Best Home Warranty Companies in Oregon

Oregon (OR) is one of the wettest and most humid states in the United States, and with the climate and environment comes a whole host of problems that can plague your home systems and appliances. Luckily, home warranty plans cover the repair and replacement of many of these systems and appliances at a lower out-of-pocket expense, reducing some of the stress and financial burden many homeowners face.

If you’re looking for the top home warranty protection plan in Oregon, keep reading to learn about the best home warranty companies in the state, common home maintenance issues faced by Oregon homeowners, and how to buy a home warranty.

Oregon’s best home warranty companies

Oregon, the 9th largest state in the U.S., is located in the Pacific Northwest region of the country and is bordered by Washington, Idaho, California, and Nevada. Portland is the largest and most populated city in the state, and the 26th most populous city in the U.S. with over 640,000 residents. With a diverse geography, the OR landscape includes volcanoes, forests, deserts, and national parks. The highest point of the state is Mount Hood, a stratovolcano, located in Crater Lake National Park, which is also home to Carter Lake the deepest lake in the U.S.

Oregon is the top timber producer in the U.S, and the timber industry is the biggest supporter of the state’s economy. Because of the landscape and environment, much of Oregon’s economy is driven by agriculture, fishing, and hydroelectric power. Technology is also a big part of the economy as is sportswear company Nike, which is headquartered in Beaverton, Oregon.

The state’s housing market has shown rapid growth and increasing home prices over the past few years. From January 2015 to January 2019, the median home value rose from $239,000 to $345,000. While the real estate market is cooling, it’s still considered a sellers’ market with a lot of competition among real estate buyers, especially in the Portland area.

Here are some additional fun state facts about Oregon:

Top home maintenance problems in Oregon

The Pacific Northwest experiences some of the highest annual rainfall levels in the country. With the increase in rain and rainy days Portland and other areas of Oregon experience each year, it’s a cause for concern when protecting your home and planning for specific home maintenance. Water damage can lead to the most expensive damages to your home systems and appliances, and much of it can be prevented by examining for leaks and other water damage.

Roof damage

Since Oregon can experience up to 43 inches of rain a year, and some areas experience 150 days of rain annually, most of the water damage will affect the outside of your home first. Checking and maintaining your roof is critical to prevent further water damage and mold and mildew issues in your home.

Look for any loose, cracked, or missing shingles that may allow water to seep in. Specific to the Pacific Northwest, look for and remove any moss that may be growing on your roof. It’s also important to spend extra time maintaining a flat roof as they may collect rainwater, which leads to sagging spots, leaks, mold, and other water damage.

Gutter build-up

When checking your roof, clear gutters from any leaves, sticks, and other debris. Make sure downspouts are connected and routing water away from the home. Many home protection plans will cover small roof leaks, so be sure to add this add-on to your plan if you live in Oregon.

Foundation damage

In addition to your roof and gutters, check your foundation for any water damage. Inspect the drainage near your foundation to ensure puddles are not accumulating for more than 24 hours. Check for cracks and gaps as these allow moisture to enter your home and can cause mold problems in your basement.

Patio cracks

If you have a poured concrete patio, inspect it for cracks. Cracks can allow water to seep through the material and cause it to settle under the patio and shift the soil near the house—this can cause cracks and problems with your home’s foundation.  

Basements and attic moisture

The rain and wet climate of the area can also impact the interior of your home. Basements and attic spaces are prime candidates for flooding, leaks, and other moisture build-up. In the basement, check for damp or wet spots along the wall or any gray or black blotches that may indicate mold.

Some moisture can be controlled by installing a dehumidifier in the basement. The same is true for the attic space: check for damp walls or other wet areas. Many home warranty plans will cover the repair and replacement of dehumidifiers.

Hot water heater leaks

Many times, hot water heaters are installed in a basement or attic. Check for moisture build-up and leaks that may damage your hot water tank. Hot water heaters are also covered under most home warranty plans.  

Mold and mildew 

Standing water can lead to mold, mildew, and rot in your home. Mold and mildew pose significant health risks to homeowners and can spread quickly if not detected and taken care of early. Especially in the rainy months, watch for wet areas in and around your home and pay attention to dark gray or black spots that may appear on walls or ceilings.

HVAC system malfunctioning

While Portland and many areas of Oregon experience typically mild temperatures in the summer and winter, it’s important to check your furnace and HVAC systems to ensure they’re operating properly. Many home warranty plans cover the annual servicing of HVAC systems and a portion of the cost for the repair and replacement of HVAC units.

Who is eligible for a home warranty in Oregon?

All homeowners and potential home buyers are eligible for a home warranty plan in Oregon whether they’re buying a new house or want to purchase a warranty after closing on their home. Additionally, any type of home, including mobile homes, single-family homes, and duplexes, are eligible for a home warranty.

Often, home warranty plans are recommended by real estate agents to the buyer when they’re purchasing a new home, and some sellers may include a home warranty offer in the sale of the house. If the buyer decides not to opt into the home warranty at the time of their home purchase, they can purchase it later. There’s no time restriction as to when a homeowner can purchase a warranty.

Note: Many policies do require purchase prior to a problem arising in the home.

What is covered under a home warranty?

