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Best Home Warranty [2019 Update]

We reviewed the industry for customers who are wondering whether home warranties are worth it and how to get a home protection plan for the best value. With our comprehensive guide, you can compare companies and we’ll explain to you how to choose the best home warranty. Advertiser disclosure.

18 Companies Considered
13 Contracts Analyzed
7 Finalists

Our reviews process

When it comes to finding the best home warranty, House Method did the research so you don’t have to. After all, only 3% of the 188 home warranty companies are well-known household names.

We consolidated customer reviews, found answers to common questions, and compared ratings from other review sites.

Our staff spent hours on the phone with real sales agents from market-leading brands to compare quotes and evaluate customer service.

We also marked up copies of sample contracts from each of the brands above to breakdown industry jargon, identify red flags, and understand what is and is not covered.

Our criteria for the best home warranty takes a variety of factors into consideration including coverage, cost, customer service, and the claims process. Using this methodology, we narrowed the industry down to the top home warranty brands. Below is a checklist of our rating system.

How we chose

  • A sample contract is accessible online
  • Exclusions and limits are clearly defined
  • Generous coverage caps above $500
  • Multiple plan options
  • Premiums are below $600 per year
  • Low service fees below $100
  • Responsive customer service that’s available after hours
  • Easy claims process
  • Quick turnaround time on approving claims
  • Positive reputation that’s backed by customer reviews
  • A BBB rating that's above a C
  • National availability

The 7 best home warranty companies in 2019

Best Overall
  • 2 plans available + optional add-ons
  • After hours customer service
  • 90-day repair guarantee
  • $29–$42 per month

Awesome service and very timely with repairs.

Fabian H.
HM Score
Availability

All states except CA and WA

Service Fee

$75

Why it’s the best

Choice Home Warranty offers the best home warranty coverage (even with its most basic plan) at competitive pricing.

Best value

Choice Home Warranty offers two plans—a Basic Plan and a Total Plan—both of which include appliances and systems.

Customers also have the option to customize add-ons. You can get home warranty coverage for your well pump or a second refrigerator.

Note: Freon is fully covered by Choice Home Warranty. Most companies charge $10 per pound.

Few exclusions

Choice Home Warranty does not deny coverage based on the age of your home or covered items as long as you’ve taken good care of them, making it a good choice for older homes.

Cost

Monthly plans start at $29 with a service fee of $60–$75. The waiting period is 30 days between sign up and when coverage begins.

Ratings and reviews

The Better Business Bureau (BBB) gives Choice Home Warranty a B- rating based on 1,400 customer reviews. Here’s one Choice Home Warranty review featured on its website from Jaya M. on December 18, 2018:

Our claim to repair our clothes dryer was processed quickly and an experienced brand certified technician was sent to diagnose the problem. The technician knew right away what the problem was. He came back the following day with the part and fixed the dryer. Very good service! We are completely satisfied with this claim and the time it took to repair.

Appliance Coverage
  • 4 plans + optional add-ons 
  • Option to build your own plan
  • BBB accredited
  • Generous coverage caps
  • $20–$65 per month

They also follow up to make sure that the work was properly done.

Mark S.
HM Score
Availability

All states except AK and 5 boroughs of NYC

Service Fee

$75–$125

Why it’s runner-up

American Home Shield covers the cost to repair, replace, remove, and dispose of appliances that break from age or normal wear and tear.

À la carte coverage

American Home Shield offers four plans: Appliances Plan, Systems Plan, Combo Plan, and a Build-Your-Own Plan.

Customers also have the option to add on extra coverage for items like a pool, spa, or guest house up to 750 square feet.

Longest in the business

American Home Shield founded the home warranty industry 47 years ago. If you’re looking for a company with some history, American Home Shield is a good choice.

Cost

Costs vary by location but the quotes House Method received were between $20 and $65 per month. Service fees range between $75 and $125, which is higher than average. Coverage begins after 30 days of signing up and lasts 12 months.

