Best Home Warranty Companies in New Jersey

A home warranty service plan can provide you with the coverage you need when it’s time to repair or replace home systems and appliances and prevent you from paying exorbitant out-of-pocket costs. If you’re looking for a home warranty in New Jersey, keep reading to learn about the top home warranty providers in the state, common home maintenance issues faced by New Jersey homeowners, and important home warranty buying tips. 

New Jersey’s best home warranty companies

Here are a few interesting facts about the state of New Jersey:

• New Jersey is located in the northeastern portion of the United States and is bordered by New York, Delaware, and Pennsylvania.
• With 8,721 square miles (total area), New Jersey is one of the smallest states in the U.S. 
• In 2018, New Jersey had a population of nearly nine million people. It’s one of the most densely populated states in the nation. 
• The state’s nickname is “The Garden State.”
• The state bird is the American goldfinch; adult males are bright yellow with black wings and a black forehead; females are a duller yellow and have olive markings. 
• New Jersey’s state tree is the northern red oak. This tree got its name from its reddish-hued wood and the shade of red the leaves turn in the fall.
• The capital city is Trenton, a key battleground site during the Revolutionary War. 

New Jersey has seven cities that have populations of around 100,000 people or more. Starting with the most populated, they are as follows:

1. Newark—This is the most populous city in New Jersey and is the location of the country’s oldest airfield, Newark Liberty International Airport.
2. Jersey City—From its eastern waterfront, you can see the Statue of Liberty and Ellis Island, as well as the Manhattan skyline.
3. Paterson—In the early 1800s, Paterson, New Jersey, was manufacturing four-fifths of the country’s locomotives and by the 1880s, it was home to a third of the country’s silk factories.
4. Elizabeth—Elizabeth is both the largest city and county seat of Union County in New Jersey. Elizabeth is also home to Princeton University.
5. Lakewood—The town was the site of ironworks that were once owned by Joseph Brick; because of this, Lakewood was called Bricksburg for a short period.
6. Edison—This city is where inventor Thomas Edison built his research lab, Menlo Park. 
7. Woodbridge—This was the oldest township chartered in New Jersey, with King Charles II of England granting the charter on June 1, 1669.

As this information indicates, New Jersey is rich in colonial and early American history, so it isn’t surprising that the state has much older homes than the rest of the country. According to the U.S. Census, 18.2% of homes in the state were built in 1939 or earlier. Older homes often need more maintenance than those that are brand new because they’ve been through decades of wear and tear. That’s where a home warranty can come in and offer the protection you need.

Top home maintenance problems in New Jersey

For year-round comfort, it’s important to keep home systems and appliances running well. Over time, wear and tear naturally leads to the need for home repairs. Home warranty plans can help when the problem goes beyond what a homeowners insurance policy is likely to cover.

Below are a few of the most common home maintenance problems that New Jersey homeowners face:

• Heating and air conditioning breakdown—In the summer, New Jersey can get hot and humid; in the winter, temperatures can plunge into the single digits. Because of this, it’s important to have heating and air conditioning systems performing at their peak year-round. Home warranty plans typically provide coverage for HVAC issues and will cover necessary repairs and replacements.
• Water heater malfunctioning—From taking a relaxing shower to washing your clothes and dishes, hot water is a linchpin of daily activities. To ensure you have hot water throughout the year, it’s recommended that you keep your water heater in good repair. Note: the average lifespan of a water heater is typically eight to 12 years.
• Home appliances aging—Regular use of important systems and appliances will lead to wear and tear; there are home warranty appliance plans that provide coverage when one of these items need to be repaired or replaced. Here are a few estimates for home appliance lifespans:
  • Dishwasher—8 years
  • Dryer—13 years
  • Freezer—10 to 20 years
  • Gas oven—10 to 18 years
  • Electric range—13 to 15 years
  • Gas range—15 to 17 years
  • Refrigerator—9 to 13 years
  • Washing machine—5 to 15 years
• Plumbing system failure—From toilets that aren’t functioning appropriately to pipes that leak, plumbing problems can cause serious issues for a homeowner. Fortunately, most home warranty companies will cover your plumbing system and any plumbing stoppages you face.
• Roof leaks and gutter repairs—A roof leak may seem relatively small, but it can cause significant damage, so it makes sense to address leaks and gutter-related issues before they become a bigger problem. Get home warranty roof coverage here.

