Best Home Warranty Companies in Florida (2022)

With its subtropical temperatures and distinct beaches, Florida is both a coveted vacation destination as well as a desirable place to own a home. But as carefree as Florida living might seem, the constant heat can quickly take a toll on your home’s appliances and systems. A home warranty will help reduce repair and replacement costs for items around your Florida home as they inevitably break down over time.  

From the Everglades just shy of Miami to the sugar-white sand beaches of Key West, the Sunshine State is an especially popular move for those who’ve recently retired. As a tax-free state with a cost of living only 1% higher than the national average, the affordability of Florida homeownership is just another added perk. Still, you’ll need to ensure your home’s key features can beat the heat by protecting yourself with one of the best home warranty companies in FL. 

Florida’s Best Home Warranty Companies 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

Quick Comparison of Home Warranty Providers

Choice Home Warranty

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

Choice Home Warranty (CHW) is the best overall home warranty in Florida. Dedicated to keeping the home warranty process simple, CHW is an excellent option for homeowners of any kind — from first-timers to landlords. Even if you’ve never purchased a home warranty before and are ready to start protecting your home, you’ll have no trouble navigating Choice’s easy-to-understand plan levels and straightforward sign-up process.  Choice Home Warranty has also maintained its spot at the forefront of the home warranty industry by virtue of more than 14 years of industry experience and a B rating from the Better Business Bureau (BBB).  

Pros and Cons

✓ Has a fixed service fee of $80 for all repairs and replacements, which won’t change no matter how large the job is

✓ Policyholders can receive several months of free coverage by purchasing a multi-year plan (i.e., purchasing a three-year plan upfront may include six months of free coverage) 

✓ Customer are matched with a customer service representative as an easy point of contact throughout their entire membership

✓New customers will receive $50 off their premium upon sign-up

X Doesn’t allow customers to customize their standard coverage beyond add-ons

Plans and Pricing

Choice Home Warranty has two primary plans: the Basic Plan and the Total Plan. Choice Home Warranty is unique in that both of its policy options feature combined system and appliance coverage. The pricing of Choice Home Warranty’s plans is lower than the industry average, with the Basic Plan costing just $45 per month. Optional add-on coverage is available for items like pools and spas, roof leak repairs, and more. The required service fee from Choice Home Warranty is $85, which is about average in Florida. 

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

• Basic Plan ($45 per month): The Basic Plan covers 14 items, including plumbing systems, plumbing stoppages, ceiling fans, garbage disposal, heating system, cooktop exhaust fans, built-in microwaves, dishwashers, ductwork, electrical systems, garage door openers, ovens, toilets, and water heaters. Coverage caps with this plan are still as high as $3000 for many covered systems and appliances. 
• Total Plan ($53.33 per month): This comprehensive plan covers all items in the Basic Plan with four additional items, including clothes washers, clothes dryers, refrigerators, and air conditioning units. 

Coverage

You can also add the following riders to your policy for extra coverage:

• Pools and spas
• Central vacuum
• Second refrigerators
• Stand-alone freezers
• Well pumps
• Sump pumps
• Septic systems
• Septic tank pumping
• Limited roof leaks

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 cost-effective
• Average Annual Cost:  $630 – $699.99
• Response Time: Up to 48 hours

Select Home Warranty (SHW) is the most cost-effective option for Florida homeowners. Home warranties are a financial tool designed to help you save money on home-related expenses, so Select ensures that its customers aren’t stretching themselves thin for a policy. SHW has been in the home warranty industry for over a decade and boasts a B rating from the Better Business Bureau (BBB). We most recommend Select for homeowners on a tighter budget or anyone who’d like to maximize their savings. 

Pros and Cons

✓ Free roof leak coverage for all new joiners (a $99 value)

✓ Offers a 30-day money-back guarantee 

✓ New members will receive an extra $150 off their premium plus two bonus months of free coverage (for a limited time only)

X Claims must be filed within three days of the start of the issue

X Coverage limits are slightly lower than competing providers

Plans and Pricing

Select Home Warranty offers three plans for customers in Florida to choose from. The Bronze Care plan is an appliance-only policy designed to cover items like your dishwasher or built-in microwave. Next, the Gold Care plan is SHW’s systems policy which strictly covers major home systems such as your HVAC system or plumbing. The Platinum Care plan is Select’s most comprehensive policy as it includes a combination of important systems and appliances. 

