Why Trust House Method
- 63 companies reviewed
- 41 key factors analyzed
- 2583 data points parsed
- 885 homeowners surveyed
- 57 service contracts scrutinized
Homeowners who purchase homes in Washington are often surprised by the change of seasons and fantastic weather that they get to experience. Due to the proximity to the coast, Washington residents can get a pretty wild weather pattern, making homeownership a bit tricky and stressful. The systems and appliances of Washington homes need to be adequately protected to avoid any issues that could come up.
Home warranty coverage can save any homeowner a significant amount of money, but they are particularly helpful for Washington residents. The long, cold winters put immense stress on heating equipment, which is often covered by home warranties. The above-average rainfall also makes roof leaks more probable, which is another issue covered by many protection plans. We take these and more local factors into consideration when ranking the best home warranty companies in the area.
House Method’s Experts collected and analyzed 2000+ critical data points to identify what makes a great home warranty company in the eye of the consumer. Our reviews team used this data to assess over 60 home warranty providers for coverage extent, annual cost, and national availability to provide unbiased reviews so homeowners can confidently navigate key decisions about their homes.
Select Home Warranty has been in the industry since 2012, so it has many years of experience and success behind it. Despite its age, it still maintains mostly positive customer reviews and a B rating with the BBB, which is considered quite high for the industry. One thing that sets Select Home Warranty apart from other companies is that all plans include roof leak coverage, something that’s very useful in a rainy area like Washington. Additionally, the cost is quite low for the coverage you get.
✓ Great customer service
✓ All plans include roof leak coverage
✓ Many years of experience
✓ Very affordable
X Lower coverage caps than some other companies
If you decide to get your coverage plan from Select Home Warranty, you’ll have three options: Bronze, Gold, and Platinum. Unlike most other companies, Select includes roof coverage in all plan varieties, which is great news for Washington homeowners who experience above-average rainfall. You’ll get coverage caps that range between $500 and $2,000, so some of the caps are below average. The service fee is well below average at just $60.
Here’s a detailed look at Select Home Warranty’s coverage:
Select Home Warranty also allows you to customize any of the above plans by adding on any number of the options below:
Read the full Select Home Warranty Review.
American Home Shield is the most customizable plan in the home warranty industry. With the American Home Shield plan, you are going to be able to pick and choose the coverages that are necessary for your Washington home. With some homes having HVAC and others having a second refrigerator, customization of coverage is quite essential. In addition, American Home Shield has more than 50 years in the home warranty industry. When you are looking for an industry veteran, you will have to look no further than AHS. We love the fact that in addition to customizing your coverage, you can also customize the plan’s pricing to work with your budget.
✓ Highly customizable plans
✓ Many years of experience
✓ Unique coverage available
✓ High payout rates
X More expensive than many other options
There are three plans to choose from on the American Home Shield home warranty. The first plan is just a systems plan; it is lower in price and covers just a few systems around the home. The other two plans are combo plans that will include a mix of appliances and systems. The combo or comprehensive plans tend to be the best choice because of the value that they offer. The coverage from American Home Shield includes coverage caps up to $3,000 or unlimited coverage depending on the item, and the service call fee is customizable between $75 and $150.
Here’s a detailed look at American Home Shield’s coverage:
American Home Shield lets you customize any of the above plans with add-on coverage options as well. The add-ons include:
To get a free quote from American Home Shield, you can fill out this form or call 888-365-2839.
To read more, visit our American Home Shield review.
The Home Service Club has been in the home warranty industry since 2008, which means it has many years of success behind it. The main appeal of this company is how quickly coverage kicks in, but the company also has positive customer reviews and a long history of success and good customer service. The plans it offers provide comprehensive coverage and some customization options.
✓ Coverage kicks in after 10 days
✓ Outstanding customer service
✓ Many years of experience
✓ Wide range of coverage options
X More expensive than many other options
The Home Service Club provides two set plans — Standard and Comprehensive — plus quite a few add-on coverage options for customization. The Comprehensive Coverage plan is one of the most comprehensive in the industry. Although it’s a bit expensive, it’s well worth the investment for the peace of mind it provides. The company’s coverage caps range between $500 and $2,500, and you can choose a payment plan that sets the service fee between $65 and $125.
Here’s a detailed look at The Home Service Club’s coverage:
In case the plans above don’t cover what you want to be protected, The Home Service Club also provides single-item protection coverage via the below add-on options:
For more information on this company, you can check out our complete The Home Service Club review.
Liberty Home Guard has been serving the home warranty industry since 2017, so it is one of the youngest companies to land in our rankings. However, the company has established a reputation for outstanding customer service, maintaining an A rating with the BBB — which is quite impressive in this industry — and positive customer reviews. The plans from LHG are a bit expensive, but the coverage is excellent, the customer experience is positive, and all plans come with a 60-day workmanship warranty for maximum peace of mind. This guarantee is better than most companies and is on par with what is offered by industry veterans like Cinch Home Services.
