Looking for the top home warranty for California homeowners? Well, you’re in the right place!
In this California home warranty review, we looked at over 76 home warranty providers, gathered 156 quotes and graded companies across 6 different ranking factors. We then narrowed down our list to the top 7 home warranties in California worth taking a look at. Let’s get into it!
Unlike homeowners insurance, home warranty policies cover service, repairs, and replacement for crucial home systems like HVAC, electrical, and plumbing, and even some major appliances that accumulate wear and tear over time. Instead of paying out of pocket for routine repairs, home warranty policy premiums cover those costs, usually for a one-year term. Of course, the quality and exhaustivity of these plans may vary, so it’s important to choose a company and plan that suits your needs. That’s why we’ve ranked and reviewed over 60 companies using our specific criteria to narrow down the best home warranty companies in California and help you find the best plan for your budget.
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.
Top California Home Warranty Companies
- Liberty Home Guard: Best For Customization
- American Home Shield: Best Coverage Limits
- Choice Home Warranty: Best Claim Acceptance Rate
- Select Home Warranty: Best Overall Value
- First American Home Warranty: Best Appliance Coverage
- 2-10 Home Warranty: Best Workmanship Guarantee
- Cinch Home Services: Best for Preventative Maintenance Benefits
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 |
Disclaimer: The cost data mentioned in this article was sourced from quotes directly from the providers at the time of publishing for a single-family condo in the Koreatown district of Los Angeles using the 90020 area code.
Liberty Home Guard
4.6
Our Rating
When it comes to customization, nobody does it better than Liberty Home Guard (LHG), which is why they’re our top warranty provider in California. Offering an extensive selection of up to 42 add-ons for total home coverage, LHG allows you to tailor your coverage to match your unique needs and get the most out of your warranty plan. With add-on coverage for items like trash compactors, casita guest units, and reverse osmosis water filtration systems, Liberty Home Guard has plenty of rare options that the competition doesn’t offer.
LHG also covers up to two portable window air conditioning units per home, which competitors like First American Home Warranty, American Home Shield, Cinch Home Services, Choice Home Warranty, Select Home Warranty, and AFC Home Club neglect. If you only have window units for air conditioning and want to make sure you’re covered during California’s hot summer months, Liberty Home Guard is the best choice. Although its policies may be a bit pricier than those of other home warranty companies on the market, LHG’s customizable coverage makes it a clear winner for our home warranty recommendations.
Attribute | Liberty Home Guard Score | Average Company Score |
---|---|---|
Plans + Coverage | 100.0 | 81.3 |
Affordability | 88.9 | 83.8 |
Customer Experience | 78.4 | 77.0 |
Company Reputation | 91.4 | 58.6 |
Claims Process | 100.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 92.5 | 76.1 |
Pros & Cons
Pros
- Discounts on appliances
- More optional add-ons than the competition
- Pest control options
Cons
- Monthly premiums are higher than the competition
Liberty Home Guard offers three main coverage options. The Appliance Guard plan covers most basic appliances, like your refrigerator, oven, dishwasher, washer, and dryer. The Systems Guard plan covers the majority of your home’s crucial systems, like air conditioning, heating, plumbing, and electrical. The Total Home Guard plan is a combination of the two previous plans, but it offers a substantial discount. Adding the Total Home Guard plan only adds $5 to the price of the Systems Guard plan, giving you a $55 discount from the cost of both plans put together.
Keep in mind that your systems and appliances will not be covered under your Liberty Home Guard warranty if human error, natural disaster, or lack of maintenance causes any damage. Coverage caps, which are the maximum amount of money your provider will pay to repair or replace a specific item, may also depend on your service contract and the covered item. The Liberty Home Guard customer representative I spoke to on the phone stated that policies purchased online have a service fee deductible of $125. However, policies purchased over the phone have a service fee discount, bringing the deductible price down to $85. Instead of getting a quote online, we recommend calling Liberty Home Guard and speaking to a representative to get the best deals and the most transparency about your policy.
