Best Home Warranty Companies in Pennsylvania

By Debbie Wolfe

Because Pennsyvanla’s cold winters, humid summers, and high precipitation can have a detrimental effect on electrical appliances and the exterior of the house, you may want to consider investing in a home warranty—a valuable add-on that can protect important systems and appliances in your home.

Because there are so many home warranty companies out there, our team at House Method made it simple for you. We did the research, called multiple home warranty company representatives, and read the fine print of every available sample contract to provide you with the top home warranty companies in your state. Keep reading to learn which home warranty providers we recommend and why.

Pennsylvania’s best home warranty companies

  • 24/7 service calls
  • 3 plans + optional add-ons
  • Free roof leak coverage
  • Optional septic system coverage

  • 2 plans + optional add-ons 
  • Covers improperly installed or maintained items
  • No cap on coverage for HVAC
  • Excellent BBB rating

  • 2 plans available + optional add-ons
  • After hours customer service
  • 90-day repair guarantee
  • Free cancellation within 30 days

  • Optional coverage items
  • 24/7 service calls
  • 90-day parts guarantee
  • Best coverage for septic systems

Pennsylvania was one of the first states to ratify the U.S. Constitution and is home to Hershey, the chocolate capital of the United States. If you’re considering a move to Pennsylvania, here are some fun facts about the Keystone State:

  • It’s located in the Mid-Atlantic region of the country.
  • The state is surrounded by New York, Delaware, New Jersey, West Virginia, Ohio, Lake Erie, Maryland, and Ontario.
  • Betsy Ross made the first American flag in Philadelphia.
  • The Declaration of Independence was signed in Philadelphia in 1776.
  • Philadelphia is home to the Liberty Bell.
  • It is the sixth most populous state in the country and the ninth most densely populated.
  • Pennsylvania has the highest number of Amish communities in the U.S.
  • The state bird is the Ruffed grouse.
  • The Eastern hemlock is the state tree.
  • Pennsylvania has an annual average of 41.45 inches of rain and 23 inches of snow.

With its relatively low cost of living and a very low income tax, Pennsylvania is a great place to live. To make the most of your investment, consider adding a home warranty to protect the most important systems and appliances within your home.

See the best home warranty companies in your state

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Top home maintenance problems in Pennsylvania

The top home maintenance issues in Pennsylvania will depend on where you live within the state. Pennsylvania has two distinct climate zones; most of the state has a humid continental climate that contributes to cold winters and humid summers. In the mountain regions of the state, the winters are very cold with heavier snowfall.

Homes in the mountain regions will need to make sure all the components of their heating system are functioning properly. In the western and northwestern parts of the state near Lake Erie, over 100 inches of snowfall is not uncommon. In this case, it’s best to make sure your roof is up to par.

No matter which area of the state you live in, here are several seasonal home maintenance tasks homeowners need to tackle to keep their home and appliances safe.

Seasonal maintenance tasks for Pennsylvania homeowners

Monthly

  • Change air filters—Change filters in your HVAC and clean range hood filters.
  • Check alarms—Test smoke and carbon monoxide alarms
  • Check the water softener—Perform a visual check to ensure there are proper levels of salt in the brine tank.

