Best Home Warranty Companies in NJ (September 2022)

A New Jersey home warranty is a renewable service contract that protects homeowners from the cost of repairing or replacing their essential appliances and systems. No matter the provider you sign up with, home warranties will only cover breakdowns caused by normal wear and tear.

We surveyed homeowners across the state of New Jersey and used that data to create a rating system in order to rank the best home warranty companies in the Garden State.

Top 6 Best Home Warranty Companies in New Jersey (2022)

1. Choice Home Warranty: Best Overall
2. Select Home Warranty: Most Cost-Effective
3. American Home Shield: Best Customizable Plans
4. The Home Service Club: Fastest Service
5. Liberty Home Guard: Most Trustworthy
6. Cinch Home Services: Best Workmanship Guarantee

Compare the Best Home Warranties in NJ

What to Look for in a New Jersey Home Warranty

• Monthly premiums: According to a House Method nationwide survey, the average cost of a home warranty in New Jersey is around $670 per year. Some leading providers offer major discounts and overall lower plan prices for policyholders who opt to pay annually rather than monthly.
• Customer reviews: The best way to predict what your experience with a home warranty company will be like is through input from current policyholders. Positive review trends like low histories of claim denials and strong customer support channels are signs of a reputable provider.
• Coverage limits: Across the home warranty industry, the average annual coverage limit sits at around $3,072. It’s always a good idea to prioritize providers with higher coverage caps, which minimizes the risk of having to pay anything out of pocket in the event of expensive repairs or replacements.

Choice Home Warranty — Best Overall

• Average Annual Cost: $504-$639.96
• Response Time: Up to 48 hours

Why We Chose Choice Home Warranty

As our top provider pick, House Method scored Choice Home Warranty with 4.9 out of 5 stars and named it the best overall home warranty option in New Jersey. With 14 years in the industry, Choice is widely known for being very easy to work with. It doesn’t matter if your New Jersey home is more than 50 years old, Choice Home Warranty will still accept your application for a home warranty. Choice’s service contracts are straightforward and will allow you to easily see the coverage on your home. In addition, the overall pricing of the plan is quite fair and does not typically deter people from Choice Home Warranty.

Pros and Cons of Choice Home Warranty

Plans and Pricing

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

• Basic Plan ($42 per month): The most cost-effective option from Choice Home Warranty is the Basic Plan, which is Choice’s appliance plan. With the Basic Plan, you get coverage for 13 items, including your plumbing system, ceiling fans, garbage disposal, heating system, cooktop exhaust fans, microwave, dishwasher, ductwork, electrical system, garage door opener, oven, toilet, and water heater.
• Total Plan ($53.33 per month): The Total plan covers all 13 items in the Basic Plan with an additional four items. These items are the clothes washer, dryer, refrigerator, and air conditioner. The Total Plan is just a few extra dollars per month, but the difference in coverage is worth paying for.

Additional Coverage

There are nine total additional coverage options offered by Choice Home Warranty, including:

• Roof leak
• Central vacuum
• Septic tank
• Well pump
• Pool and spa
• Sump pump
• Stand-alone freezer

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 — Most Cost-Effective

• Average Annual Cost: $624-$684
• Response Time: Up to 48 hours

Why We Chose Select Home Warranty

Our runner-up recommendation, we scored Select Home Warranty with 4.8 out of 5 stars and named it the most cost-effective home warranty option on the market. Compared to all other leading providers, Select Home Warranty makes sure that you are getting great value for the cost you pay.

With over ten years in the home warranty industry, Select Home Warranty has maintained a B rating with the BBB. Each plan from Select Home Warranty comes with free roof leak coverage. In addition, the service technicians and repair contractors that you will deal with from Select Home Warranty have been heavily screened and trained to provide the highest quality of workmanship.

Pros and Cons of Select Home Warranty

Plans and Pricing

• Bronze Care ($52 per month): The Bronze Care plan from Select Home Warranty covers seven major appliances, including a refrigerator, built-in microwaves, clothes washers and dryers, ovens, garbage disposals, and cooktops. This is a great starter plan for a first-time homebuyer in New Jersey.
• Gold Care ($52 per month): With the Gold Care plan, there is coverage for six systems; plumbing, air conditioning, heating, water heaters, electrical systems, and ductwork. Gold Care and Bronze Care are the same prices, but Bronze covers appliances and Gold is the systems plan for those who don’t need home protection for appliances.
• Platinum Care ($57 per month): With Platinum Care, homeowners will get 20 covered items, fair coverage caps, and coverage for the roof included for free. The Platinum Care Plan is one of the best values on the home warranty market, the combination of both system and appliance coverage for a fair monthly price is a plan New Jersey homeowners should consider.

