans, ductwork, electrical, heating, plumbing and plumbing stoppages, toilets, and hot water heaters.
• Total Home Guard: Total Home Guard is the only comprehensive plan offered by Liberty Home Guard, covering a mix of 20 home systems and appliances. The Total Home Guard plan provides airtight home protection, and for just a few dollars more per month is the best option for California homeowners.

Liberty Home Guard has the most exhaustive list of optional add-ons compared to any other leading service provider, with optional coverage for:

• Carpet and gutter cleaning
• Central vacuum
• Electronic protection
• Grinder pumps
• Guest unit coverage (up to 750 square feet)
• Gutter cleaning
• Instant hot water dispensers
• Light fixtures
• Limited roof leak repairs (only applies to patching over occupied areas of single-family homes)
• Pest control
• Plumbing fixtures
• Pools and spas (includes chlorine and saltwater set-ups)
• Power washing for exterior flooring (includes driveways, walkways, decks, patios, etc.)
• Pro-series kitchen and laundry appliances (exclusively for professional-grade appliances with luxury features)
• Re-keying (cover re-keys for two lock cylinders per contract term)
• Reverse osmosis filter systems
• Septic system pumping
• Sewage ejector pumps
• Sprinkler systems
• Stand alone freezers, ice-makers, second refrigerators, and wine coolers
• Sump pumps
• TV mounting (for up to 65-inch or 85-inch TVs)
• Water softener
• Well pumps
• Window washing (does not include interior cleaning)

Liberty Home Guard Cost

On average, coverage through Liberty Home Guard costs $75 per month or $750 per year. On top of your premium, you’ll also pay a $75 service fee per each new service request. Should you opt for any plan add-ons, expect to pay an additional $49.99 to $299.99 per year, depending on how many riders you purchase.

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

Read our Liberty Home Guard review for more information.

First American Home Warranty

• Our Take: Best Appliance Coverage
• Average Annual Cost: $420 – $546
• Response Time: 48 hours

If you’re primarily on the market for a home warranty to cover appliances rather than systems, First American Home Warranty (FAHW) is your best bet. Not only is its appliance-only plan more affordable than any other appliance plan on the market, but all covered appliances are protected by an annual allowance of $3,500 per year — one of the highest coverage maximums available industry-wide. Be wary that coverage for A/C systems, typically a priority among California homeowners, is only available with an additional fee as an optional coverage add-on.

Pros and Cons

✓ New joiners will receive $200 off their premium plus one month of free bonus coverage and complimentary roof coverage

✓ Only top home warranty company with an A rating from the BBB

✓Customers can cancel their contract at any time with no contract break fees

X Doesn’t allow plan customization

X Doesn’t allow customers to choose their technician

Coverage and Plans

Here’s a detailed look at First American Home Warranty’s coverage:

• Basic Plan: FAHW’s Basic Plan is an appliance-only plan that includes a total of 12 household appliances, specifically dishwashers, garbage disposals, built-in microwaves, ovens/stoves/cooktops, refrigerators, trash compactors, cold/hot water dispensers, clothes washers, clothes dryers, attic fans, ceiling fans, and cooktop exhaust fans.
• Premier Plan: This more comprehensive plan level wraps all appliances included in the Basic Plan with robust systems coverage for heating, ductwork, plumbing, plumbing stoppages, hot water heaters, electrical, central vacuum, and garage door openers.

First American Home Warranty also has five additional coverage riders for California policyholders to choose from:

• Central air conditioning
• Additional refrigeration
• Pool/spa equipment
• Well pumps
• Septic system/septic tank pumping

First American Home Warranty Cost

Home warranty coverage through First American Home Warranty costs an average of $43 per month or $483 per year. FAHW requires all policyholders, no matter what plan level you select, to pay a $75 service fee per claim — which is still slightly below industry average. Though there is a 30-day money-back guarantee,  all cancellations following your first month of coverage will be met with a $50 termination fee. As far as add-ons go, expect to pay between $84 and $204 per year for extra coverage.

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

For more information, read our First American Home Warranty review.

Find a Local California Home Warranty

California is the third-largest state by area and the most populated state in the U.S., with more than 39 million people. For that reason, we’ve taken a closer look at the availability of the above providers in popular cities across California and curated more granular reviews of each below.