✓ Positive rating from the BBB
✓ Simple process to submit claims
✓ Excellent customer service
✓ All work backed by a 60-day workmanship guarantee
X More expensive than many other options
Liberty Home Guard offers three different plans: Appliance Guard for appliances, Systems Guard for home systems, and Total Home Guard for comprehensive coverage. The company also has a massive range of add-on services for ultimate plan customization. The coverage caps are a bit lower than you’ll find from some other companies, and most average around $1,500. The service fee is $75 per service call, which is below the industry average.
Here’s a detailed look at Liberty Home Guard’s coverage:
Liberty Home Guard has excellent coverage in its pre-set plans, but you also have countless options for customization with the add-on coverages below:
Need more information? Check out our in-depth Liberty Home Guard review.
A Washington home warranty will cost anywhere from $35 to $80 per month. The lower-cost plans tend to have less coverage. Higher cost plans have more add-on options, lower service fees, and some great additional benefits. Coverage caps can range from around $500 to unlimited, and service fees can be as low as $60 or as high as around $150. The table below provides some insight into what you can expect to pay for your home warranty in Washington.
|Home Over 5,000 square feet||$1,232.50|
|Home Under 5,000 square feet||$543.86|
|Home Warranty Company||Choice Home Warranty||Select Home Warranty||American Home Shield||The Home Service Club||Liberty Home Guard|
|Best For||Best Overall||Most Cost-Effective Plans||Best Customization Options||Fastest Service||Most Trustworthy|
|Average Cost||$50 per month||$60 per month||$45 per month||$56 per month||$70 per month|
|Annual Limit||$3,000||$2,000||$3,000 to unlimited||$350-$2,000||$2,000-$2,500|
|Average Response Time||Up to 48 hours||Up to 48 hours||Up to 48 hours||Within 24 hours||Within 24 hours|
|State Availability||49 States||46 States||49 States||50 States||47 States|
|Online Chat / Mobile App||No||No||No||No||Online Chat|
|Quote||Get Quote||Get Quote||Get Quote||Get Quote||Get Quote|
Hopefully, you now feel as though you can choose the proper home warranty for your Washington home. With all the great choices on the market, the Select Home Warranty plan stands out as the best overall option. There are three impressive options, an excellent customer service team, and plenty of experience in the industry to help Select Home Warranty stand out as the best overall choice. It makes sense to get a few quotes from several of these companies. You may end up having a clear winner stand out as the best home warranty for your Washington home.
Now that you have the top five home warranty choices in Washington, it is time now time to narrow down which could be the best choice for your home. There are many different factors that will separate one company from another; three things to look out for are overall pricing, coverage limits, and customer reviews.
The above factors are important considerations no matter where you live, but there are some local factors specific to Washington that you should think about as well when choosing a home warranty program.
First, Washington receives well-above-average precipitation every year, which puts roofs at risk of leaking and other damages. It’s wise to choose a home warranty that includes roof leak coverage, as this is more likely to be needed in Washington than in most other states. Ultimately, leak coverage could save you a significant amount of money in the long run.
Additionally, Washington residents contend with low winter temperatures, with average temperatures under 50 degrees for most of the year. This means most homeowners will be calling on their heating system year-round to keep their homes comfortable and safe. Constant use will increase the likelihood of components breaking down, so plans that cover HVAC and heating systems are generally best in Washington State.
Finally, the average monthly humidity in Washington is quite high at over 70% year-round. High humidity means your heating equipment and refrigerator will be working overtime to keep your home warm and your food safe. Plans that cover refrigerators and heating systems are generally better suited for Washingtonians for this reason.
A home warranty is a home protection plan for things that generally aren’t covered individually by homeowners insurance. Most home warranties either cover major home appliances or major systems in the home, like heating, plumbing, and electric. In the event of an issue or breakdown of your covered items, your home warranty will kick in and provide coverage for repair or replacement.
Most home warranties require an annual fee plus a service fee that gets charged every time you need a service call for an issue. In most cases, you’ll pay far less for home repairs with a home warranty than you would without one. Additionally, home warranties have coverage caps that limit the amount of coverage you can get per item per year.
Many homeowners wonder about the differences between home warranties and homeowners insurance. They are similar in some ways, including the protection they offer against unexpected issues in the home. However, there are some important differences that you should understand.
First, home warranties offer more specific coverage than home insurance. A home warranty will often cover individual appliances or home systems, like refrigerators, stoves, and plumbing and electrical systems. Homeowners insurance offers more broad coverage for your entire home, which could include damages to individual systems and appliances.
The second difference, which will help you understand the first, is when these two policies kick in. Homeowners insurance generally requires some catastrophe to occur before coverage is available. Things like tornadoes, floods, hurricanes, and other major weather events can cause enough damage that home insurance would cover it. On the other hand, home warranties can kick in and provide financial coverage when an appliance or home system stops working or runs into an issue simply because of old age.