Note: the cost to remove and dispose of broken appliances is covered by American Home Shield whereas most companies will charge customers an extra removal fee.

Ratings and reviews

The BBB gives American Home Shield a B rating based on 2,929 customer reviews. This rating recently improved after the company responded to negative reviews. Here’s what Lauren V. D. said about AHS on December 17, 2018:

Our American Home Shield techs are always patient, thorough, and take the time to explain our heating system to us so that we understand the issues and know how to correct them if [and] when they occur again. They are always timely, courteous, and professional!

Comprehensive Coverage
  • 3 plans + optional add-ons
  • Free roof leak coverage
  • Optional septic system coverage
  • Responsive customer service
  • $36–$42 per month

The best service I've ever had.

Erica M.
HM Score
Availability

All states except CA, NV, NY, WA, and WI

Service Fee

$75

Why we chose it

Select Home Warranty offers coverage for items most home warranty companies don’t, including roof leak protection.

Comprehensive coverage with unique add-ons

Select Home Warranty offers three plans. Bronze Care covers appliances, Gold Care covers systems, and Platinum Care covers both appliances and systems.

You’ll also have the option to add protection for items that most home warranty companies don’t cover. Unique add-ons include roof leak protection and septic system coverage.

Cost

Select Home Warranty costs $36 to $42 per month with a service fee of $75. Your 12-month contract begins 30 days after registering. Popular promotions include two months free and $100 off when you sign up for an annual plan.

Ratings and reviews

The BBB has given Select Home Warranty a B rating. This is large in part due to the home warranty company answering 2,261 customer complaints in the past three years, proving its responsiveness.

Customer reviews tout Select’s network of knowledgable sales reps and reliable service contractors. Here’s one Select Home Warranty review from the BBB’s website on May 21, 2016:

Strong customer advocate in a stressful situation with a bad water heater. Jermel (claims manager) was highly attentive with a very strong service mindest. I could not have asked for a more knowledgable advisor to solve the problem.

Fast Coverage
  • 2 plans + optional add-ons 
  • 10-day waiting period
  • Quick turnaround on claims
  • Best customer reviews
  • $33+ per month

They gave me a call right away to set up an appointment for later that day.

Nicole G.
HM Score
Availability

All states except CA and WA

Service Fee

$65–$125

Why we chose it

The Home Service Club has a short waiting period, fast claims process, and responsive customer service.

Utilities included

The Home Service Club offers two plans—Standard or Comprehensive Coverage.

The company also offers some unique add-ons that you can pay extra for. Most home warranty companies do not cover utility lines, but The Home Service Club will cover the outside power, sewer, water, and irrigation lines.

Cost

Plans start at $33 per month. Customers can opt into a lower premium for a higher service fee of $65–$125. Contracts last 12 months but you could get up to five additional months for free if you enroll in a five-year plan.

Remember, you have the option to cancel your policy at any time. You’ll be refunded the pro-rated amount you’ve already paid for but haven’t used.

Ratings and reviews

The Home Service Club has the lowest BBB rating of the providers we reviewed here, but it is not BBB accredited. The BBB gives it a C.

On the other hand, and perhaps more importantly, The Home Service Club has the highest customer ratings of all of the home warranty companies we reviewed. Customers praise the company’s quick turnaround on claims and efficient technicians. Here’s what Vonda J. reported on Google in January 2019:

I signed up with Home Service Warranty a few years ago. I have used them several times. The service is great. The repair people are fair and knowledgeable. The low deductibles are worth not having to pay in full for the repairs or replacements. I always highly recommend this company to all of my clients and friends. It’s money well spent.

Limited Exclusions
  • 2 plans + optional add-ons 
  • Covers improperly installed or maintained items
  • No cap on coverage for HVAC
  • Recommended by and for real estate agents
  • $28–$50 per month

 

I would give it a 10.