Additional Coverage

There are several optional coverages that Select Home Warranty offers as part of its home warranty plans, including:

• Central vacuums
• Lawn sprinkler systems
• Pools
• Spas
• Stand-alone freezers
• Sump pumps
• Well pumps

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 — Best Customizable Plans

• Average Annual Cost: $419.88-$779.88
• Response Time: Up to 48 hours

Why We Chose American Home Shield

House Method scored American Home Shield with 4.7 out 5 stars, nominating it as the most customizable home warranty option in New Jersey. New Jersey homes can be quite unique, and having a home warranty plan that allows you to customize the coverage to the specific needs of your home is a great benefit.

American Home Shield has been in the market for more than 50 years. American Home Shield plans have higher coverage caps and limits than any other plan on the market. This means that if your home has high-end appliances or luxury systems, you will end up with more protection for your home.

Pros and Cons of American Home Shield

Plans and Pricing

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

• ShieldSilver™ ($39.99 per month): The ShieldSilver plan covers 14 home systems, including air conditioning, electrical system, smoke alarms, water heater, doorbells, garage door opener,  heating system, plumbing, and ductwork. For the depth of coverage offered on each of these systems, ShieldSilver is a great value.
• ShieldGold™ ($49.99 per month): The ShieldGold plan covers 23 home systems and appliances, including the coverage from ShieldSilver, plus a clothes washer, dishwasher, clothes dryer, microwave, oven, water dispenser, and refrigerator. With ShieldGold, New Jersey homeowners will get coverage on the most expensive items in the home to repair and replace.
• ShieldPlatinum™ ($64.99  per month): ShieldPlatinum has 27 systems and appliances included as part of the plan. With the ShieldPlatinum plan, there are other benefits like higher or nonexistent coverage caps and even a $1,000 homeowners insurance deductible credit. This is a very thorough home warranty plan for customers to consider.

Additional Coverage

The add-on coverages included as part of the American Home Shield plans include

• Septic system coverage
• Pool
• Spa
• PC
• TV
• Well pump coverage

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 — Quickest Service

• Average Annual Cost: $600-$756
• Response Time: Within 24 hours

Why We Chose The Home Service Club

Our team of home warranty specialists marked The Home Service Club with a 4.6 out of 5 stars. Most of these providers’ points were garnered for having the quicket home warranties service in the industry. When New Jersey homeowners sign up for The Home Service Club, coverage will begin just ten days later. Most home warranty companies require a 30-day waiting period before the start of the plan.

In addition, The Home Service Club does not require homeowners to have an inspection before the start of the policy. This home warranty plan has been on the market for more than 13 years and offers coverage in every state. If you need to transfer your plan from one home to the next, The Home Service Club makes it quick and easy.

Pros and Cons of The Home Service Club

Plans and Pricing

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

• Standard Coverage ($50 per month): With the Standard Coverage plan, there are 18 covered items, including air conditioners, ceiling fans, water leaks, water heater, electrical system, central vacuum, dishwasher, refrigerator, trash compactor, oven, and more. A total of 18 coverages as part of a basic plan is a very fairly priced home warranty plan.
• Comprehensive Coverage ($63.00 per month): Comprehensive Coverage has about fifteen more covered items than Standard Coverage. These additional items include gas leaks, ductwork, sump pump, pest control, doorbells, plumbing stoppages, attic fans, whole house exhaust, and more. Some of the comprehensive coverages may seem more minor than the large systems and appliances covered under standard, but coverage on something like ductwork and plumbing stoppages can help save you a lot of money.

Additional Coverage

The Home Service Club also offers 12 additional or add-on coverages as an addition to their home warranty plans. These options include:

• Well pumps
• Service lines
• Plumbing sprinklers
• Spa
• Spa heaters
• Free-standing freezers
• Water softeners

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

For more information, read our The Home Service Club Review. 

