4 Best Home Warranty Companies
in Seattle, WA

by House Method Local Advisors - Updated August 10, 2022

A Seattle home warranty policy can help protect home buyers and current homeowners by covering major repairs and replacements on your home's appliances and systems.

Seattle is a place that has so much culture, great weather, and some beautiful homes. Homeownership in Seattle has many perks associated with it, but some downsides come hand in hand with it too. For one, making sure that your home's systems and appliances get the repairs they need can make Seattle homeownership quite costly.

Finding the best home protection plan for your Seattle home can be challenging, so our team at House Method did the research for you to help you find the best home warranty in Seattle. Read on for our home warranty recommendations and learn which plan works best for your home.


Best Customizable Plans
  • The oldest and most trusted company in the industry
  • Allows customers to build their own plans
  • Ability to choose the service fee you want to pay

Quickest Service
  • Policy starts in ten days
  • 24/7 customer service support
  • Generous coverage caps on important systems and appliances

Best Appliance Coverage
  • Established company with a BBB accreditation
  • Doesn’t have a coverage cap on heating, cooling, or ductwork
  • 24/7 service calls available

Choosing a home warranty company in Seattle


After reviewing the basics of home warranties in Seattle, the next step is to determine which company you want to get a free quote from. Plans can vary, so consider the following factors when choosing a home warranty policy:

Quick reference for home warranty companies in Seattle

$29.27 - $74.27/month
25 years in business
$50.40 - $62.90/month
14 years in business
$38.00 - $48.50/month
38 years in business
$34.99 - $67.99/month
43 years in business

Home Warranty Company and Plan Details


Finding a home warranty in Seattle can take a lot of time. House Method took the time and narrowed down the top providers so you can more easily select the one that has the best plan for your home. Here's how they ranked:
  1. American Home Shield - Best Customizable Plans
  2. The Home Service Club - Quickest Service
  3. First American Home Warranty - Best Appliance Coverage
  4. Cinch Home Services - Best Workmanship Guarantee

American Home Shield

4.75

Best Customizable Plans

American Home Shield logo
MONTHLY COST $29.27 - $74.27
YEARS IN BUSINESS 25

The oldest and most trusted company in the industry

Allows customers to build their own plans

Ability to choose the service fee you want to pay

Broad coverage on up to 33 appliances and systems

Doesn’t let customers choose their own technician

Doesn’t provide coverage in Alaska

American Home Shield offers the most customizable home warranty in Seattle. AHS has been in the home warranty industry for over 25 years. AHS offers the ability to customize your plan with the coverages that work specifically for your home. Plus, it also has a remarkably low claim denial rate in comparison to other home warranty companies. The 3 plans from AHS are comprehensive and offer a mix of both system and appliance coverage.

American Home Shield offers 3 plans for Seattle homeowners. The ShieldSilver, ShieldGold, and ShieldPlatinum are the options they have, which contain a mix of system and appliance coverage. The coverage caps associated with AHS's plans are around the $2,500 mark for many of the major systems and appliances, and service fees are customizable and range from $75 to $125.

To get a free quote from American Home Shield, fill out this online form or give them a call at 888-365-2839. For a more detailed breakdown, read our review of American Home Shield.

Home Warranty Plans from American Home Shield

ShieldSilver
Service fee: $75.00 - $125.00 Monthly cost: $29.27 - $44.27 Items covered: Air Conditioner, Alarm, Attic fans, Bath exhaust fans, Ceiling fans, Cooktop exhaust, Disposal, Doorbell, Ductwork, Electrical, Garage door, Heating system, Locksmith, Plumbing, Plumbing stoppages, Toilet, Water dispenser, Water heater, Whole house fan Add-on items: Pool, Spa, PC, TV, Septic, Well pump
ShieldGold
Service fee: $75.00 - $125.00 Monthly cost: $39.27 - $54.27 Items covered: Air conditioner, Alarm, Attic fans, Bath exhaust fans, Ceiling fans, Cooktop exhaust, Dishwasher, Doorbell, Dryer, Ductwork, Electrical, Garage door, Heating system, Microwave, Oven, Plumbing, Plumbing stoppages, Refrigerator, Toilet, Trash compactor, Washer, Water heater, Whole house fan Add-on items: Pool, Spa, PC, TV, Septic, Well pump
ShieldPlatinum
Service fee: $75.00 - $125.00 Monthly cost: $59.27 - $74.27 Items covered: Air conditioner, Alarm, Attic fans, Bath exhaust fans, Ceiling fans, Cooktop exhaust, Dishwasher, Disposal, Doorbell, Dryer, Ductwork, Electrical, Garage door, Heating system, Locksmith, Microwave, Oven, Plumbing, Plumbing stoppages, Refrigerator, Roof leaks, Toilet, Trash compactor, Washer, Water dispenser, Water heater, Whole house fan Add-on items: Pool, Spa, PC, TV, Septic, Well pump