Plan | Monthly Cost | Service Fee |
Appliance Guard | $59.99 | $85 to $125 |
Systems Guard | $64.99 | $85 to $125 |
Total Home Guard | $69.99 | $85 to $125 |
American Home Shield
4.3
Our Rating
American Home Shield (AHS) has been in business for more than 50 years, and its experience makes it one of our top picks for home warranty coverage in California. AHS stands tall among the competition because of its high coverage limits, which also makes it one of the best home warranty companies for HVAC systems. American Home Shield has a $5,000 HVAC coverage limit and a $4,000 appliance coverage limit on its ShieldPlatinum plan, giving customers more security for their higher-end appliances and home systems. Most other home warranty companies only offer $2,000 to $3,000 per covered item, so AHS is perfect for luxury items that cost more than that.
Attribute | American Home Shield Score | Average Company Score |
---|---|---|
Plans + Coverage | 89.6 | 81.3 |
Affordability | 93.3 | 83.8 |
Customer Experience | 83.8 | 77.0 |
Company Reputation | 82.9 | 58.6 |
Claims Process | 84.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 88.0 | 76.1 |
Pros & Cons
Pros
- $5,000 HVAC and $4,000 appliance coverage limit
- Very affordable basic coverage (with promotional deal)
Cons
- No appliance-only plan
American Home Shield offers three plans that start at only $7.49, which is almost unheard of. The ShieldSilver plan only covers major home systems like plumbing and electrical. The ShieldGold plan covers kitchen and laundry appliances in addition to the previous home systems. The ShieldPlatinum plan covers all of the above, as well as roof leak repairs, free HVAC tune-ups, and more. If you’re tight on cash and want minimal protection, I recommend going with the ShieldSilver plan for the best deal. However, if you want the best protection, I recommend purchasing the ShieldPlatinum plan for the highest coverage limits and the most comprehensive plan.
At the time of writing this article, the quote I got from AHS provided a sale price starting at $7.49 a month, but the usual prices start at $29.99 with a service fee of $125. As part of American Home Shield’s quote process, you can choose a service fee of either $125 or $100. Selecting a service fee of $100 raises monthly costs by $10 for each respective plan. The results for a service fee of $125 are below.
Promotional deals may vary based on timing and location, but we recommend you get multiple quotes and ask your representative over the phone if there are any upcoming promotions.
Plan | Monthly Cost | Service Fee |
ShieldSilver | $7.49 | $100 – $125 |
ShieldGold | $27.49 | $100 – $125 |
ShieldPlatinum | $57.49 | $100 – $125 |
Choice Home Warranty
4.3
Our Rating
If ease of filing a claim and getting fast service is important to you, then Choice Home Warranty’s quick response time makes them a top home warranty contender. CHW has a four-hour guarantee stating that after you submit a service request, they’ll reach out to available service providers within just four hours. Additionally, the company has handled more than six million claims, and its 24/7 customer service makes filing a claim possible at any time, 365 days a year.
Attribute | Choice Home Warranty Score | Average Company Score |
---|---|---|
Plans + Coverage | 83.3 | 81.3 |
Affordability | 88.9 | 83.8 |
Customer Experience | 78.4 | 77.0 |
Company Reputation | 85.7 | 58.6 |
Claims Process | 88.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 85.5 | 76.1 |
Pros & Cons
Pros
- Covers both appliances and systems in its base plan
- Flat rate service fees
- Will contact service providers within four hours of service request
Cons
- Charges a $2.50 monthly fee when choosing a monthly premium instead of an annual premium
- Only two plans to choose from
Unlike other home warranty companies, Choice Home Warranty only offers two plans to choose from. However, both plans come at a reasonable price and include decent coverage. The Basic Plan covers essential systems like heating, plumbing, and electrical while also covering some basic appliances like your oven, dishwasher, and garbage disposal. The Total Plan goes above and beyond, covering amenities like your washer and dryer, ductwork, refrigerator, and air conditioning.
Additionally, any item insured under either the Basic Plan or the Total Plan is covered up to $3,000, which is higher than most competitors, especially for basic plans. This high coverage cap ensures that almost all major repairs are covered if something breaks in your home.
During my phone call with the customer representative, I was offered a 15% discount as a new California client. This promotion isn’t advertised, so be sure to call before purchasing to make sure you’re getting the best price. Warranty premiums (excluding the $2.50 monthly surcharge) are listed below.
Plan | Monthly Cost | Service Fee |
Basic Plan | $46.67 | $85 |
Total Plan | $55 | $85 |
Select Home Warranty
4.2
Our Rating
If you’re a budget-conscious buyer and you want the cheapest home warranty company with the best coverage, Select Home Warranty may be the best company for you. SHW makes our list because of its affordable plans, low service rates, and free roof-leak coverage. With plans starting well below the national average cost, Select Home Warranty offers plans for your appliances, home systems, and everything in between. While its coverage limits are quite low, the prices should be fine for homeowners with basic appliances.