We recommend the Platinum Care plan to our readers as it provides robust home protection for just $4 more per month than the Bronze Care plan. No matter the plan level you choose, Select only charges $60 for its service fee — one of the lowest you’ll find across leading providers. 

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

• Bronze Care ($58 per month): The Bronze Care plan covers eight major appliances, including refrigerators, built-in microwaves, dishwashers, clothes washers and dryers, ovens/stoves, garbage disposals, and cooktops. The Bronze Care plan is a great starter plan for new Florida homeowners. 
• Gold Care ($57.67 per month): The Gold Care plan covers six major systems, including plumbing, air conditioning, heating, hot water heaters, electrical systems, and ductwork. Systems are a bit more expensive to repair, so there are fewer inclusions in this plan level.
• Platinum Care ($62.08 per month): The Platinum Care Plan is the best overall option from Select Home Warranty. Having both system and appliance coverage for this fair of a price is a rare find. This top-tier plan level offers double the coverage for just a few dollars more per month. The Platinum Care Plan is the most popular policy offered by Select for Florida homeowners. 

Coverage

You can also include the following coverage add-ons in your policy for an additional fee:

• Pools and spas
• Septic systems
• Lawn sprinkler systems
• Central vacuum
• Well pumps
• Sump pumps
• Roof leak repair

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: Best customizable plans
• Average Annual Cost: $527.88 – $711.88
• Response Time: Up to 48 hours

American Home Shield (AHS) offers the most customizable home warranty plan in Florida. AHS is often recognized as the founder of the home warranty industry with over 50 years of leadership in the marketplace. AHS gives its customers more room to roam when it comes to personalizing their policies by allowing them to choose one of three service call fee options — $75, $100, or $125. This provider is also a great option for any homebuyer who recently purchased an older home in Florida, as AHS will cover appliances and systems of any age, make, or model. 

Pros and Cons

✓ Covers failures due to improper installation, unknown pre-existing conditions, and lack of proper maintenance

✓ Oldest home warranty provider on the market

✓ Support 24/7 live customer service and claims processing

X Policyholders can’t choose their own technician

X Charges a $75 cancellation fee

Plans and Pricing

American Home Shield is a premium home warranty provider with three plan options for Florida homeowners: ShieldSilver, ShieldGold, and ShieldPlatinum. AHS does have slightly higher premiums than competing providers, but in exchange for extensive freedom to customize. The below monthly price points are based on the $100 service fee. The higher your selected service fee is, the lower your monthly payment. 

American Home Shield offers unlimited systems coverage in all three of its plan levels and a $3,000 annual coverage limit for appliances under ShieldGold coverage. By upgrading to ShieldPlatinum, that annual coverage maximum is increased to $6,000 per appliance.

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

• ShieldSilver ($34.27 per month): ShieldSilver covers 14 home systems, including air conditioning, electrical systems, smoke alarms, water heaters, doorbells, garage door openers, heating systems, plumbing, ductwork, and more. This plan level combines an impressive list of inclusions with unlimited annual coverage for built-in home systems. 
• ShieldGold ($44.27 per month): ShieldGold covers 23 home systems and appliances by integrating all systems features in ShieldSilver plus nine appliances, including refrigerators, range/cooktops, ovens, built-in microwaves, dishwashers, instant hot/cold water dispensers, garbage disposals, clothes washers, and clothes dryers. 
• ShieldPlatinum ($64.27 per month): ShieldPlatinum covers a total of 27 systems and appliances, including all items featured in ShieldGold plus unlimited A/C refrigerant, code violations and permit coverage for new homes, one free annual HVAC tune-up, and up to $1,500 per year in roof leak repairs. ShieldPlatinum is one of the most premier home warranty policies in the industry and a popular pick among Floridians. 