The Home Service Club

4.7

Quickest Service

The Home Service Club logo
MONTHLY COST $50.40 - $62.90
YEARS IN BUSINESS 14

Policy starts in ten days

24/7 customer service support

Generous coverage caps on important systems and appliances

30-labor guarantee and 90-day parts guarantee

Offers utility and home service outside line coverage

Higher service fee of $95

Not accredited by the Better Business Bureau (BBB)

Only 2 plan options

In Seattle, The Home Service Club offers the best home warranty with the quickest service. HSC has been on the market for more than 14 years, making it a well-respected company in the industry. HSC offers 2 plans for you to decide between. With a home warranty from HSC, you can benefit from quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days. Not to mention, it has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee.

The Home Service Club has 2 plans that offer a mix of appliance and system coverage. The coverage caps associated with HSC's plans are around the $2,000 mark for most of the major systems and appliances, and service fees are customizable and range from $65 to $90.

To get a free quote from The Home Service Club, fill out this online form or call 800-750-9443. For more information on this provider, read our The Home Service Club Review.

Home Warranty Plans from The Home Service Club

Standard Coverage Plan
Service fee: $60.00 - $95.00 Monthly cost: $50.40 Items covered: Air conditioner, Ceiling fan, Dishwasher, Garbage disposal, Dryer, Electrical system, Food center, Free-standing ice maker, Garage door opener, Heating system, Microwave, Oven, Plumbing, Refrigerator, Trash compactor, Central vacuum, Washer, Water heater Add-on items: Utilities and home service line coverage (outside gas line, outside water line, outside sewer line, sprinkler system, Pool, Spa, Water softener, Roof leaks, Well pump, Pump, Stand-alone freezer
Comprehensive Coverage Plan
Service fee: $60.00 - $95.00 Monthly cost: $62.90 Items covered: Air conditioner, Alarm wiring, Attic fans, Ceiling fan, Dishwasher, Garbage disposal, Doorbell, Dryer, Ductwork, Electrical system, Food center, Free-standing ice maker, Garage door opener, Heating system, Microwave, Oven, Pest control, Phone, Plumbing, Plumbing stoppages, Refrigerator, Sump pump, Toilet, Trash compactor, Central vacuum, Washer, Water dispenser, Water heater, Whole house fan Add-on items: Utilities and home service line coverage (outside gas line, outside water line, outside sewer line, sprinkler system, Pool, Spa, Water softener, Roof leaks, Well pump, Pump, Stand-alone freezer

First American Home Warranty

4.5

Best Appliance Coverage

First American Home Warranty logo
MONTHLY COST $38.00 - $48.50
YEARS IN BUSINESS 38

Established company with a BBB accreditation

Doesn’t have a coverage cap on heating, cooling, or ductwork

24/7 service calls available

Offers replacement of some covered items that are too damaged to repair

Doesn’t let customers choose their own contractor

According to some customer reviews, the technical jargon in contracts is confusing

First American Home Warranty offers the best home warranty for appliance coverage in Seattle. The 2 plans from First American are comprehensive and offer both system and appliance coverage. First American offers very affordable and comprehensive appliance coverage. Plus, it also has a unique add-on alongside common ones called the First Class Upgrade, which covers fees associated with the use of lifting equipment, up to $250 per local building permits, haul away services, and appliances and systems that have been insufficiently installed or modified.

The 2 plans from First American Home Warranty are Basic Plan and Premier Plan. First American's service fees are a reasonable $85, and the coverage caps come out to around $1,500 per covered system or appliance.

To get a free quote from First American Home Warranty, fill out this online form or give them a call at 833-204-7164. For more information on this provider, read our review of First American Home Warranty.