Attribute | Select Home Warranty Score | Average Company Score |
---|---|---|
Plans + Coverage | 83.3 | 81.3 |
Affordability | 91.1 | 83.8 |
Customer Experience | 81.1 | 77.0 |
Company Reputation | 82.9 | 58.6 |
Claims Process | 76.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 84.5 | 76.1 |
Pros & Cons
Pros
- Affordable comprehensive coverage
- Multi-year policy discounts
Cons
- Doesn’t cover preexisting conditions
- Low coverage caps
Select Home Warranty’s Gold Care plan covers your home’s major systems, like heating, plumbing, and electrical, while the Bronze Care plan covers appliances like your washer, dryer, oven, and dishwasher. The Platinum Care plan is a combination of the two, covering all your home’s major systems and appliances. Select Home Care also provides free roof leak coverage with all plan options. However, its coverage caps are quite low, with appliances capped at $500 per item and additional coverage items at $400.
The representative I spoke with over the phone claimed that service fees in Los Angeles were typically $100, but as a special over-the-phone promotion, he could reduce them to $75. He also offered to discount the monthly rate for the Platinum Care plan by $5 a month. I advise that you talk to a representative over the phone to score the best deal.
Plan | Monthly Cost | Service Fee |
Bronze Care | $45.67 | $75-$100 |
Gold Care | $45.67 | $75-$100 |
Platinum Care | $50.25 | $75-$100 |
First American Home Warranty
4.3
Our Rating
If you want to make sure that even your high-end appliances are covered, First American Home Warranty is your best bet for a California home warranty. Appliances are some of the most crucial parts of any home, but they’re also the first thing to get overlooked in most home warranty policies. While many companies include home systems coverage limits of up to several thousand dollars, appliance coverage caps usually top out at $500 per appliance. However, First American Home Warranty has some of the highest appliance coverage caps on the market, which is perfect for homeowners who take pride in having top-notch appliances.
Attribute | Liberty Home Guard Score | Average Company Score |
---|---|---|
Plans + Coverage | 89.6 | 81.3 |
Affordability | 93.3 | 83.8 |
Customer Experience | 81.1 | 77.0 |
Company Reputation | 88.6 | 58.6 |
Claims Process | 84.0 | 72.2 |
Availability | 60.0 | 84.8 |
Overall | 86.5 | 76.1 |
Pros & Cons
Pros
- Flexible service fee options
- High coverage limits for appliances
- Coverage for rental and real estate properties
Cons
- Plans with low service fees can get expensive
First American Home Warranty (FAHM) offers several practical plans for a variety of needs. The Starter Plan covers basic home systems like plumbing and electrical while also covering appliances like your dishwasher and oven. The Essential Plan adds coverage for your washer, dryer, water heater, garage door opener, and air conditioning.
However, the Premium Plan is the cream of the crop. It covers everything in the first two plans, as well as luxury appliances, faucets, your entire garage door system, and more. Additionally, FAHM covers up to $3,500 per appliance in its Starter and Essential plans and $7,000 per appliance in its Premium Plan, making it virtually unbeatable for coverage caps.
First American Home Warranty offers service fee options of $75, $100, and $125. Service fee amounts will influence your monthly rate. The monthly rates for policies with all three service fee options are listed below.
Plan | Monthly Cost | Service Fee |
Starter Plan | $57 | $75 |
Essential Plan | $67 | $75 |
Premium Plan | $82 | $75 |
Starter Plan | $47 | $100 |
Essential Plan | $57 | $100 |
Premium Plan | $72 | $100 |
Starter Plan | $42 | $125 |
Essential Plan | $52 | $125 |
Premium Plan | $67 | $125 |
2-10 Home Warranty
4.3
Our Rating
Resolving claims is only half the battle for a home warranty company, so it’s necessary to choose a provider that ensures good workmanship to fix your home systems and appliances. 2-10 Home Warranty has a great network of contractors that are fit to replace or repair all your damages, which makes it one of the best home warranty companies in California. It also has a structural warranty for builders that provides a year of coverage for workmanship, so 2-10 shows the quality of its repairs is just as important as the coverage you have. On top of that, 2-10 has an affordable plan that’s for just kitchen appliances, making it a modest introduction to home warranties for new homeowners.
