Home warranties are a well-known coverage for single-family homes, but some people don’t realize that they’re also available for duplexes. And just like single-family homes, warranties on duplexes protect the owner from expensive repairs when a covered item breaks or fails. Almost all the prominent home warranty companies provide duplex home warranties.
And while renter’s and homeowner’s insurance may cover some damages, they usually have a high deductible. This means you’ll be stuck paying for repairs out of pocket. A duplex home warranty can provide coverage with a much lower deductible, indicating a potential of hundreds to thousands of dollars in savings. Still, it may be challenging to find the best home warranty company for duplexes with all the options.
So, we researched the best home warranty companies for duplexes and put together this top four list. Each company is thoroughly vetted and has fantastic coverage for duplexes of all shapes and sizes.
The Best Home Warranty Companies for Duplexes in 2023
Usually, duplexes have exactly two of every major home appliance. And while that’s obvious, you’ll need extra coverage since more things could break down.
Since not all home warranty companies offer the same coverage (or specific duplex coverage), finding the best policy is critical. All the top home warranty companies have excellent reviews, reasonable rates, comprehensive duplex policies, and great customer service.
To determine the best home warranty company for your duplex, we’ve researched the top ones and compiled a list based on the above criteria.
Compare Home Warranty Companies for Duplexes
The table below outlines data for the best home warranty companies for duplexes and more. We constantly update these ratings as companies change their policies and prices to give you the most accurate information possible. Continue reading in-depth reviews of several top providers.
49 states, excluding WA
47 states, excluding NV, WA, and WI
47 states, excluding NV, WA, and WI
49 states, excluding HI
48 states, excluding AK and HI
42 states, excluding AK, HI, MT, NH, ND, OK, SD, and WY
34 states, excluding AK, CT, DE, HI, IL, LA, ME, MA, MN, NH, NJ, NY, ND, RI, VT, and WI
Quote and cost data gathered January 2023. Cost data are updated and monitored continuously.
Choice Home Warranty
Choice Home Warranty (CHW) is one of the top home warranty companies for duplexes because it offers fantastic coverage, great customer service, reasonable pricing and service fees, and a variety of plans. Within its various plans, you can find one that fits your budget and covers your duplex the best.
Choice Home Warranty company has been in operation for nearly 15 years. It is a top pick among homebuyers, duplex landlords, and real estate investors since it has provided great service for so long. Some notable aspects of Choice Home Warranty are their flat service call fee of $85 and a plan with enough coverage for both sides of a duplex.
- Home inspections are not required
- Will dispatch an in-network technician within 48 hours of filing your claim
- 90-day workmanship guarantee on parts and 60 days on labor
Choice Home Warranty has two plans and optional add-ons to ensure you have everything covered on both sides of the duplex:
- The Basic Plan ($45 per month / $560 per year): This home warranty plan is the most cost-effective and covers 14 essential systems and appliances, including your refrigerators, oven, plumbing system, toilets, ductwork, kitchen appliances, and more.
- The Total Plan ($53.33 per month / $660 per year): The most comprehensive home warranty coverage, which covers the repair or replacement of 18 major systems and appliances, including clothes washer, clothes dryer, AC systems, plumbing systems, hot water heaters, cooktops, dishwashers, and everything included in the Basic Plan.
- Services Fees: $85 flat
- Optional Add-Ons ($40-$180 per year): Provides your choice of nine add-on items and systems such as standalone freezers, septic systems, sump pumps, well pumps, septic tank pumping, pools/spas, and limited roof leaks.
Liberty Home Guard
Liberty Home Guard (LHG) is one of the best duplex home warranty companies because of their three affordable plans, which provide comprehensive coverage. Plus, it has plenty of optional add-ons to help duplex owners cover every major appliance and home system on both sides of the duplex.
LHG has an A rating on the Better Business Bureau, an excellent Trustpilot rating of 3.9/5 stars, and a 60-day guarantee on all repairs. They also boast a lower than average service fee of $75 and customer service that’s available any time.
Liberty Home Guard’s optional add-ons to their home warranty plans appeal to duplex owners who want to optimize coverage for their entire unit. Or you can choose the top-tier Total Home Guard plan to protect most major home appliances and systems.
- Customer service is available 24/7 every day of the year
- Affordable $75 service fee, which is less than average
- Plenty of a la carte options for duplex owners
Liberty Home Guard has three home warranty plans and optional coverage:
- Appliance Guard ($64.99 per month / $649.99 per year): Covers 11 major home appliances, including built-in microwaves, ranges/ovens/cooktops, garbage disposals, refrigerators, clothes washers, clothes dryers, dishwashers, ceiling fans, cooktop exhaust fans, and more.
- System Guard ($69.99 per month / $699.99 per year): protects essential home systems like plumbing, electrical, toilets, plumbing stoppages, water heaters, ductwork, heating, and air conditioning systems.