Liberty Home Guard — Most Trustworthy

• Average Annual Cost: $779.88 – $899.88
• Response Time: Within 24 hours

Why We Chose Liberty Home Guard

Our research team scored Liberty Home Guard with 4.5 out of 5 stars, titling it the most trustworthy home warranty company in New Jersey. Liberty Home Guard has only been around for two years, yet they have been able to get their BBB rating to an A. This is an impressive feat and something that helps them stand out as the most trustworthy New Jersey home warranty company.

You will quickly notice that Liberty Home Guard has modern systems and communication in place; it is an easy company to work with and will get your home warranty issues handled in a speedy manner. The coverage options from Liberty Home Guard are quite broad, making it a good fit for the homeowner that has a luxury or high-end home.

Pros and Cons of Liberty Home Guard

Plans and Pricing

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

• Appliance Guard ($64.99 per month): The Appliance Guard plan from Liberty Home Guard will cover 11 major appliances, including garage door opener, ceiling fans, cooktop exhaust fan, oven, refrigerator, garbage disposal, dishwasher, microwave, clothes washer, clothes dryer, and refrigerator ice-maker. This is a great starter plan for a New Jersey homeowner that is trying to determine the value of a home warranty plan.
• Systems Guard ($69.99 per month): With Systems Guard, there are nine systems included. These systems are the electrical system, air conditioner, bath exhaust fan, heating system, toilet, ductwork, plumbing and plumbing stoppages, and water heater. The Systems Guard plan is slightly more expensive, but the coverages included have higher costs to fix.
• Total Home Guard ($74.99 per month): The Total Home Guard plan is the complete home protection plan from LHG and the most popular. The Total Home Guard plan covers a total of 20 home systems and appliances. This is the most comprehensive option from Liberty Home Guard and a very popular choice for New Jersey homeowners.

Additional Coverage

Liberty Home Guard plans have the best add-on coverage on the market. Some coverages include:

• Gutter and floor cleaning
• Re-key service
• Lawn sprinklers
• Pest control
• Wine refrigerator
• Exterior power washing
• Pools and spas
• Additional spas
• Saltwater pool
• Lighting fixtures
• Roof leak (limited)
• Septic system pumping
• Electronics
• Water purification systems (RO systems)
• And much more

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.

Cinch Home Services — Best Workmanship Guarantee

• Average Annual Cost: $636
• Response Time: 24-48 hours

Why We Chose Cinch Home Services

We scored Cinch Home Services with 4.4 out of 5 stars and dubbed it the best workmanship guarantee in a home warranty. Compared to the industry-average workmanship warranty of 90 days, Cinch backs all repairs and repairs for double that — 180 days. In other words, should you experience any recurring issues with your appliances or systems post-repair, Cinch will automatically assume the deductible and repeat service costs to revisit the breakdown.

Cinch Home Warranty is among the oldest providers on the home warranty market, boasting over 40 years of industry experience. Cinch also stands out from its competitors for its willingness to cover damage caused by rust, corrosion, and undetected pre-existing conditions.

Pros and Cons of Cinch Home Services

Additional Coverage

• Pool and Spa (includes chlorine or saltwater)
• Freestanding Freezer
• Septic Tank and Septic System
• Well Pump
• Premier Upgrade Package (covers a maximum of two claims, up to $1,000 each, for additional expenses typically excluded by home warranty providers such as haul-away services, permits, code upgrades, etc

For more information about CHS, read our full Cinch Home Services review. 

To get a free quote from Cinch Home Services, fill out this form or call 833-743-1056.

Local Home Warranty Companies in New Jersey

How Much Does a Home Warranty in New Jersey Cost?

A home warranty costs between $45 and $65 a month. The average annual costs will be from $480 to $780 a year. New Jersey homeowners must consider three important things when choosing a plan: monthly fees, coverage caps, and service fees. All home warranty providers have service fees that will range from $60 to $150, with an average of around $85. Coverage caps can be as low as $100 and as high as $6000. You will want coverage caps around $2000 for average home appliances and systems most of the time.

Compare the Best Home Warranty Companies in New Jersey

Final Thoughts

Hopefully, you feel that a New Jersey home warranty is now a bit easier to choose. There are so many great things about each of these five companies that you really can’t go wrong. However, Choice Home Warranty stands out as the best overall option on the market. With the simplicity of the plans, the number of years in the industry, and the easy sign-up process, the Choice Home Warranty plan gets you the coverage and support that you need for your home. It is smart to get a few quotes for these home warranty plans and ensure that you are getting the exact coverage that you need for your New Jersey home.