Attribute | 2-10 Home Warranty Score | Average Company Score |
---|---|---|
Plans + Coverage | 75.0 | 81.3 |
Affordability | 95.6 | 83.8 |
Customer Experience | 83.8 | 77.0 |
Company Reputation | 88.6 | 58.6 |
Claims Process | 84.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 86.0 | 76.1 |
Pros & Cons
Pros
- Affordable kitchen appliance plan
- “Even If” service fee guarantee
Cons
2-10 Home Warranty offers three plans to choose from, the most basic of which starts at a lower price point than most competitors. At only $27 a month, the Simple Kitchen plan is perfect for those who only want to protect a few major appliances. The Complete Home plan goes a little further, adding HVAC, plumbing, and electrical to the coverage. The Pinnacle Home plan adds a washer and dryer to the mix, making it the most comprehensive coverage.
2-10 Home Warranty also offers an “Even If” service fee guarantee, where even if a particular item isn’t covered under your policy and you’ve already called a technician, you can create a claim to have the service fee reimbursed. Service fees also vary based on location, but 2-10 doesn’t disclose them on its website.
Plan | Monthly Cost | Service Fee |
Simply Kitchen | $27 | $65 to $100 |
Complete Home | $47 | $65 to $100 |
Pinnacle Home | $61 | $65 to $100 |
Cinch Home Services
4.1
Our Rating
Cinch Home Services was previously known as Cross Country Home Services and has been in business for more than 40 years, making it one of the most experienced companies in the home warranty business. More than any other company, Cinch stands out for its coverage of preexisting conditions and its 180-day workmanship guarantee. It also provides rust and corrosion coverage, making it easier to maintain your appliances and systems for years to come.
Attribute | Cinch Home Services Score | Average Company Score |
---|---|---|
Plans + Coverage | 66.7 | 81.3 |
Affordability | 86.7 | 83.8 |
Customer Experience | 78.4 | 77.0 |
Company Reputation | 85.7 | 58.6 |
Claims Process | 92.0 | 72.2 |
Availability | 100.0 | 84.8 |
Overall | 81.5 | 76.1 |
Pros & Cons
Pros
- 180-day workmanship guarantee
- Covers unknown preexisting conditions
- Homeowners insurance deductible reimbursement
- Three different service fee options
Cons
- All service fee options are fairly expensive
- No roof leak coverage
Cinch Home Services offers three straightforward plans. The Appliances plan simply covers kitchen and laundry appliances. The Built-in Systems plan covers HVAC, electrical, interior gas, and plumbing systems. The Complete Home plan is a combination of the two previous plans and covers all their appliances and systems. Cinch has a coverage limit of $10,000 worth of claims within a contract year, with some appliances having individual limits of up to $2,000.
Cinch offers service fee options for $100, $125, and $150. Service fee amounts will influence monthly rates. The monthly rates for policies with all three service fee options are listed below.
Plan | Monthly Cost | Service Fee |
Appliances | $40.99 | $100 |
Built-in Systems | $47.99 | $100 |
Complete Home | $56.99 | $100 |
Appliances | $39.32 | $125 |
Built-in Systems | $44.32 | $125 |
Complete Home | $53.32 | $125 |
Appliances | $30.99 | $150 |
Built-in Systems | $35.99 | $150 |
Complete Home | $44.99 | $150 |
FAQs about the California Home Warranties
What Is a Home Warranty and How Does It Work?
Unlike homeowners insurance, your home warranty covers the systems and appliances in your home that need repair or replacement due to normal wear and tear. Some policies cover major home systems like HVAC, electrical, and plumbing, while others focus on your basic appliances like your oven, washer, dryer, and refrigerator. Comprehensive policies include a combination of both systems and appliances. When buying online or over the phone, simply input your address, pick your plan, and sign up for a monthly premium.
With a home warranty, you pay a monthly premium and a per-service fee for each repair. When a repair is needed, you submit a claim to the home warranty provider. They assess your claim and send a technician, who usually completes the repair within 24 to 48 hours. You pay the service fee, and your home warranty provider covers the remaining cost, subject to any coverage limits or exclusions.
What Does a Home Warranty Cover?