Rodney M.
HM Score
Availability

Not available in AK, CT, DE, HI, IL, LA, MA, ME, MN, ND, NH, NY, RI, VT, or WI

Service Fee

$75

Why we chose it

Home warranty coverage of improperly installed or maintained appliances and systems is a perk unique to First American.

A true upgrade with limited exclusions

First American offers one plan for home sellers and two plans for home buyers or homeowners in addition to optional add-ons.

If you go with First American, we highly recommend enrolling in its First Class Upgrade. Most companies do not cover appliances or systems that have not had routine maintenance or items that were incorrectly installed or modified.

First American’s First Class Upgrade is an exception to the rule. That means your 13-year-old water heater is still covered even if it’s showing signs of rust, which it probably is even if it has been well-maintained.

Cost

Monthly plans range between $28 and $50 with a $75 service fee. Contracts last 12 months but you will have the option to renew year after year.

Ratings and reviews

The BBB gives First American a B+ rating based on 3,154 customer reviews. Here’s what Lisa M. had to say about First American:

If something happened and we weren’t covered with First American, I can’t even imagine how expensive it would be. Because things do go wrong when you own a home. You could have one problem one day then, two weeks later it’s something else. So, no matter how many times it happens, you know you’re covered.

Customizable Plans
  • 4 plans + optional add-ons
  • Choose your own pre-approved service contractor
  • Lower service fee than average
  • Four plan options plus add-ons
  • $32+ per month

The peace of mind is worth having this warranty to me!

Cindy F.
HM Score
Availability

Nationwide

Service Fee

$60

Why we chose it

AFC Home Club lets customers choose their own contractors to repair and replace covered items.

Customizable plans

America’s 1st Choice Home Club offers four plans. Customers can choose from Systems (systems only), Silver (appliances only), Gold (combination), or Platinum (comprehensive) plans.

Choose your own service provider

All of the home warranty companies that we’ve reviewed require customers to wait until the provider connects them with an approved contractor within its network.

America’s 1st Choice allows customers to choose their own service provider. That means if you already know a plumber who does an excellent job, you can be reimbursed for hiring them to fix a covered item.

Cost

America’s 1st Choice Home Club plans begin at $32 per month with a $60 service fee. These are 12-month plans that can be paid monthly or annually.

Ratings and reviews

America’s 1st Choice is BBB accredited with a B rating. Customers have praised the company’s reliability to fulfilling what has been promised. Here’s a customer review from Mary M. that we found on Google in December 2018:

America’s 1st Choice Home Club offers a variety of home warranties. I was able to order appropriate warranties for two real estate transactions at affordable prices for my clients. Great communication and follow up from their associates.

Cheapest
  • 2 plans + optional add-ons
  • Affordable plans with a low service fee
  • After hours customer service
  • Nationwide coverage
  • $31–$38 per month

I could not be more pleased with the service I received from Advanced and the technician.

HM Score
Availability

Nationwide

Service Fee

$60

Why we chose it

If you’re looking for the cheapest home warranty, Advanced is the provider for you.

Cheapest home warranty

Advanced Home Warranty offers two home warranty plans—a Basic Plan and a Total Plan—at an affordable price with a low service fee.

Cost

The quotes House Method received from Advanced ranged from $31 to $38 per month with a $60 service fee. The company also regularly runs promotions, like an extra month of free coverage.

Ratings and reviews

As a new company, Advanced Home Warranty is not BBB accredited or rated by the BBB yet. It was founded in 2014 as a sister company of Choice Home Warranty.

How to buy a home warranty

Home warranty coverage

The following must be true for most home warranty providers to approve your claim:

  • The item is covered under your particular plan
  • The item has broken due to normal wear and tear
  • Routine maintenance has been conducted on the item prior to breaking 

Per the requirements above, your warranty likely will not cover a repair if your garbage disposal isn’t working because it’s jammed with foreign objects, like bottle caps or paper clips.

It might also be helpful to copies of your home inspection or maintenance receipts on hand. These records aren’t required by home warranty companies but they could support your claim if the age or status of your appliances and systems are in question.