Coverage

You can also add one or more of the following extra coverage items to your base policy:

• Pools and spas
• Roof leak repairs
• Electronic protection plan
• Guest unit coverage (for dwellings up to 750 square feet)
• Septic pumps
• Well pumps

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 Warranty 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 Florida. Since 2008, HSC has garnered an expansive network of over 10,000 licensed repair technicians and service professionals. Above all else, HSC has gained favorability in the home warranty industry for its short 10-day waiting period, and 24-hours claim turnaround time. Most competing home warranty companies require a waiting period of one month before your coverage goes into effect, and it can also take up to 48 hours to process claims.  

Pros and Cons

✓ Offers real estate home warranty coverage designed specifically for homes on the market

✓Guarantees replacements for covered items that can’t be repaired

✓All repairs or replacements arranged by HSC are covered by a 90-day workmanship warranty

X Monthly premiums are slightly higher than the industry average

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

Plans and Pricing

The Home Service Club has two policies for Florida homeowners: the Standard Coverage plan and the Comprehensive Coverage plan. The Standard Coverage plan spans 18 appliances and systems, whereas the Comprehensive Coverage level includes 33 items for just $12 more per month. Like American Home Shield, HSC customers can choose their desired service fee of either $60, $75, or $95. Your monthly or annual premium will vary depending on the service fee you select. 

Here’s a detailed look at HSC’s coverage: 

• Standard Coverage Plan ($50 per month): The Standard Coverage plan is the most basic option offered by The Home Service Club. 18 appliances and systems are covered under this level, including air conditioners, ceiling fans, hot water heaters, electrical systems, central vacuum, dishwashers, refrigerators, trash compactors, ovens, etc. Annual coverage caps will vary by item, not by plan. 
• Comprehensive Coverage  Plan ($62.90 per month): The Comprehensive Coverage Plan is essentially a VIP version of the Standard Coverage level but maximizes coverage by about 13 items. These added features include gas leaks, ductwork, sump pumps, pest control, plumbing stoppages, attic fans, hot/cold water dispensers, jetted bathtubs, alarm wiring, telephone wiring, smoke detectors, doorbells, and hot water pumps. 

Coverage

You can also add several optional coverage riders to your standard HSC plan, including:

• Pools and spas
• Water softeners
• Jetted bathtubs
• Roof leak repairs
• Sprinkler system lines
• Well pumps
• Sump pumps
• Sewage ejectors pumps
• Refrigerator built-in units with dual compressors
• Stand-alone freezers
• Utilities and home service line package (exterior gas lines, water lines, sewer lines, and lawn sprinkler systems)

To get a free quote from Home Service Club, fill out this online form.

For more information, read our The 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 provider in Florida. Despite having only five years of industry experience, LHG is the only leading home warranty provider with an A rating from the Better Business Bureau (BBB). Liberty Home Guard also has around-the-clock customer service and a 90-day workmanship warranty on all repairs performed by any of their 10,000 in-network technicians. And based on verified customer reviews from current policyholders, LHG has proven itself to be a company that always works in the customer’s best interest. 

Pros and Cons

✓ Base plans start as low as $1 per day

✓ Promises to have a technician dispatched to your property within 24-48 hours of receiving your claim 

✓ New joiners will receive $200 off of their premium plus one month of complimentary coverage and free rook leak protection

X Premiums are slightly higher than competing home warranty providers

X Doesn’t allow customers to choose their technician

Plans and Pricing

There are three base plans available from Liberty Home Guard: Appliance Guard, Systems Guard, and Total Home Guard. Whereas Appliance Guard is an appliance-only plan and Systems Guard is a systems-only policy, Total Home Guard is a comprehensive home protection package that combines both for $5 more per month. For added coverage, LHG offers an exhaustive list of  41+ optional policy add-ons with several unique services like carpet cleaning and TV mounting, which you won’t find coverage for elsewhere. Liberty Home Guard charges a fair service fee of $75 flat for all its plan levels, which is slightly below the industry average. 