Home Warranty policies usually cover the following systems and appliances:
- Air conditioning
- Dishwasher
- Ductwork
- Electrical
- Garbage disposal
- Garage door opener
- Heating
- Oven, range, or cooktop
- Plumbing
- Pool equipment (optional)
- Refrigerator (may exclude ice maker)
- Roof leak coverage (optional)
- Spa equipment (optional)
- Sprinkler systems (optional)
- Water heater
Most home warranty policies typically don’t cover the following:
- Accidental damage
- Cosmetic issues
- Improper installation
- Misuse or neglect
- Natural disasters
- Preexisting conditions
- Secondary damage
- Structural issues
When in doubt about what your home warranty covers, consult your policy details and customer service representative. Policies vary by plan and company, so be sure to research your own policy details before purchasing.
Do You Need a Home Warranty if You Have Homeowners Insurance?
If you want to protect the structure of your home and the systems within it, you need both a home warranty and homeowners insurance. These two types of policies cover different aspects of your home, and in most cases, they’re mutually exclusive. Homeowners insurance covers your home’s structure and pays to repair or replace your belongings in the event of damage from fire, smoke, theft, or environmental factors like inclement weather and storms. On the other hand, home warranties cover major appliances and systems in your home and help pay for repairs or replacements due to normal wear and tear. You could also refer to a home warranty company as a home appliance insurance company if you only use it for your appliances.
Most lenders require you to carry homeowners insurance for the duration of your mortgage, but they don’t often require a home warranty. Both homeowners insurance policies and home warranty policies in the state of California are regulated by the California Department of Insurance.
Is a Home Warranty Worth It in California?
A home warranty is worth it in California if you have a lot of home systems and appliances to maintain or if they may need repairs often. If you don’t have hundreds or thousands of dollars saved to pay out of pocket for repairs, home warranty coverage makes solutions more accessible for a low monthly fee. Premiums can seem expensive, but when comparing the price of a home warranty to the cost of repairs, you can save a lot in the long run. If you don’t have a lot saved up for the worst-case scenario, a home warranty is a more affordable and secure option.
However, it can be difficult to know for sure if home warranties are worth it, depending on your specific circumstances. If your systems and appliances are brand new and won’t need any maintenance for years, you may not need a home warranty. Likewise, if you have extremely expensive appliances ($4,000+), your policy may not cover the entire amount needed to replace them, so a home warranty wouldn’t do you much good. I recommend always reading over a sample contract and painstakingly reviewing your quote before purchasing coverage to ensure that your needs are met.
Do I Need a Home Warranty in California
You aren’t legally required to purchase a home warranty in California for new appliances, regardless of whether you’re buying or selling residential or commercial properties. While home warranties are not mandatory in California, that doesn’t mean they’re not beneficial. You do need a home warranty in California if you want an affordable way to maintain all your major systems and appliances effectively. In order to protect consumers, California law requires home warranties to clearly specify their service fees, which appliances and systems are covered, contract renewal terms, and more.
Although home warranties are technically not the same as an insurance policy, they’re still regulated under the California Department of Insurance and are categorized as home protection contracts.
You may benefit from a home warranty in California due to the extreme weather in the region and the toll it takes on your home systems and appliances. Specifically, HVAC systems are crucial in the Southern California heat, so it makes sense to purchase a home warranty with an air conditioning service add-on to cover your home cooling needs if you live in a particularly hot climate.
How Much Does a Home Warranty Cost in California?
The cost of a home warranty in California can range from $7.49 all the way to $82, but this rate varies depending on your location, service fees, and policy type. If you have optional add-ons, your rate will be higher. If you pick a bare-bones policy, it will be lower. Be sure to weigh all the options and your specific needs before purchasing.
There are a few different factors that can affect how much a home warranty costs, including:
- Property age: Older properties may need more repairs, so a home warranty could be more expensive.
- Location: If you live in an area that has a high cost of living, repairs may be more expensive, which could raise your rate. Additionally, if you live in an area that’s prone to extreme weather conditions, that could increase your rate.
- Provider: Your provider may have a different price point than the competition, so that could affect your rate.
- Coverage: The more system and appliance add-ons you want covered, the more expensive your policy will be.
- Service fees: The combination of your monthly premium and service fees can affect your overall cost. Higher service fees may result in a lower monthly premium but can make your overall cost more expensive if you have a lot of repairs.