Home warranties in Oregon typically include coverage for the following major appliances and home systems: 

• HVAC units that include central air conditioning systems, central heating systems, ductwork, and furnaces
• Refrigerators
• Ranges, ovens, and cooktops
• Dishwashers
• Built-in microwaves
• Washers and dryers
• Dehumidifiers, including whole-home dehumidifiers
• Water heaters
• Garbage disposals
• Garage door openers 
• Interior electrical systems 
• Plumbing systems 

Some coverage add-ons can be purchased to cover:  

• Roof leaks
• Pools
• Spas
• Septic systems

A few of the home warranty companies we’ve mentioned offer multiple plans, optional coverage items, and customized coverage for Oregonians.

• Total Home Protection covers up to two units for both air conditioning and heating systems and will also provide coverage for all parts and electrical systems in your home up to $500 per contract term.
• First American Home Warranty offers optional additional coverage items.
• Choice Home Warranty offers coverage for all major home systems and main appliances under the Total plan.
• Select Home Warranty does not place a restriction on the age or size of a property and does not mandate a home inspection prior to purchasing coverage.
• Pride Home Warranty offers coverage for the heating system up to $3,000 per contract term, which is one of the highest caps in the market.

Home warranty vs. homeowners insurance coverage

There’s a difference between home warranty coverage and homeowner’s insurance. Homeowner’s insurance covers severe damage related to extreme weather-related problems, but a homeowner’s insurance policy will not provide protection for normal wear and tear of home systems and appliances.

This is when a home warranty policy is vital for the protection of these major appliances you use and rely on daily in your home. Manufacturer’s warranties can’t be relied on because many are limited to a year of coverage and generally don’t cover the cost of labor and parts.

How much does a home warranty cost?

The average premium for a home warranty in Oregon is $319 annually. The following is a breakdown of the average range for premiums and deductibles for the top plans in the state.   

How does a home warranty work?

When you need to file a claim, the process is very simple. To help speed up the process, review your policy to ensure the item you need to repair or replace is covered under the plan you selected. 

1. Contact your customer service representative. We’ve included the contact number for our recommended home warranty companies in the chart at the top of this article. Most plans have 24/7 access to their customer service toll-free number.  
2. After verifying coverage, the warranty company will schedule a local contractor to come out and examine your appliance or home system to determine if it can be repaired or needs to be replaced. Each of the recommended home warranty companies have an extensive network of reliable local contractors in Oregon to dispatch to your home.
3. A repair or replacement will be completed by your local contractor.
4. You will pay the service fee and any additional fees outlined in your contract directly to the home warranty company.
5. Enjoy the repair or replaced item knowing you saved money by having a home warranty plan.

Here’s another example of what the home warranty process might look like:

Let’s say your HVAC system hasn’t been operating properly. You notice the fan is running all the time, but the air coming out of the air conditioning ducts isn’t cooled and you can’t sleep comfortably because the average temperature in your home is warmer than the air outside.

Check to ensure your policy covers HVAC repairs and contact your home warranty customer service representative to schedule a time when a technician can examine and repair your HVAC system.

If the contractor can fix it, you will pay the service call fee out of your pocket depending on your coverage. The same is true if it’s determined that it cannot be repaired and needs to be replaced. In comparison, without home warranty coverage you could pay thousands for a repairman to service the unit or make a replacement.

Why is a home warranty in Oregon necessary?

As we mentioned earlier, the climate in Oregon is wet and humid: both factors that can impact your home and the major appliances in it.

In addition to your home’s major appliances, it’s important to protect your home systems, such as the furnace and HVAC system. While winters in Oregon are typically considered mild, many areas do experience annual snowfall and therefore, it’s important to have a functional heating system.

Additionally, while weather and climate impact how home appliances and systems function, many homes in Oregon are old, with the average age of a home being around 40 years old. By having a home warranty plan, you’ll receive coverage and peace of mind that these repairs will be completed by licensed professionals in a timely manner at a lower out-of-pocket expense.

Buying a home warranty in Oregon

When selecting and purchasing home warranty coverage in Oregon, take the following factors into consideration:

1. Terms and conditions 

Read the fine print of any contract prior to signing to understand what is and isn’t covered and the specifics when it comes to repairs and replacement of major home systems and appliances. Be sure to understand the maximum or caps a company will pay for each item so you aren’t surprised or caught off guard when you need to use the policy. Additionally, beware of any exclusions listed in the contract.

2. Costs and plans

Not all plans cost the same and not all plans cover the same systems and appliances. There are companies with customizable plans and add-ons. Take the time to research and compare the pricing and plans for the coverage you need for your home.

3. Customer service 

Call and talk with a customer service rep prior to signing with a company to ensure they are accessible, reliable, and knowledgeable. Talking with them will help you weed out those that aren’t helpful when you’re trying to submit a claim.

Oregon home warranty reviews

Don’t just take our word for it. The following are a few reviews for the companies we’ve recommended from actual customers.

Will R on BBB 6/25/18:

“Select Home Warranty has gone out of their way to ensure I have the best plan available. My plan is tailored for my needs and I was not pressured into purchasing something I didn’t need. Their customer service is excellent. Their Claim department is fast. Everything you need to have a positive feeling when buying a home warranty.” 

James Clark on TrustPilot 10/8/19: 

“When you file a claim with First American, you know you’ll get a quick reply and that the problem will get fixed. They are the only warranty company I have used that I can say that about.”

Our conclusion

With a wet and humid climate, aging homes, and the real estate market still favoring sellers, the purchase of a home warranty plan to protect your home in Oregon is vital. The peace of mind that comes from knowing you have whole home protection for your major home systems and appliances with a reliable home warranty company is invaluable.

The top home warranty companies we have reviewed and recommended will provide this coverage for homeowners in Oregon and ensure your home systems and major appliances are protected when the unexpected occurs.