Best Home Warranty Companies in Utah

By Debbie Wolfe

A Utah home warranty is a great option for homeowners looking to add extra protection to their systems and appliances, realtors who are trying to secure a sale, and first-time home buyers who are buying an older home.

Since finding a home warranty can be difficult, our team at House Method made it easy for you and did the research so you don’t have to. Keep reading to learn which home warranties are the best in Utah and how to find a home protection plan that’s right for your home.

Utah’s best home warranty companies

  • 30-day free trial period
  • Low monthly cost
  • Additional coverage options for roof leaks and septic systems

  • 24/7 service calls
  • Better Business Bureau excellent rating
  • Low optional coverage costs

  • Excellent customer service
  • 30-day waiting period
  • 2 plans available + optional add-ons

  • Best coverage for septic systems
  • Offers two affordable, comprehensive plans
  • 90-day parts guarantee

  • Oldest and most respected home warranty company available 
  • Low monthly premium and deductibles
  • Wide variety of plans and optional add-on coverage

Located in the Rocky Mountain Region of the United States, Utah has geography that features snow-covered peaks, natural rock formations, and beautifully colored canyons. Utah has a dry, continental climate with warm summers and cold winters. Here are a few other facts about the Beehive State:

  • Utah is a Four Corners state. It’s bordered by Idaho in the north, Wyoming in the northeast, Colorado in the east, Arizona in the south, and Nevada in the west. It’s also bordered by New Mexico at a single point in the southeast.
  • The Great Salt Lake covers 2,100 square miles, with an average depth of 13 feet.
  • Utah has five national parks: Arches, Canyonlands, Zion, Bryce, and Capitol Reef.
  • The state is home to Rainbow Bridge, the world’s largest natural bridge.  
  • The average snowfall in the mountains near Salt Lake City is 500 inches.
  • The state bird is the California gull.
  • The state tree is the quaking aspen.
  • Because of Utah’s inland location, its snow is unusually dry, earning it the reputation of having the world’s greatest powdered snow for skiers.

Top home maintenance problems in Utah

The biggest issues for Utah homeowners are associated with the cold weather in winter. There’s the increased heating costs, poor insulation, blocked rain gutters and spouts, and old plumbing that can potentially cause headaches during the coldest months of the year.

Addressing these areas of property maintenance, as well as sticking to a seasonal maintenance schedule, can reduce your costs and risk of damage to your property.

Here are a few maintenance tasks to address throughout the year:

  • Clean or replace your filtersChange filters in your HVAC system at least once every three months. 
  • Do a deep clean of your home—Clean appliances, windows, lighting, and every crevice and corner of your house. 
  • 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 appliance running efficiently.
  • Remove debris from gutters—Keeping gutters clear will prevent water damage to your home and help them drain water more efficiently.
  • Seal holes in windows and doors—Caulk any holes you find in windows and doors and add other forms of insulation, if necessary.
  • Flush and store hoses—Drain the water from the hoses and cover outdoor spigots before winter sets in. 
  • Protect and insulate plumbing—Use pipe insulation or spray foam to insulate your property’s pipes and protect them from extreme cold.
  • Prep sprinkler systems—Drain sprinkler systems and other outdoor water sources to prevent them from freezing.
  • Clean shower heads—Remove shower heads and clean mineral deposits to keep water pressure strong.

Who is eligible for a home warranty in Utah?

Regardless of what type of home you have—single-family house, townhome, condo, or mobile home—if you have important systems and appliances, such as a gas water heater, air conditioner, and plumbing system, you can absolutely benefit from a warranty.

Home warranties are especially great for:

  • First-time homebuyers—When you buy a new house, the last thing you want to deal with is having important systems or appliances malfunctioning shortly after you move in. With a home warranty, you can rest assured that you’ll be protected in the event that a current system or appliance breaks down.
  • Seasoned homeowners—Buying a home warranty is a smart choice for homeowners who have been living in their homes for a while and have older appliances.
  • Real estate agents and sellers—If you’re trying to sell your home, including a home warranty in the purchase may make it sell faster.

What is covered under a home warranty?

Home warranty coverage will depend on the company and coverage you choose.

Most home warranties will cover the following systems and appliances:

  • Air conditioning
  • Dishwasher
  • Refrigerator
  • Furnace/heating
  • Water heater
  • Ductwork
  • Garbage disposal
  • Garage door opener
  • Plumbing system and plumbing stoppages
  • Ceiling fans
  • Electrical system
  • Range and oven
  • Cooktop
  • Built-in microwave

Here are some items not typically covered under a basic home warranty plan:

  • Outdoor sprinklers
  • Faucet repairs
  • Ice makers
  • Sump pump
  • Septic system
  • Second refrigerator
  • Well pump

With the cold, snowy winters in Utah, 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, your water heater, plumbing, ductwork, and electrical systems. Total Home Protection offers combo plans that cover up to two heating systems—either hot water radiators or centrally ducted forced air systems.