Seasonally

  • Inspect your roof in the spring—Check for damage from winter storms.
  • Check sprinkler systems—blow out your sprinkler systems and restart outdoor water sources.
  • Inspect outdoor faucets—Uncover and check for leaks or damage in the springtime.
  • Perform an HVAC inspection—Schedule a professional HVAC inspection for your heating and air system.
  • Repair your driveway—Repair cracked, broken, or uneven driveways and walkways.
  • Inspect gutters and drainageKeeping gutters clean will prevent water damage to your home.
  • Clear branches—Hire a professional tree trimmer to remove damaged or dead trees that might fall on or near your home.
  • Examine exterior siding—Look for chips or damage, and repair as needed.
  • Keep weeds in checkRemove weeds and vines around your outdoor A/C unit and from the house’s foundation.
  • Prep sprinkler systems—Drain sprinkler systems and other outdoor water sources. Cover outdoor pipes to prevent freezing.
  • Winterize your garden and landscape—Bring in plants that are not tolerant to cold weather and insulate outdoor plants for the winter
  • Close your pool—Drain, clean, and cover your swimming pool
  • Clean chimneys—Hire a certified chimney sweep to inspect and clean flues and vents.
  • Seal holes—Re-caulk doors and windows to keep cold air out.
  • Cover outdoor A/C units—Protect your air conditioning unit with a waterproof cover.
  • Stock up on snow removal gear—Make sure you have plenty of ice melt, shovels, and your snowblower is in good working order.
  • Protect and insulate plumbing—Use pipe insulation or spray foam to insulate your property’s pipes and protect them from extreme cold.
  • Look for ice dams—An ice dam is a ridge of ice that builds up at the bottom of a roof, trapping snow and melting water behind it.

Biannually

  • Deep clean—Clean appliances, windows, lighting, and every crevice and corner of your home. 
  • Inspect the water heater—Test the pressure relief valve on the water heater to prevent corrosion and help it run efficiently.
  • Check smoke/carbon dioxide detectors—Make it a habit to change batteries every time you set the clocks for daylight savings time.
  • Vacuum refrigerator coils—This will reduce your power consumption and keep your refrigerator running efficiently.
  • Clean the clothes washer—Clean all water inlet filters and check the hoses to ensure the appliance is functioning properly.
  • Remove debris from your clothes dryer—Vacuum lint from ducts and surrounding areas.

Who is eligible for a home warranty in Pennsylvania?

Home warranties help protect homeowners from unexpected expenses. It is not, however, a replacement for home insurance. Homeowners insurance policies cover natural disasters, fires, property crimes, water damage, and theft.

Home warranties are like an extended service contract for appliances or home systems. They will cover home systems and appliances no matter what type of home you have—townhome, condo, mobile home. Home warranties are great for:

  • First-time homebuyers—Warranties will help put new homeowners at ease when buying a house. Companies like First American Home Warranty offer a basic plan that can fit any budget. 
  • Seasoned homeowners—Warranties are perfect for homes with older appliances. Because Pennsylvania’s harsh winters can put major wear and tear on outdoor HVAC systems, Total Home Protection is a great choice, as it offers coverage for up to two heating systems.
  • Buyers and sellers—A home with a warranty tends to sell faster and therefore, a home warranty makes a great incentive for a buyer. Your real estate agent may recommend that you buy one to make your house more attractive to buyers.

What is covered under a Pennsylvania home warranty?

Home warranty coverage depends on the company and coverage level you choose. In general, home warranty plans typically cover the following items:

  • Air conditioning
  • Dishwasher
  • Doorbell
  • Furnace/heating
  • Water heater
  • Ductwork (to code)
  • Garbage disposal
  • Inside plumbing stoppages
  • Ceiling fans
  • Electrical system
  • Range and oven

Here are a few items not typically covered:

  • Outdoor sprinklers
  • Faucet repairs (depending on coverage)
  • Ice makers
  • Refrigerators, washers and dryers, or garage door openers (you can purchase an appliance plan)
  • Spa or swimming pool (unless specific pool warranty coverage is purchased)

With the cold winters in Pennsylvania, it’s important to choose a warranty that will cover home heating systems. Select Home Warranty’s Gold Care plan offers a comprehensive plan for heating and air conditioning, water heater, plumbing, ductwork, and electrical systems. Total Home Protection offers plans that cover up to two heating systems—either hot water radiators or centrally ducted forced air. 

How much does a home warranty cost in Pennsylvania?

The average cost of a home warranty in Pennsylvania is around $393 per year, which is slightly higher than the national average. Extended coverage averages an additional $100 to $500 per year—the overall cost will depend on the number and types of items added. Deductibles average between $45 to $125. 