Home Warranty Plans from First American Home Warranty

Basic Plan
Service fee: $85.00 Monthly cost: $38.00 Items covered: Attic fans, Ceiling fans, Cooktop exhaust fan, Dishwasher, Disposal, Dryer, Microwave, Oven, Refrigerator, Trash compactor, Washer, Water dispenser Add-on items: Pool, Spa, Air conditioner, Septic tank, Septic, Well pump, First-class upgrade
Premier Plan
Service fee: $85.00 Monthly cost: $48.50 Items covered: Attic fans, Ceiling fans, Cooktop exhaust fan, Dishwasher, Disposal, Dryer, Ductwork, Electrical, Garage door, Heating system, Microwave, Oven, Plumbing system, Plumbing stoppages, Refrigerator, Toilet, Trash compactor, Vacuum, Water heater, Washer, Water dispenser Add-on items: Pool, Spa, Air conditioner, Septic tank, Septic, Well pump, First-class upgrade

Cinch Home Services

4.35

Best Workmanship Guarantee

Cinch Home Services logo
MONTHLY COST $34.99 - $67.99
YEARS IN BUSINESS 43

Offers home insurance deductible of $500

Extra long 180-day workmanship guarantee

Offers free cancellation in the first 30 days

Charges high service fees of $75-$150

Doesn’t allow customers to choose their own technician

Isn’t available in Hawaii or Alaska

Cinch Home Services is the home warranty with the best workmanship guarantee in Seattle. Cinch has 3 simple plans, making the selection process easy. With a home warranty from Cinch, you can benefit from a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done. Not to mention, it has a broad range of coverage options that will give homeowners peace of mind.

Cinch Home Services offers 3 plans for Seattle homeowners. The Appliances Plan, Built-in Systems Plan, and Complete Home Plan are the options they have, which have a mix of system and appliance coverage. Service fees from Cinch are customizable and range from $75 to $150. The coverage caps are also typically around $1,000-$2,000 at the maximum.

Read our Cinch Home Services full review to learn more. To receive a free quote from Cinch Home Services, fill out this online form or call 877-589-0505.

Home Warranty Plans from Cinch Home Services

Appliances Plan
Service fee: $75.00 - $150.00 Monthly cost: $34.99 - $50.99 Items covered: Cooktop exhaust fan, Dishwasher, Dryer, Food center, Free-standing ice maker, Microwave, Oven, Refrigerator, Refrigerator ice maker, Trash compactor, Washer Add-on items: Pool, Septic, Well pump
Built-in Systems Plan
Service fee: $75.00 - $150.00 Monthly cost: $39.99 - $57.99 Items covered: Air conditioner, Smoke alarm, Attic fans, Bath exhaust fans, Ceiling fans, Disposal, Doorbell, Ductwork, Electrical, Garage door, Heating system, Plumbing, Plumbing stoppages, Septic tank pumping, Spa, Sump pump, Toilet, Vacuum, Water dispenser, Water heater, Whole house fan Add-on items: Pool, Septic, Well pump
Complete Home Plan
Service fee: $75.00 - $150.00 Monthly cost: $49.99 - $67.99 Items covered: Air conditioner, Alarm, Attic fans, Bath exhaust fans, Ceiling fans, Cooktop exhaust, Dishwasher, Disposal, Doorbell, Dryer, Ductwork, Electrical, Food center, Free-standing ice maker, Garage door, Heating system, Microwave, Oven, Plumbing, Plumbing stoppages, Refrigerator, Refrigerator ice maker, Septic tank pumping, Spa, Sump pump, Toilet, Trash compactor, Vacuum, Washer, Water dispenser, Water heater, Whole house fan Add-on items: Pool, Septic, Well pump

Additional home warranty information


Cost to replace or repair common home appliances and repair damages in Seattle

AIR CONDITIONER
$6,912
HEATING
$4,608
ELECTRICAL
$691
TOILETS
$576
WASHER/DRYER
$922
PLUMBING
$691
OVEN/STOVE
$1,843
FRIDGE
$691

Many home warranties cover or have options to cover appliances and other expensive repairs, which can save you significant money over time.

Looking to save big when things go wrong?

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What is a home warranty?