• Los Angeles, CA
• San Jose, CA
• San Diego, CA

How Much Does a Home Warranty in California Cost?

In the state of California, a home warranty costs between $45 and $65 a month, or $480 and $780 per year. California homeowners on the market for a home warranty should pay close attention to coverage breadth, annual limits, and service calls fees as they compare providers. A service call fee will be paid each time a repair is needed. Service call fees range in price from $60 to $125, with the average being around $85.

Coverage caps are the maximum amount that a home warranty policy will payout for a home system or appliance repair, with most falling between $500 and $3000. Higher coverage caps can lower out-of-pocket expenses on your home warranty plan.

Here are a few average home warranty premiums based on property type:

Compare the Best Home Warranty Companies in California

How to Choose the Best Home Warranty in California

These top five choices will give any California homeowner a great base to choose from, but you’ll need to narrow down your decision to just one company. There are some essential features and plan benefits to consider when making your final pick:

• Look into plan pricing: A California home warranty pricing can range from $40 a month to over $80 a month. Make a list of the items you need coverage for and choose a plan that most closely matches those coverages for the best price.
• Consider the company’s reputation: BBB ratings, customer reviews, and word of mouth are great ways to check in on a company’s reputation. The more time in the industry, the easier it is to see the value.
• Beware of low coverage caps: Coverage limits or coverage caps will be issued for each plan item. For some plans, the coverage caps are $500, and for others, they are $3500. If you have newer or high-end appliances and systems, pay attention to these coverage caps.

What is a Home Warranty?

A home warranty is a home protection plan that can help homeowners save money on appliance and system repairs and replacements. Your appliances and home systems make living in a California home comfortable and convenient. When these things break down, it is expensive and a nuisance. Luckily, an affordable repair is just a phone call away with a home warranty. Home warranty coverage will often start without a complete home inspection and typically goes into place about thirty days after making your first payment.

Home Warranty vs. Homeowners Insurance

It’s crucial to recognize that a home warranty plan is not like homeowners insurance in that a home warranty does not cover any damage caused by natural disasters. However, a California homeowners insurance policy will cover any damage from fires, including wildfires. Be aware that many homeowners’ insurance policies do not cover earthquakes or floods, so be sure to check over your homeowner’s insurance policy and home warranty contract before signing to know what is covered.

How Does a Home Warranty in California Work?

Filing a claim with your home warranty company is quite simple. There will either be an online portal system or a direct phone number to call to file your claim with your home warranty company. At this point, you will pay your service call fee for your home warranty. The repair technician will typically come to your home within a 24 to 48-hour period to inspect and complete the repair. Most home warranty repairs are covered by the coverage cap associated with the policy. Service call fees for home warranty customers range from $60 to $150.

What Does a Home Warranty Cover?

Home warranties are designed to help you schedule and finance both routine and emergency repairs and replacements of your major home systems and appliances. Though exact coverage details will vary between providers, most home warranty companies will cover:

What is Not Covered by a Home Warranty?

A California home warranty will only protect against normal wear. If you are experiencing cosmetic issues with appliances or systems or have not properly maintained your home systems and appliances, the home warranty will not cover it. Common exclusions also apply to intentional damage, improper use, cosmetic defects, natural disasters, and pre-existing conditions.

Biggest Complaints about Home Warranty Companies in California

Across a number of verified customer review forums, frustrations around claim denials were the top complaint from home warranty customers in California. Most of these denials seem to involve a misunderstanding of coverage details and filed claims for items not included in the contract.

When signing up for a home warranty, peace of mind is only guaranteed by thoroughly understanding the full scope of the coverage your home warranty offers. While each of the five providers featured in this guide offer easy-to-understand, no-loophole coverage options, we still urge our readers to carefully review their sample policies before signing up. It’s also in your best interest to invest in the most comprehensive plan available under your provider to ensure you’re equipped with the most robust policy possible.

House Method Home Warranty Ranking Methodology

At House Method, transparency and trust are our most important values for the reader. 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. 

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 ensure no detail was left out.

To make the most of our research, we developed an objective rating system to score each home warranty company 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 and service fees compared 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 judged 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 set them apart from the competition.