Home Warranty Cost Calculator
Our home warranty cost calculator can help you determine the yearly costs associated with your specific home warranty plan. Below, input your estimated monthly premium, service call fee, and the number of claims you anticipate having to calculate your yearly home warranty cost.
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 |
California Home Warranty Regulations
The California Department of Insurance closely regulates home warranty companies in order to protect consumers and maintain order. California has more laws and regulations than most other states when it comes to home protection contracts, and part of that law requires companies to clearly specify the following information:
- “Each of the appliances, systems, and components covered by the contract
- All exclusions and limitations
- The period during which the contract will remain in effect, the protection contract fee, and the renewal terms, if any
- The services to be performed by the company and the terms and conditions of that performance
- The service fee or fees, if any, to be charged for such services
- All limitations respecting the performance of services, including any restrictions as to the time period when or a geographical area within which services may be requested or will be performed
- A statement that services will be performed upon telephonic request to the company, without any requirement that claim forms or applications be filed prior to the rendition of service
- A representation that services will be initiated by or under the direction of the company within 48 hours after a request is made for such services by any person entitled to make such request under the contract, or the agent of such person”
All home warranty companies have to be licensed with the California Department of Insurance, which is good news for consumers because the licensing process is fairly thorough. The full outline of licensing requirements can be found on the department’s website. Generally, companies have to provide financial reports, competency exams, articles of incorporation, and more before they can be licensed. The California Department of Insurance also maintains a record of the licensing status of active home warranty companies in its state, and you can search for your company on its company profile search page.
California Home Warranty News
California recently signed the Right to Repair Act (SB 244), which takes effect on July 1, 2024. This act requires manufacturers to provide owners and independent repair businesses with reasonable access to service information and affordable replacement parts. In effect, this act makes self-repairs or third-party repairs more accessible to the general public, which may, in turn, change the cost margins for home warranty policies. If appliance repairs become more affordable, home warranty coverage may be less beneficial. Likewise, home warranty providers may change their rates to compete with the changing industry prices.
Other Resources for California Homeowners
- Best Solar Companies in California
- California Solar Incentives
- California Solar Panel Cost
- Best Moving Companies in California
Methodology: How We Evaluated California's Top Home Warranty Companies
At Today’s Homeowner, we strive to bring you the most transparent, accurate information for your home improvement projects. Our home warranty company ratings emphasize what matters most to you — whether you’re looking for low-cost coverage, a hassle-free repair process, 24/7 assistance, or all of the above.
Our ratings are based on publicly available information about each company, secret shopping online and over the phone, customer-review analysis, and discussions with real estate professionals and repair contractors.
A company can earn a maximum of 100 points across six categories converted to a five-star scale. We researched more than 60 home warranty providers to develop the following formula:
- Plans and Coverage (24 points): A home warranty provider can score highest in this category if it offers multiple robust plans that cover all basic systems and equipment, as well as optional add-ons. We examine each company's exclusions and limitations to determine the coverage amounts for each item. Companies with coverage limits of $3,000 or more perform best in this category, and bonus points go to companies that cover unusual items such as electronics and leaky roofs.
- Affordability (22.5 points): When evaluating costs, we not only consider monthly plan prices, but we also take into account the cost of add-on coverage, service fees, and whether companies offer free cancellation periods or money-back guarantees. If a provider allows potential customers to view sample contracts before getting a quote, that transparency earns more points in this category.
- Customer Experience (18.5 points): A home warranty company must give its customers ample support when they experience issues. We gauge overall support by looking at customer reviews and conducting homeowner surveys. We also go through the quotes process with each company and take meticulous notes about the friendliness of salespeople, how detailed each quote is, and how often the provider contacts us after giving a quote.
- Company Reputation (17.5 points): In this category, we look at a combination of customer reviews and reputable organizations such as the Better Business Bureau (BBB). We also consider the years of company experience, how satisfied its employees are, and whether it has been hit with any consumer rights violations or lawsuits.
- Claims Process (12.5 points): We score providers highly when they offer short response times, multiple ways to file claims, and around-the-clock availability. Companies can earn bonus points if they have a good reputation for quick and easy claims processing.
- Availability (5 points): Providers that serve more areas can have experience dealing with a wider range of homeowner headaches. A company earns the maximum points in this category if it offers services in most U.S. states.
We monitor company data on an ongoing basis to keep rankings and information up to date.