How does a home warranty work in Pennsylvania?

A home warranty is a service contract that provides affordable repair and replacement service on a number of major home appliances. Most plans have a basic component that covers appliances and systems with standard coverage. Although coverage options varies by company, most home warranty plans operate in a similar manner. In general, the typical process looks like this:

  1. A home system or appliance breaks or stops working.
  2. The homeowner calls the home warranty company.
  3. The home warranty company contacts an approved repair provider.
  4. The repair provider calls the homeowner to make an appointment.
  5. The provider performs the repair or determines if a new appliance is needed.
  6. The home warranty company pays for the repair or replacement and the homeowner pays a service fee.

Why is a home warranty necessary?

Homes with warranties typically sell 10% faster than those without. With Pennsylvania’s booming real estate market, a home warranty will help your home stand out. Even if you aren’t selling a home, warranties are helpful for those who lack an emergency fund for major repairs.

A broken heating system in the middle of winter is an issue that can occur in older homes. A home warranty protects against expensive, unforeseen repairs and provides peace of mind. 

Buying a home warranty in Pennsylvania

There are several factors to consider before you purchase a home warranty in Pennsylvania. An important factor is the age of your house. Older homes typically don’t come with a warranty unless the previous owner purchased one and forwarded it to you as part of the sell. New houses typically come with a limited warranty from the builder. Here are some other factors to consider:

  • Age of your appliances—New appliances won’t need a new warranty because all brand new appliances are usually covered under a manufacturer’s warranty for about 12 months. Once the manufacturer’s warranty expires, purchasing new appliance coverage makes sense. 
  • Climate and location—Pennsylvania has two distinct climate areas. When choosing a  home warranty, consider the climate of the region where you live—this will affect the normal wear and tear of your home systems and appliances.
  • Laws and permits—Regulations that affect home warranties vary by state. Pennsylvania does not have a governing body that regulates home warranties, but they have a law in place that generally excludes “service contracts” from regulation as insurance. 

Pennsylvania home warranty reviews

Here are a few home warranty reviews from Pennsylvania home warranty holders:

William Miller on Select Home Warranty:

“The Select Warranty agent was both knowledgeable and thorough. He answered all of my questions and presented me with options that I found very helpful. He had a very sincere and honest approach.This was the best warranty agent I have ever dealt with.

Jeison Miranda on First American Home Warranty:

It’s affordable and hassle-free. I have used it and I never have any issues getting my repairs done.

John Pearman on Choice Home Warranty:

“I have had CHW for over two years and have filed two claims with no problems…can get through to them fast and get prompt attention… I would highly recommend them to save you lots of money.

Frequently asked questions

Do home warranties cover pre existing conditions?

It depends on the home warranty company’s contract. A pre-existing condition means that a system or appliance is failing or has failed before coverage begins. Check with your home warranty representative to see if you current contract covers pre-existing conditions.

How soon can I use my home warranty after purchase?

When coverage begins will depend on your contract. For many home warranty companies, you can start requesting service 30 days after you buy your warranty. If you purchased a home warranty during a real estate transaction, your coverage may start the day of closing.

Do home warranties cover maintenance?

Home warranties won’t cover regular maintenance tasks. Instead, they’re designed to protect home systems and appliances. When these systems break down from normal wear and tear, a home warranty plan covers repair or replacement of the covered items.

Our conclusion

A home warranty in Pennsylvania is a wise investment, especially for homeowners who live closer to the mountainous regions of the state. Pennsylvania’s cold winters and humid summers will affect the normal wear and tear on your home systems and appliances.

Selecting the best home warranty company will depend on several factors, but keep in mind the location of your home and its age (including the age of the appliances.) If you home is older, you should definitely invest in more comprehensive coverage for your home. To get started, compare the top home warranty companies above and call for a free quote.

Still not sure which Pennsylvania home warranty is right for you?

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