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

• Appliance Guard ($70 per month): 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 looking to feel out a home warranty policy before going all in. 
• Systems Guard ($74.99 per month): Systems Guard covers 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 ($79.99 per month): 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 Florida homeowners.

Coverage

You can add any of the following 41+ optional coverage riders available through LHG to your main policy:

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

Home Warranties in Florida Cities

Use the list below to find the best home warranty providers in Florida specific to your city:

• Miami, FL
• Jacksonville, FL
• Tampa, FL
• Orlando, FL
• St. Petersburg, FL
• Apopka, FL
• Homestead, FL
• Poinciana, FL
• Bradenton, FL
• Palm Coast, FL

How Much Does a Home Warranty in Florida Cost?

The average price for a home warranty in Florida is typically between $45 and $65 a month or $480 and $780 per year. Florida homeowners will find that it only takes the cost of one or two repairs paid out-of-pocket to justify the entire cost of a year’s worth of home warranty coverage. 

Aside from your monthly or annual premium, you’ll also be liable for a service call fee each time a technician is dispatched to your property for a new service request. Much like a deductible, this fee usually ranges from $60 to $125 and covers labor costs and any travel expenses incurred by your contractor. 

Most home warranty companies also offer coverage add-ons for items that aren’t traditionally included in your main home warranty contract, like roof repairs or lawn sprinkler tune-ups. Each of these extra services usually start at around $3 per month and increase depending on the scope of the job. 

Compare the Best Home Warranty Companies in Florida

Final Thoughts

Air conditioning units, whole-house ductwork, and ceiling fans are just a few of the many items Floridians need to keep at the top of their routine maintenance checklist, especially during the summer months. Yet even with regular tune-ups, any appliance or system can hiccup or fail without notice. With a home warranty in your back pocket, you’ll save thousands of dollars on repair costs and have a professional, pre-screened service technician en route just hours after your claim is filed. 

All in all, we recommend Choice Home Warranty to both first-time and seasoned homeowners residing in Florida. With two base plans that offer combined coverage, you’ll be getting the most out of your policy even if you sign up for the lower level policy. New joiners will also get an additional $50 off their premium plus one month of free coverage when they opt to pay annually for a limited time. 

How to Choose the Best Home Warranty in Florida

Though we’ve only featured elite home warranty providers in this guide, not all five will necessarily be an automatic fit for your home and coverage needs. As you continue comparing different companies, consider the following pointers in order to find the most compatible Florida home warranty for you:

• Find out the policy limits: Each appliance or system is only covered up to a certain amount of money per year. Some policy limits are around $500, and others can be over $3000; the higher policy limits help increase the plan’s value.
• Check for exclusions: Not all repairs are covered by a home warranty in FL. If something were broken because of lack of maintenance or foul play on the homeowner’s part, it wouldn’t be covered. Make sure to look at the exclusions that a company lists.
• Beware of high service fees: Service fees are what you will pay for when you have a system or appliance break down. Most service fees range from $60 to $125. You must be able to afford these service fees on top of the monthly payments.
• Compare the Best Home Warranty Companies in Florida: Compare and contrast all the key coverages, industry experience, online ratings, and more for each home warranty provider. We recommend getting a quote from at least three providers before choosing a policy.

What is a Home Warranty?

A home warranty is a service contract that agrees to cover necessary repairs and replacements for your home’s essential systems and appliances as they break down due to normal wear and tear, all for a set monthly or yearly payment.

Most home warranty providers cover a similar spread of standard inclusions but still read any service provider’s sample policy closely to ensure you’re not missing out on coverage that you assumed was included. Customers who wish to take their home warranty plan one step further can usually add several coverage riders to their policy at an additional cost.

Though home warranties are a home protection product, they don’t cover the same damages as home insurance. Likewise, a home warranty is an entirely optional agreement, whereas homeowner’s insurance is typically required for any Floridians with a mortgage. 

Home Warranty vs. Homeowners Insurance

Though home warranties are a home protection product, they don’t cover the same damages as home insurance. A Florida home warranty is designed to help homeowners access inexpensive and instant servicing for the age-related deterioration of certain household appliances and systems. On the other hand, home insurance is meant to protect your house and other personal assets from more catastrophic events like hurricanes, tornadoes, flooding, and even theft. 