Who is eligible for a home warranty in New Jersey?

Not all home warranty service companies are licensed to sell plans in New Jersey, so make sure the one you’re interested in is available in the state. Note: all of the plans we’ve listed in this article are available in New Jersey.

You can get coverage for your single-family home, townhouse, condo, duplex, and even mobile home, although companies may have different fee structures for each type of home. If you’re a landlord, you can also get home warranty coverage for the houses that you rent out.

What is covered under a New Jersey home warranty?

There’s a wide range of home warranty plans available that offer basic and comprehensive coverage. Most companies will have a plan that covers appliances, a plan that covers systems, and a plan that covers a combination of the two. There are some companies, like American Home Shield, that even let you customize your coverage to fit your needs.

Here’s a high-level look at five of the best home warranty companies in New Jersey and what they cover:

American Home Shield

American Home Shield started the home warranty industry nearly 50 years ago. They have four main plans: an Appliance Plan, a Systems Plan, a Combo Plan, and a Build Your Own Plan. You can also add specific coverage to your home warranty plan for items like a pool, spa, or guest home on your property that’s up to 750 square feet.

Here are some advantages of the American Home Shield home warranty plan:

• The company is Better Business Bureau (BBB) accredited.
• AHS typically offers generous coverage caps.
• The customer service team follows up well on service calls.
• They allow you to customize your plans.

AHS covers the cost to repair or replace home appliances, and the company removes and disposes of them free of charge. Most home warranty companies would charge removal fees, but that cost is covered under and American Home Shield plan.

MORE: Comprehensive AHS Review

The Home Service Club

The Home Service Club offers two plans, Standard and Comprehensive, and provides optional add-ons. These include add-ons that typically aren’t found in other plans, such as outside power, water, sewer, and irrigation lines.

The Home Service Club can be an excellent choice for home buyers and owners who need and appreciate:

• Fast, convenient coverage
• A 10-day waiting period, which is less than other home warranty companies
• Quick claims turnaround
• Responsive customer service
• Lower premiums

If you choose a five-year plan rather than the standard one-year plan, you can qualify for up to five months of free coverage.

MORE: The Home Service Club Review

Select Home Warranty

This home warranty company provides excellent value, in part because of its free roof leak coverage, something not available in most plans. Select Home Warranty offers three levels of plans—Bronze Care, Gold Care, and Platinum Care—along with optional add-on features.

Bronze Care is an appliance plan, Gold Care covers home systems, and Platinum Care covers a combination of the two plans. You can also choose to add on roof leak protection and/or septic system coverage to any plan.

MORE: Detailed Select Home Warranty Review

Choice Home Warranty

Choice Home Warranty offers two plans, along with optional add-ons. Both the Basic Plan and the Total Plan offer coverage for home systems and appliances. Customized add-ons include home warranty coverage for a well pump or a second refrigerator. Unlike other companies, CHW offers freon coverage as an add-on

Other benefits of choosing Choice Home Warranty include their:

• 90-day repair guarantee
• After-hours customer service
• Policy to not deny coverage based on a home’s age or covered appliances (if they have been maintained)

MORE: Detailed CHW Review

Total Home Protection

With Total Home Protection, you can choose between a Gold plan and a Platinum plan—both offer coverage for home systems and appliances. This home warranty company is ideal for homes with septic systems because they include optional services like septic tank pumping, with a coverage cap of $500 per contract term.