All home warranty contracts vary by provider and plan. Make sure you understand your coverage and its exclusions that are outlined in a sample contract before you sign up.

Types of home warranty plans

Most home warranty providers offer three levels of coverage. Some split their plans by the number of items covered (basic, comprehensive, and à la carte plans) while others divide coverage by the type of item (appliances, systems, and comprehensive plans).

It’s important to shop around and choose the plan that covers the most items you have in your home. Compare home warranty plans below.

Basic | Comprehensive | À La Carte | Appliances Only | Systems Only

Basic home warranty plans

This includes the major systems and/or appliances that you use every day. The following items are typically covered under a basic plan:

  • Heating, air conditioning, and ductwork
  • Electrical system, including garage door openers
  • Plumbing system, stoppages, and water heater
  • Clothes washer and dryer
  • Dishwasher
  • Oven/range/cooktop
  • Built-in microwave
  • Refrigerator

This is the best home warranty plan for homeowners who want coverage for only the core components to keep their homes up and running.

Comprehensive home warranty plans

Upgraded coverage (also called “combination plans”) that includes everything under a basic plan plus additional items. These plans may include coverage for the following:

  • Alarm wiring
  • Built-in food centers
  • Central vacuum
  • Doorbells
  • Smoke detectors
  • Sump pump
  • Trash compactor
  • Water dispenser
  • Whirlpool bathtubs

This is the best home warranty plan for homeowners who want total home protection for all of their appliances and systems.

Optional add-ons

The best home warranty providers have anà la carte menu, allowing customers to customize their plans. Popular add-ons include:

  • Additional appliances, like a second refrigerator or two water heaters
  • Pool and spa equipment
  • Stand-alone freezer
  • Water softener
  • Well pump

This is the best home warranty plan for homeowners who have additional appliances or special features that aren’t standard in all houses.

Appliance-only plans

Home warranty coverage for all major appliances in the home, such as the following:

  • Clothes washer and dryer
  • Oven/range/cooktop
  • Built-in microwave
  • Refrigerator
  • Freestanding ice maker
  • Dishwasher
  • Trash compactor
  • Garbage disposal

This is the best home warranty plan for homeowners with old home appliances but relatively new systems that are already covered under an extended warranty.

Systems-only plans

Home warranty coverage for all major home systems, including the items below:

  • Heating, air conditioning, and ductwork
  • Electrical system, including garage door openers
  • Plumbing system, stoppages, and water heater
  • Central vacuum
  • Doorbell
  • Smoke detectors
  • Ceiling, exhaust, and attic fans

This is the best home warranty plan for homeowners with old home systems but fairly new appliances that are already covered under a manufacturer’s warranty.

Home warranty limitations

Most home warranty providers set spending limits on each covered appliance and system.

For example, your plan may set a maximum spending limit of $1,500 on your heating system. Under this warranty, the provider would only cover the repair or replacement cost of an HVAC system up to $1,500. You’d be responsible for the rest of the bill.

Fortunately, your home warranty still saves you money—sometimes thousands of dollars—even if it’s not the full cost of the repair or replacement.

The table below compares average home repair and replacement costs to average home warranty coverage caps. Use it to determine whether you need additional home appliance insurance.

The following repair and replacement costs are based on national averages. We calculated the average amount that home warranty customers can save by compiling sample contracts from the top home warranty providers we’ve reviewed.

Cost to repair Cost to replace Potential savings
HVAC $284–$347 $4,249$5,413 $544–$1,500
Plumbing & toilets $216–$305 $370–$1,038 $643$656
Water heater $546 $1,065 $1,037
Refrigerator $310 $1,925 $1,306
Oven/range/stove/cooktop $150 $1,675 $1,607
Dishwasher $150 $1,000 $1,683
Clothes washer & dryer $250–$310 $1,075–$1,250 $1,466–$2,932
Well or sump pump $486$818 $1,138$1,543 $625$925

Home warranty costs

Premiums

Home warranty premiums cost $25–$67 for each month of coverage. However, you can usually get a better deal if you invest in an annual premium. You might even be able to lock in a price by enrolling in a three- to five-year plan whereas one-year home warranty renewals are subject to a price increase year after year.