How to Choose the Best Home Warranty in New Jersey

Now that you have a list of the top five home warranties in the state of New Jersey, it’s time to start narrowing things down to get you the exact plan for your home. When comparing one home warranty company to another, try to look at coverage choices, service fees, and customer reviews.

Coverage Choices

Each home is different. Some may have two refrigerators, and others may not have any laundry room appliances. Take a look at the areas of your home that need coverage the most, and choose a home warranty plan that can deliver exactly what you need as part of one of their plan choices.

Service Fees

The service fees associated with the New Jersey home warranties will help determine the overall affordability of the plan. In addition to comparing service fees, make sure to consider the workmanship guarantee.

Customer Reviews

Customers typically only review a company when they have a great experience or a terrible one. Reading through some customer reviews can give you a better idea of how the company is once you have become one of its customers.

The above criteria are crucial to consider no matter where you live, but there are some additional considerations you should make that are specific to the New Jersey area.

First, you’ll very likely want a home warranty plan that includes coverage for your heating system. New Jersey residents contend with average monthly temperatures below 50 degrees for most of the year. As such, your heating equipment will be under constant stress to perform, which puts it at a greater risk of breaking down.

Second, roof leak protection is a common requirement among most New Jersey homeowners, as the state experiences well above the average annual rainfall. Excessive precipitation can increase the likelihood of leaking, which means warranties that cover roof damage are more valuable in NJ than in many other states.

Finally, the relative humidity tends to be quite high in New Jersey year-round. High humidity levels put added strain on your heating equipment and your refrigerator, which can put them at greater risk of damage. Most New Jersey residents choose home warranties that cover both heating equipment and refrigerators or freezers.

What is a Home Warranty?

A home warranty is a protection plan for your home systems and appliances. New Jersey homeowners typically have a budget that they like to stick to every month, and a home appliance or system repair can throw off the budget. Home warranty plans start about 30 days after the first payment is made, and they generally renew on a one-year basis. Most home warranty companies will start your coverage with no home inspection, as long as there are no pre-existing conditions.

Home warranties typically require an annual fee, and each claim you make through your home warranty will also require a service call fee, which averages around $85. It’s important to note that most home warranties have coverage caps, which is the maximum amount of home repairs or replacements they will cover before cutting off assistance.

Home Warranty vs. Homeowners Insurance

Many homeowners compare home warranties and home insurance policies because they both offer protection for your home. However, there are a few significant differences to note between the two.

First, homeowners insurance is a general policy that covers your entire home. Most of the time, a large amount of damage needs to be done before the policy will kick in. On the other hand, a home warranty covers individual systems and appliances. It’s not a general policy, so claims can be made much more often.

Second, homeowners insurance usually only applies in the case of a natural disaster or catastrophe. For example, it will cover damages caused by earthquakes, floods, and fires, but it won’t cover less severe issues. Home warranty coverage kicks in and pays for repairs and replacement in much less severe conditions, like when something breaks down due to old age or excess strain.

Finally, the amount you pay out of pocket when you need a repair or replacement differs greatly between home insurance and home warranties. Homeowners insurance policies often have a deductible in the thousands of dollars, which means you’ll pay quite a lot before the coverage takes over. For a home warranty, you pay a service fee, which averages around $85, and the rest of the cost is typically covered by the policy.

How Does a Home Warranty in New Jersey Work?

When your home warranty is in place, you can simply file a claim when you need to use it. Most modern home warranty companies have an online portal system that allows you to submit the details of your request and check on the progress. The home warranty company will assign your issue to a local repair person or contractor. Homeowners will pay a service fee to have the issue looked at and repaired. Most service fees are between $60 and $150, and they should be the only out-of-pocket expenses for a homeowner with a home warranty.

The process is broken down and simplified below:

• Identify an issue in your home that is covered by your warranty
• File a claim and request service
• Wait for your service technician to arrive and correct the issue
• Pay your service fee

What does a Home Warranty Cover?

Home warranty coverage varies among service providers and plans. Most plans offer protection for appliances or home systems, and some comprehensive plans cover both. Additionally, most providers offer add-on coverages that aren’t categorized into these two groups.