READ MORE: In-depth review of Select Home Warranty

READ MORE: Total Home Protection Review

How much does a home warranty cost in Utah?

The average cost of a home warranty in Utah is around $319 per year, which is inline with the national average. Extended coverage averages an additional $100–$500 per year and will ultimately depend on the amount (and types) of items added. Deductibles average between $75–$100 per year.

How does a home warranty work in Utah?

Although coverage varies by company, most home warranty plans operate in a similar manner. Here’s what you can expect when you need to file a claim:

  1. If a home system or appliance breaks or stops working, call your home warranty company to make a service request.
  2. The home warranty company will contact an approved repair provider (usually within 24 hours) or let you choose your own technician.
  3. The repair provider will then call you to schedule an appointment.
  4. The provider will perform the repair or determine if a new appliance is needed.
  5. The home warranty company then pays for the repair or replacement and you’ll pay a service fee to the technician.

Home warranty regulations and restrictions in Utah

Home warranties in Utah are regulated by the Utah Insurance Department. Only authorized insurers recognized by the department can be sold to consumers. For more questions on regulation and restrictions, home owners can contact the Property and Casualty Division of the Utah Insurance Department.

Why is a home warranty necessary?

With Utah’s cold winters, a home warranty can protect your home and give you peace of mind should an appliance fail unexpectedly. Even if you aren’t selling a home, warranties are helpful for those who lack an emergency fund for major repairs.

Buying a home warranty in Utah

There are several factors to take into consideration before you purchase a home warranty in Utah. Here are some of the most important to consider:

  • Coverage caps—Most home warranty providers set spending limits on covered items. Before signing a contract, be sure you know what the coverage caps are and how much you’ll have to pay out-of-pocket after your home warranty company reaches their coverage limit.
  • Type of home warranty plan—You may need coverage only for appliances or only for systems. Luckily, there are a variety of home warranty companies that offer both of these plans, with some even offering more comprehensive coverage and protecting your systems and appliances. Think about which home systems and appliances you want covered to help you choose a plan that’s right for you.
  • Laws and permits—Regulations that affect home warranties will vary by state. Utah home warranties are regulated by the Utah Insurance Department.

Utah home warranty reviews

Below are a few reviews from Utah home warranty customers:

Kelly King on Select Home Warranty:

“It was one of the easiest calls I have made. The CSR was very nice and professional. Took care of everything and I was off the phone fast. Received the email with the instructions within 24 hours. The only part that was missing is I need to know my deductible, but I guess I should already know that. Thank you so much for the help and support.”

Javier Ibarra on First American Home Warranty:

“Great turnaround time frames and very fair assessments. Awesome contractors do a great job assessing and explaining. This plan has been a life saver for us.”

Candie Williams on Choice Home Warranty:

“Our microwave went out and I submitted a claim on Saturday evening. I was impressed that Choice Home Warranty had a technician scheduled for Monday morning! The technician was able to diagnose and fix the issue quickly and we are so glad we have Choice Home Warranty for issues like this. The service call was cheaper than buying a new one!”

Frequently asked questions

Do I need a home inspection before I buy a policy?

Every home warranty company has different requirements. Some won’t require a home inspection, while others will. In general, it’s always a good idea to get a home inspection before purchasing a policy to understand the condition of major appliances and systems and ensure there aren’t any pre-existing conditions that could affect coverage.

Do home warranties cover pre-existing conditions?

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

What’s the difference between homeowners insurance and a home warranty?

Home warranties will help protect your major home systems and appliances and ease the financial pain of paying for unexpected expenses out-of-pocket. Though similar to homeowners insurance, home warranties are different in that they provide repair and replacement coverage for home systems and appliances. Homeowners insurance policies cover natural disasters, fires, property crimes, water damage, and theft.

See the best home warranty companies in your state

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Our conclusion

Along with home insurance, a home warranty is the best home protection plan to give you peace of mind. Before buying a warranty, consider the age of your house, which home systems and appliances you want covered, and the climate in your part of Utah.

Utah has several top notch companies to choose from, such as Select Home Warranty, Choice Home Warranty, and First American Home Warranty. With their flexibility in coverage, excellent customer service, and professional network service providers, you can rest assured knowing that you have the best home warranty and protection for your home.

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

Compare other top home warranty providers in the industry.

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