The total price of your home warranty will depend on where you live and the level of coverage you chose plus any optional add-ons. The price will not vary due to the age or size of the home unless it’s brand new or larger than 5,000 square feet.

Service fees

Your home warranty will have a set deductible—also known as a service fee—and it will likely have coverage caps, as mentioned above. Most warranty companies charge a non-negotiable, non-refundable service fee of $75–$125 each time a claim is approved.

Read your contract to find out if you’ll be charged a service fee for repeat visits if the problem is not resolved during the first appointment. Some providers, like Choice Home Warranty, will charge customers only once—the service fee or the cost of repair/replacement, whichever is less.

Note: Prices above are based on quotes given to the House Method team but pricing and promotions always vary by location. Call to get your personalized quote for free.

Contract terms

Most home warranty plans are eligible for 12 months. At the end of your contract term, customers can renew their plan and the majority of customers do.

In fact, sixty-five percent of home warranty sales are through renewals, according to Colonnade. American Home Shield alone boasts a 75% renewal rate.

Home warranties aren’t insurance policies though. You can almost always cancel at any time. If you paid in full at the time of signing, the provider will refund you the prorated amount of the warranty you haven’t used yet.

The peace of mind the service contract delivers to the customer has led to high renewal rates in the home warranty industry.”

Claims process

When something breaks unexpectedly, you’ll want peace of mind that it’ll be handled as soon as possible. Most home warranty companies require customers to submit a claim within three days of the system or appliance breaking. You can submit a claim online or by calling an 800 number.

Evaluate the situation before requesting service. If the item didn’t fail or malfunction due to age or normal wear and tear, it’s likely not covered and you’ll end up paying a $75 service fee for nothing.

Note: it can take 48 hours to four days for providers to approve your claim and schedule service. Home warranty providers reserve the right to send a contractor within their own network. You should not hire your own contractor and expect to be reimbursed by the provider. 

Should you need to cancel your appointment, remember that most providers will charge you a service fee as soon as the technician is en route.

Most common home warranty claims

Data from the Real Estate Inspection Company

Mechanical failures make up 79 percent of all home warranty claims.

Plumbing problems make up the majority of home warranty claims. Plumbing systems, stoppages, and toilet repairs are covered by most plans.

Home warranty customers can save up to $1,500 on HVAC repairs.

Routine maintenance, like flushing sediment from water heaters, is required by most home warranty companies in order to cover water heater repairs.

Washers, dryers, dishwashers, ovens, cooktops, built-in microwaves, and refrigerators are covered by basic home warranty plans.

Electrical repairs include wiring, garage door openers, and doorbells.

Garbage disposals that have worn out from normal wear and tear are covered by home warranties.

Only one percent of home warranty claims are related to gas problems.

Getting the best deal

Calling a home warranty company is your best option for getting the right plan for the best price. It’s much easier to negotiate a deal over the phone than email.

Whether you’re waiting for a call or you’ve got the phone in your hands now, here are some questions you should ask a sales representative along with the answers you should expect to hear.

What does the warranty cover?

Many complaints are due to a customer’s misunderstanding of coverage, which is frustrating for all parties involved. Deciphering and comprehending service agreements is tricky. Consider excessive jargon and countless exclusions as red flags and look elsewhere.

Does the age or brand of the home or its systems and appliances matter?

The answer should be no.

Does the plan cover systems or appliances or both?

Reflect on what you’d like to cover and choose your plan accordingly. Ask if they’re covered. If not, ask if you can add them on to your plan for an extra fee.

What's not covered?

Don’t forget to read the fine print beneath covered systems and appliances. Different home warranties will cover a refrigerator, but not an ice maker. Others will cover your exhaust fan, but won’t cut into the ceiling to replace it.