A home warranty is a protection plan that helps homeowners cut back on the high costs of appliance and systems repairs. Home warranties will cover a number of home systems and appliances that need repairs or replacements due to normal wear and tear. Having a home warranty in place can make budgeting and managing your finances less stressful. Home warranty plans usually have a thirty-day waiting period from the time you purchase to the time you can start using it.

When one of your systems or appliances experiences a problem, you file a claim with your home warranty provider. You can do so online or by telephone, and then a technician will come and fix the problem. After that, you will pay the service fee. Service fees for home warranties range in price from $60 to $150. Most home warranty plans also have a coverage limit, which is the maximum cost per year or appliance that the home warranty company will cover for repairs and replacements.

What does a home warranty cover?

A home warranty will cover your home's systems and appliances from normal wear . Typical appliances covered under a home warranty include a dishwasher, washer, refrigerator, garbage disposal, microwave, dryer, and more. The systems that are most commonly covered will be plumbing systems, heating systems, electrical systems, air conditioners, and hot water heaters. The add-on coverage options can include roof leak, pool, spa, septic system, and sometimes even things like locksmith or pest control.

A home warranty will only help you with repairs and replacements due to normal wear and tear. If you don't take care of your appliances or systems and follow preventative maintenance guidelines, the home warranty will not cover it. Things like misuse, pre-existing conditions, cosmetic damages, and lack of maintenance are not included in a home warranty policy.

Is a home warranty worth it in Seattle?


Benefits of a home warranty

Seattle's frigid winters can put a strain on a home's HVAC system. Whether it's summer or winter, a home warranty will cover your home's appliances and systems if they need to be repaired or replaced. For example, if your air conditioner stops working in the middle of July, a home warranty can cover the needed repairs, preventing you from spending unexpected money out of pocket.

Not only can a Seattle home warranty save you some money on repairs and replacements, it saves you time too. Instead of needing to vet technicians yourself, home warranty companies do the work for you and send a contractor from their network right to your door when you need them.

Downsides of a home warranty

One drawback of buying a home warranty is that there are usually exclusions. For instance, if you already have a manufacturer's warranty on one of your appliances, it may not be included in the home warranty, so it's important to read over the contracts you're considering carefully to get a sense of what is included and what isn't. Another potential pain point of home warranties is that they don't cover systems or appliances that haven't been properly maintained. This can lead to your repair requests being denied, so it's important to carefully follow the manufacturer's guidelines for maintenance of your home systems and appliances.

Whether or not a home warranty is worth it depends on your personal situation. Like any other sort of insurance policy or warranty, it's there to give you a sense of protection, so you will have to decide how much that is worth to you.

Final Thoughts

A home warranty can save you a decent amount of money on home maintenance and offer you peace of mind as a homeowner in Seattle. American Home Shield is the best overall home warranty company in Seattle. American Home Shield offers home warranties with great coverage at an affordable price.


Best Customizable Plans
  • The oldest and most trusted company in the industry
  • Allows customers to build their own plans
  • Ability to choose the service fee you want to pay

Quickest Service
  • Policy starts in ten days
  • 24/7 customer service support
  • Generous coverage caps on important systems and appliances

Best Appliance Coverage
  • Established company with a BBB accreditation
  • Doesn’t have a coverage cap on heating, cooling, or ductwork
  • 24/7 service calls available

Home Warranty FAQs


What's the best home warranty company?

The top home warranty provider in Seattle is American Home Shield. American Home Shield an expansive network of professional technicians and a tremendous reputation in the Seattle area.

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

A home warranty plan covers the normal wear of systems and appliances in a home. A homeowners insurance plan protects a home in a situation like a natural disaster or fire. With homeowners insurance, you won't be able to file a claim should you need a new refrigerator or oven, unless the damage is due to a natural disaster.

Can you use a home warranty immediately after purchasing it?

Typically coverage for a home warranty plan begins 30 days after payment. However, a few companies may allow you to file a claim before this, so check with customer service to find the exact waiting period for your situation.

How do service fees work?

A service fee is an expense that a homeowner must pay before a repair person or contractor comes to your home to repair your home warranty-related issue. Prices typically range between $60 and $150. Service fees are sometimes referred to as deductibles, and they should be the only out-of-pocket cost that homeowners have with a home warranty except for the policy's premium.

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