Some appliances typically included in a home warranty plan include a refrigerator, microwave, dishwasher, dryer, oven, stovetop, and more. System coverage from a home warranty plan can include heating, air conditioning, plumbing, plumbing stoppages, electrical, water heater, sump pump, ductwork, and more. Add-on coverages will include pool, spa, limited roof leak repair, sprinkler systems, sewer line, pest control, septic system, smoke detectors, and many others. Not all homes need add-on coverage, but these will increase the price of your home warranty policy.

It’s important to note that some coverage options have exclusions, like liners or jets for pool warranties. Make sure you check your service contract to confirm what is included in your coverage plan.

What is Not Covered by a Home Warranty?

Home warranty plans are specifically meant to cover normal wear and tear. If you accidentally rip the handle from your microwave, it won’t be covered. In addition, issues related to cosmetic repair, lack of proper maintenance, natural disasters, or pre-existing conditions are also not covered. If you check the fine print of your home warranty policy, it is easy to see what is covered and what is not covered.

Biggest Complaints about Home Warranty Companies in New Jersey

The majority of homeowners in New Jersey who get home warranties are pleased with the coverage they receive. However, we do see some complaints more frequently about specific issues.

One of the things we see complaints about often in New Jersey is a failure on the provider’s part to provide what the customer believes to be promised coverage. This can occur if a less reputable company tries to deny coverage to save money. You should always choose a reliable and trusted home warranty company to avoid this issue. Another reason for this issue is a lack of understanding about coverage limitations on the customer’s part. Make sure you read your service contract for exclusions so that you understand what is and isn’t covered.

Another issue we see reported frequently by New Jerseyans is unexpected out-of-pocket costs for repairs or replacements for covered items. Most home warranties have coverage caps, and any repair cost above that amount will be your responsibility. You should check your service contract for coverage caps before signing and go into repairs knowing that you could be on the hook for charges if you reach those limits.

Are home warranties worth it?

Home warranties are generally considered a worthwhile investment in New Jersey, and it’s easy to see how they save you money if you consider your out-of-pocket costs with and without one.

For example, the average call to a plumber will total around $325. A typical call to an HVAC tech or an electrician for routine issues will be around $275. If any of these systems need major repairs, you could easily be looking at unexpected charges of over $1,000. Similarly, a routine fridge repair averages around $300, and replacement — in the case of a total breakdown — can top $3,000 in some cases.

If you don’t have a home warranty when dealing with these issues, you’re looking at massive amounts of money out of pocket at unexpected times, which can throw off your budget and limit your ability to save according to your plan. If you do have a home warranty, you’ll instead pay an average of $85 for each issue, which can save you far more than the cost of the plan over time.

For many homeowners, home warranties are worth the investment just for the peace of mind that they won’t be hit with surprise repair charges.

Frequently asked questions about New Jersey home warranties

Below, we’ll answer some of the most common questions we get about home warranties and their overall value in New Jersey.

House Method Home Warranty Ranking Methodology

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

To create this rating system, our team spent hours researching over 60 companies, analyzing 2500+ key data points, getting the thoughts and opinions of 1000+ homeowners, and speaking to home warranty company representatives directly. We also dug into the fine print on each company’s service agreement to ensure no detail was left out.

We developed an objective home warranty review and rating methodology to score each home warranty company based on several criteria. We used a five-point scale with a point index ranging from 0.00 to 1.00. The minimum awardable value is 0.0, whereas 1.00 is the maximum. These numeric points are translated into star ratings, using whole star increments between one and five.

Here is a quick breakdown of our five core scoring categories:

• Coverage (0.4): This category evaluates the scope of protection offered by a home warranty provider. We clearly distinguished between limited or broad coverage to help homeowners identify their own home protection needs. We also factor in claim turnaround times, average waiting period lengths, plan types, annual coverage limits, policy exclusions, etc.
• Cost (0.3): This category considers what home warranty companies charge homeowners monthly, annual, and out-of-pocket. We urge homeowners also to consider the cost-to-value ratio of a home warranty plan.
• Transparency and Trustworthiness (0.15): This category evaluates home warranty providers based on pending or past legal action, hidden fees, lack of information readily available on the website, exclusions, and more. We consider how upfront a company is to its potential policyholders, which says a lot about its products and services.
• Customer Support and Satisfaction (.09): This category evaluates the efficacy of a home warranty company’s effort to provide supportive guidance to inquiring customers and how policyholders are satisfied with the assistance they receive.
• Customization (.06): This category evaluates the ability of homeowners to adjust and choose their policy details, such as pricing variation, optional add-ons, and the number of plans available.