How much do home warranties cost?

Home warranties cost $25–$67 per month, but we recommend narrowing your search to providers with premiums that cost $50 or less.

What's the cancellation policy?

You can usually cancel at any time and receive a refund of the amount you don’t use. Ask the company about cancellation policies and fees. We’ve seen fees range from $50 to $75.

How does the claims process work?

Household items break unexpectedly and often at the worst times. If a customer service line is not available 24/7, ask whether you can submit a claim online.

Also, follow up about the average turnaround time for claims. The best home warranties approve claims within 24 to 48 hours, but other companies will make customers wait up to four days on weekends and holidays.

What’s your service fee?

Service fees are usually $75–$125. These are non-negotiable and non-refundable and every home warranty provider charges one.

Another perk you can inquire about is whether the provider will charge the lesser amount between the service fee and the actual cost of the repair or replacement.

Will I be charged for repeat visits if a problem persists?

The answer should be no.

You should also follow up with the scenario in which you’re unhappy with the service the provider’s contractor provides. Will they send a different technician on the next visit or whether you can get a second opinion?

Will a broken item be repaired or replaced?

Customers with old appliances and systems should ask whether the company will replace a covered item that is beyond repair. The majority of service agreements state that the home warranty company is responsible for repairing or replacing a covered item back to working order that’s up to code. However, it is not responsible for matching the brand, model, or color of the item they’re replacing.

Are there limits as to how much a plan will pay out?

If the provider will replace a covered item that’s beyond repair, ask if they’ll cover the total cost of the item. Most home warranty companies limit how much they’ll pay out. This limited amount often covers repair costs, but not always the total cost of a replacement plus installation.

On average, providers will pay between $1,500 and $2,000 for HVAC, up to $500 for plumbing and electrical, and anywhere from $500 to $3,000 for appliances.

The basics

Still asking yourself whether a home warranty is worth it? Here’s some more context on home protection plans to help you make your decision.

What is a home warranty?

A home warranty is an optional service agreement that you can purchase through a home warranty provider of your choice.

The company covers the repair or replacement costs of specific appliances (refrigerator, dishwasher, clothes dryer, etc.) or systems (plumbing, electrical, etc.) in a house for a preset period of time, usually 12 months.

When a covered item breaks from age or normal wear and tear, the provider will repair or replace the item. They’ll find and dispatch a local home repair professional—usually a licensed contractor within the provider’s network—to evaluate and resolve the issue.

Home warranties guard against costly repairs and lend peace of mind, which is why we, at House Method, think they’re worth it.

Home warranty vs. home insurance

A home warranty is a service contract that covers core appliances and systems within your home when they malfunction due to age or normal wear and tear. You’ll likely have the option to buy a home warranty when you close on a house, but a warranty is not required by mortgage lenders in order to complete a home sale.

Homeowners insurance covers structural damage as a result of a fire, natural disaster, or other situations outside your control. Homeowners insurance is required by most mortgage lenders and premiums are usually bundled with your monthly mortgage payment. Beyond structural damage, homeowners insurance will cover:

  • Liability—Coverage provided to the homeowner if someone is injured on the property
  • Property loss—Insurance typically covers personal belongings lost through theft or damage
  • Short-term housing costs—Many policies will help cover additional living expenses for temporary housing in the event that your home becomes uninhabitable due to damage or disaster

Bottom line—you’ll get more use out of a home warranty.  You could go a lifetime without making a homeowner’s insurance claim whereas the average homeowner files two home warranty claims per year.

Home warranty vs. manufacturer’s warranty

Manufacturer’s warranties cover individual appliances or systems and are issued and administered by the manufacturer of the product. Here are three common characteristics of manufacturer’s warranties:

  1. Coverage for only one item—A manufacturer’s warranty protects one particular item, covering repairs, service, or replacement of that item and that item only.
    • For example, if your LG washer is covered by LG’s manufacturer warranty but your LG dryer breaks, the warranty will not cover it—even if they are made by the same company—in this case, LG.
  2. Non-transferable—If you purchase a home that contains new appliances or systems, it’s unlikely that the manufacturer’s warranty—if the previous owner even held a policy—would transfer to you.
  3. Additional cost—It’s likely that you’ll spend more money on manufacturer’s warranties in the long run than you would if you had purchased a home warranty. Manufacturer’s warranties must be purchased—and maintained—on an annual ad hoc basis.