Finally, the amount you pay out of pocket when filing a claim is drastically different with these two home protection plans. Homeowners insurance policies generally require a large deductible to be paid out-of-pocket before coverage is offered. The deductible can reach into the thousands of dollars. With a home warranty plan, you’ll pay an average service fee of just $85.
The process of enrolling in a home warranty plan is simple. You just need to choose a provider, select a plan from that provider, pay for the warranty, and then wait for the coverage to kick in. Some companies provide coverage in as little as 10 days, while others can take up to 90 days. The process for filing a claim with your home warranty provider and getting coverage is detailed below.
Coverage varies among different providers and is based on which coverage plan you choose, so it’s impossible to say what your particular plan will cover. However, home warranties typically either cover appliances, home systems, or a combination of the two.
Common home appliances covered include refrigerators, ovens, cooktops, dishwashers, clothes washers, dryers, garbage disposals, microwaves, and range exhaust hoods. If you choose a plan that covers systems only or systems and appliances, it’s likely to include protection for plumbing, heating, and electrical systems, HVAC ductwork, water heaters, and more. Minor-system coverage is sometimes included for garage door openers, smoke alarms, and more.
Again, every plan is different, so you should check your sample contract for specific exclusions before signing. Common items that aren’t covered in home warranty programs include cosmetic repairs, pre-existing conditions in your home, and damages caused by a lack of maintenance. There is also the possibility of certain components being excluded — like pool liners or jets — but you’ll need to check your service contract for more details.
Based on online reviews, most Washington homeowners are pleased with the coverage they get from their home warranties. However, there are some common complaints we see that can help you decide on which company is most likely to suit you best.
One of the most common issues talked about in home warranty reviews is that coverage is denied without warning and seemingly for no reason. When you file a claim, your home warranty service provider loses money. Unfortunately, some companies deny claims in an effort to save money, even though your contract clearly states you should be covered. To avoid this issue, you should only work with reputable home warranty companies, like the ones we’ve reviewed above.
Another common complaint is that the out-of-pocket costs for certain repairs can be higher than anticipated. This often happens when a fridge replacement or major home system repair is needed. Most home warranties have coverage caps, which means there’s a maximum amount the company will cover before you’re responsible for the costs. It’s crucial that you understand your coverage caps so that you’re not caught off guard with unexpected charges for repairs.
It will only take one or two repairs around your home for a home warranty to pay for itself. You can estimate the value of a home warranty by looking at the average cost of common home repairs and then comparing what you’d pay with a warranty in place.
For example, plumbers, electricians, and HVAC technicians all average around $300 per service call, and major repairs for systems can cost upward of $1,000. Similarly, if you ever have an issue with a major appliance, like a refrigerator, you’ll be looking at a repair cost averaging around $300 or replacement costs up to around $3,000 or more.
If you compare these prices to the $85 service fee you’ll pay with a home warranty, the investment instantly becomes well worth it. Most homeowners need more than one service call each year, which means your coverage could save you thousands of dollars in repairs and cost you far less in repairs and replacements.
For many homeowners, the real value of a home warranty is in the peace of mind it provides. No homeowner wants to see an unexpected repair cost reaching into the thousands of dollars. A home warranty protects you against these charges, helping you budget and save more effectively.
A Washington home warranty will cost anywhere from $35 to $80 per month. The price you’ll pay will depend on the provider and plan you choose, as well as how comprehensive the plan is. Most companies offer add-on options to increase coverage, but these options also drive up your annual price. In addition to the monthly charge for your home warranty, it’s important to remember that you’ll also need to pay a service call fee — which averages around $85 — for each claim you make with your home warranty provider.
The best home warranty in Washington is Select Home Warranty. Select Home Warranty has been around for ten years and is known for excellent coverage, impressive customer service, and fair pricing. The plans also offer protection for some of the appliances, issues, and systems that need it most in the state, including roof leaks, refrigerators, and heating systems.
Most home warranty plans are going to cover repair and replacement costs. The replacement costs on a home warranty will vary from one plan to the next. You can expect that home warranties will give you most of the money towards a replacement, but don’t expect to have the entire replacement paid for if you need major appliances like refrigerators replaced.
Everyone can benefit financially from a home warranty, but there are some groups of people that will see the biggest upside from the coverage.
First-time homebuyers, specifically, will get more peace of mind from home warranties than most others. The last thing you want to do after purchasing a new home is have to lay out additional money for unexpected repairs. Sellers in the real estate market can also benefit, as repairs are often needed prior to closing to ensure the buyers get what they expect.
Additionally, homeowners in aging homes — specifically, approaching or beyond 40 years old — can benefit greatly from home warranties. At this age, homes start to show their age and are more likely to run into issues that a home warranty will cover.
At House Method, transparency and trust are our most important values for the reader. We’ve done the homework for you and have researched over 50 home warranty companies so you can have the information you need to make the best choice for your home.
Our team spent hours on the phone speaking to representatives from each home warranty company to get information right from the source. We also dug into the fine print on each company’s service agreement to ensure no detail was left out.
To make the most of our research, we developed an objective rating system to score each home warranty company based on the following criteria:
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