MORE: Total Home Protection Review

How much does a home warranty cost in New Jersey?

The average home warranty premium in New Jersey is slightly over $300 per year, although there can be some variation in pricing depending upon the plan you choose and where you live in the state. In general, home warranty service plans in New Jersey tend to cost homeowners $600 or less per year. Deductibles can range from about $45–50 on the low end to more than $100 on the high end.

How does a home warranty work?

If you’re a homeowner, you’ve probably experienced the frustration associated with your major systems and appliances breaking down. With a home warranty, you can rest assured that repairs and replacements are covered at an affordable cost.

Let’s say that your air conditioning system has broken down and you have a home warranty that covers that issue. Typically, you can call your home warranty company or contact them online and let them know you need your air conditioning system serviced. The warranty company will then assign your repair to an experienced technician in their network and that technician will contact you to schedule a home visit.

Once the technician arrives at your home to diagnose the problem, they will troubleshoot your HVAC system and make the necessary repairs. If a replacement is needed, they’ll schedule a follow-up appointment and come back to replace your appliance or system.

Depending upon the specifics of your plan, you’ll typically just need to pay for the service call—the home warranty company will pay for the repair or replacement costs. This will save you time and money and reduce the hassle of finding and hiring a local contractor you can trust.

Home warranty regulations in New Jersey

If you have a new home, then you have some automatic protections through a limited 10-year warranty that was put into place in 1977 via the New Home Warranty and Builders’ Registration Act (NJSA 46:3B-1et seq). This law says that a home’s builder must provide warranty followup services. If this doesn’t happen, a State New Home Warranty Security Fund can provide coverage.

This law also established a process where builders and home buyers can address disputes; dissatisfied home buyers/owners can also file a complaint with the New Jersey Division of Consumer Affairs.

Why is a home warranty in New Jersey necessary?

For people who have an unlimited supply of money for home system and appliance repair and replacement, a home warranty may not be necessary. However, that’s not a typical situation and many people don’t fall into that bucket.

A home warranty plan provides home buyers with a sense of security and gives them the opportunity to afford major repairs and replacements. Normal wear and tear is bound to happen on systems and appliances and a home warranty plan can help you deal with any surprise breakdowns.

Buying a home warranty in New Jersey

When choosing a home warranty plan in New Jersey, you’ll want to be clear about:

• What’s covered under your plan
• How much your plan will cost
• When you make payments (monthly or annually)
• What the process looks like when you need a repair or system replacement
• What the coverage caps are
• How much you can customize your plan
• How long your contract lasts
• If there are discounts if you commit to a longer period of coverage
• How long the waiting period is before service kicks in (this is typically 30 days, though some companies will provide coverage in 10)

As you compare the best home warranty companies in New Jersey, it’s important to look at what’s likely to be most important to you.

New Jersey home warranty reviews

Below are a few reviews from New Jersey home warranty customers:

Joe D. from Fords, NJ, had this to say:

“Such a great experience! Our dishwasher drawer needed a latch. They came and ordered the part and within 4 days they had the part in. So happy with American Home Shield!!!”

Jayla Balderas from Paterson, NJ, said:

“The toilet was wobbling and had a very high water flush and it needed to be replaced. We were going out of town, but we scheduled a time for the repair. By the time we got back from our trip, we were delighted to see the work done.”

Michael Star from Riverside, NJ, was delighted with Select Home Warranty, saying:

“Select is a great warranty provider from what I so far have seen of them. They were nice when I started my warranty six weeks ago and now that I made my first claim, they handled it with care and made me [feel] secure in how they spoke with me and got everything done on time. I look toward a good, long experience.”

Our conclusion

When reviewing the best home warranty companies in New Jersey, it’s important to choose the one that offers the coverage you need. Though we recommend five great home warranty companies, this guide is not a comprehensive look at all of the New Jersey home warranty plans available. If you want to compare more home warranty companies, check out our best home warranty guide.