Bottom line—you’ll save more money with a home warranty. Registering for a manufacturer’s warranty for each item separately adds up fast and coverage usually only lasts one to two years whereas a home warranty plan will cover all of your appliances and systems under one renewable plan.

Expert advice

“When helping my clients decide whether a home warranty would be a good idea or not, we take a look together at the items that would be covered to try and decide if this is something of value.  If there’s a concern that an HVAC system or appliance is nearing the end of life, then it’s likely that the warranty will come in handy.  I have had clients who never used the warranty, but have also had many clients benefit from having this and were thankful it was in place.”

Jennifer Vaught, Realtor at Rossi & Taylor Group

Who needs a home warranty?

A home warranty makes sense for just about everyone.

Homeowners on a budget—In 2018, 40% of American adults reported they don’t have enough savings to cover a $400 emergency bill. If you’re part of that 40%, you likely don’t have enough cash to spend on a broken dishwasher either. To most of us, $30 a month for a home protection plan sounds much more manageable than a $1,000 dishwasher replacement.

First-time homeowners—Buying a house is overwhelming and expensive. On closing day, you’ll likely have a tight budget and a long list of home improvement projects to do. Fortunately, the anticipation of costly repairs can be subsided by investing in a home warranty. First-time homeowners can buy themselves some peace of mind and save thousands of dollars by putting $30 a month toward a basic home warranty plan. You can always cancel once you’ve settled in.

Owners of older homes—Things break over time. Your house gets that lovely lived-in look, but your appliances will eventually cave to years of wear and tear. A home warranty is a great birthday present to a 10-year-old house and its original appliances.

Home sellers—You’ve finally gotten your house in tip-top shape. You’ve boosted curb appeal, given each room a fresh coat of paint, and remodeled the kitchen. You’re ready to list it and then—boom. You’re HVAC goes out. A home warranty will cover these repairs while your house on the market, so you can keep it up and running for potential buyers. It’s also a great marketing tool since sellers can transfer the warranty to the buyers, offering them coverage for the first year.

Real estate agents—As mentioned above, a home warranty plan can be an incentive to home buyers who are anxious about potential repairs. As a listing agent, it might also ease your mind knowing that the sellers who you’re representing can fix issues that come up while the house is for sale.

Rental property owners—Home warranty coverage also lends peace of mind to rental property owners who rent houses to tenants, like college students. Plus, you can bake the price of a plan into your tenants’ overall rental fees. If you rent multiple properties, you can expedite maintenance by submitting claims through an 800 number that’s often available 24/7. The warranty provider will send out a licensed contractor for you, saving your small management team time, money, and energy.

Our conclusion

So, what is the best home warranty?

We think Choice Home Warranty is the best home warranty provider overall. It has two plan options plus optional coverage for additional items, competitive pricing with regular promotions, and a 90-day repair guarantee.

If you’re looking for something in particular though, like fast coverage or protection for specific appliances, then compare home warranties below.

Pros
Cons

Pros

90-day repair guarantee

Cons

Unavailable in CA & WA

Pros

Up to $3,000 limit on appliance repairs

Cons

Higher service fees & longer wait times

Pros

Optional roof leak & septic system coverage

Cons

Longer wait times have been reported

Pros

10-day waiting period

Cons

Higher service fees

Pros

Covers improperly installed/maintained items

Cons

Sample contracts are difficult for homeowners to find online

Pros

Choose your own service provider

Cons

Cancellation fee is higher

Pros

First month free on a promotional basis

Cons

Young company that's not BBB accredited

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