It’s important to understand that the two different areas of coverage offered by a home warranty and a homeowner’s insurance policy will never overlap. In other words, your home warranty plan won’t cover you for roof repair if a tree falls on your home, but home insurance will. Likewise, home insurance won’t assume the $3,000 bill for an HVAC repair, but your home warranty will. 

A home warranty is also an entirely optional agreement, purchased voluntarily by the homeowner Lenders typically require homeowner’s insurance for any Floridians with a mortgage. 

How Does a Home Warranty in Florida Work?

Using your home warranty benefits to cover your Florida home works no differently than if you lived in any other state. Here’s an overview of how the process works so you have a general understanding of what to do when it comes time to request service for your home: 

• Open a claim: To initiate a service request, you’ll need to alert your home warranty provider of the issue by filing an official claim. This can often be done through a customer service representative over the phone or via your online customer portal. Your claim will be approved or denied for coverage within 24-48 hours. 

• Initial diagnostic appointment: Before an actual fix can be made, your provider will dispatch a technician to assess the issue in person. You’ll need to have the service call fee as disclosed in your contract on hand for this appointment. After the diagnosis is complete, the technician will report back to your provider with a ballpark estimate for the job.

• Repair or replacement: Shortly after the first home visit, a technician will be dispatched to perform the actual repair work. You won’t be responsible for further payments aside from any related costs exceeding your provider’s annual coverage limit. 

What Does a Home Warranty Cover?

Though most leading providers offer similar standard inclusions, they’re certainly not identical. Still, the vast majority of companies will generally cover the following appliances, systems, and policy extras: 

What is Not Covered by a Home Warranty?

Exclusions vary just as much between providers as their inclusions. Most home warranty companies, however, will not cover the costs of damages related to:

• Known pre-existing conditions
• Improper installation
• Intentional destruction of the item
• Poor maintenance or neglect
• Deterioration caused by rust, corrosion, or sediment
• Mold or mildew remediation
• Any issues caused by pests, vermin, or other invasive wildlife

Biggest Complaints about Home Warranty Companies in Florida

Reducing your chance of a claim denial begins with ensuring you’ve signed up with a credible and financially secure home warranty provider. While they don’t define the industry as a whole, a handful of shoddy companies out there are notorious for slapping down customer claims once they’ve paid their premium. 

Again, instances like that are still far and few between. Among reputable home warranty providers, the most common negative complaint from current customers in Florida seems to surround inadequate technicians. While many home warranty providers only dispatch technicians from their exclusive network of vetted technicians, this doesn’t always guarantee your contractor’s maintenance approach or quality of work.

Technicians are human. To ensure that any potential mistakes won’t result in repeat service call fees, prioritize finding a home warranty provider with a workmanship guarantee. For example, all repairs or replacements approved by Choice Home Warranty are insured for 90 days after the service appointment. Any issues within those first three months will be addressed at no cost to you. 

Are Home Warranties Worth it?

Investing in a home warranty for your home imparts the peace of mind that you won’t owe thousands or have to wait weeks for service when a major system or appliance breaks down on you. Specific to Florida homes, issues like water damage, insufficient drainage, and roof leaks are something you need to anticipate due to the state’s low sea level and heavy wet seasons. 

Though we recommend home warranties for all Floridian homeowners, they’re an excellent idea for investors with vacation rentals in FL. Because home warranties will handle all the clerical work like recruiting and dispatching a technician, the repair process is almost entirely hands-off, which is ideal for landlords who can’t be onsite with the tenant to organize maintenance.

According to Micheal Stimpson, owner and manager of Snowflake Air, in the instances of, say, a broken air conditioning unit, the amount homeowners “would pay directly to an HVAC company would be significantly higher than what they would pay for their home warranty, depending on the type of repair required.”

To put that into perspective, given that the national average for 12 months of home warranty coverage costs $600 and the average cost of HVAC repairs is $347, two annual tune-ups would’ve paid off your home warranty premium with some money left to spare.

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.