- Total Home Guard ($74.99 per month / $749.99 per year): Combines everything included in the Appliance Guard and System Guard plans.
- Service Fee: $75
- Optional Add-Ons: Additional coverage offered for items including fixtures, pool/spa, lawn sprinkler system, ejector pump, pest control, locksmith, second refrigerator, water softener, and many more.
Select Home Warranty
Select Home Warranty (SHW) is one of the most cost-effective home warranty companies available. It has three reasonably priced home warranty plans to pick from, all of which provide comprehensive coverage for duplexes. Furthermore, it provides a variety of house guarantee extensions so you can customize your coverage to meet your specific needs.
SHW has a B rating on Better Business Bureau and a good ranking on TrustPilot (3.8/5 stars). It also offers one of the lowest service costs in the business, making it a top choice for budgeting homeowners.
- 90-day repair guarantee
- Low service fee compared to other home warranty companies
- Zero transfer fees if you sell your duplex and pass the policy to the new owners
Select Home Warranty offers three protection plans with various levels of covered items. For duplex owners, select enough coverage since you’ll have double appliances and systems.
- The Bronze Care Plan ($58 per month / $630 per year): Covers eight household appliances and systems, including your clothes washer, clothes dryer, cooktop, oven, built-in microwave, dishwasher, refrigerator, and garbage disposals.
- The Silver Care Plan ($57.67 per month / $630 per year): Covers everything in the Bronze plan, plus six additional home systems and appliances, including your air conditioning unit, heating system, electrical, plumbing, water heaters, and ductwork.
- The Gold Care Plan ($62.08 per month / $699.99 per year): Covers everything in the Bronze and Silver Plans with the addition of garage door openers, ceiling fans, and plumbing stoppages.
- Service Fee: ranges from $75 to $125, depending on your state
- Optional Add-Ons ($39.99-$99.95 per year): Provides additional appliance and system coverage for additional refrigerators, stand-alone freezers, ice makers, light fixtures, electrical outlets, electrical switches, central vacuum systems, well/sump systems, septic systems, lawn sprinkler systems, spas/pools, and roof leaks.
American Home Shield
American Home Shield (AHS) is another one of our top picks of home warranty companies for duplexes. It’s one of the most experienced and successful home warranty providers, with over 1.3 million customers and 45+ years in business.
On the Better Business Bureau (BBB), AHS has an A+ rating, which indicates it has many satisfied customers. It offers three plans with generous coverage caps for up to 33 appliances and systems. Additionally, American Home Shield allows customers to build their own plans, which is useful for duplexes.
Duplex owners who want to customize their coverage might choose from various optional features American Home Shield offers. Alternatively, you can select their ShieldPlatinum plan, which includes everything, including coverage for air conditioners, washer/dryers, roof leaks, and much more.
- Customizable plans allow duplex homeowners to cover everything they need
- Broad coverage of 33 different appliances and systems
- Large annual coverage caps of $3,000 or $6,000 (depending on the plan), which is better than the industry average
AHS has three different home warranty plans:
- SheildSilver ($29.27- $44.27 per month / $347.88 – $527.88 per year): begins at $29.27 per month and covers 19 home appliances and systems, including AC units, smoke alarms, attic fans, garbage disposals, electrical systems, heating system, plumbing system, water heater, and more.
- ShieldGold ($39.27 – $54.27 per month / $467.88 – $647.88 per year): starts at $39.42 per month and covers 21 home systems, including dishwasher, microwave, oven, refrigerator, clothes washer, and most items covered by the SheildSilver plan.
- ShieldPlatinum ($59.27 – $74.27 per month / $711.88 – $891.88 per year): starts at $49.57 per month and covers 27 home systems and appliances (everything covered by both the ShieldSilver and ShieldGold plans) plus automatic roof leak coverage.
- Service Fee: $75, $100, or $125
Additionally, homeowners/duplex owners can get the following add-ons:
- Guest house (up to 750 square feet)
- Septic system
- Well pumps
- Pool and spa
- Sump pump and water backup overflow
What is a Home Warranty for Duplexes
A home warranty for duplexes is a policy that helps protect homeowners from the unexpected costs of repairing or replacing major home systems and appliances.
Duplexes are a popular type of investment property, but they can also come with unique challenges. For example, if something goes wrong with one of the units in a duplex, it could end up costing the owner thousands of dollars to fix.
That’s where a home warranty for duplexes comes in. These policies can help cover the cost of repairs or replacements for items like air conditioners, furnaces, plumbing systems, electrical systems, and more.
While home warranties for duplexes are not required, they can provide peace of mind for owners and help them avoid unforeseen expenses. If you’re considering purchasing a duplex, be sure to ask if the seller has a home protection warranty policy in place.
Who Needs a Duplex Home Warranty
If you own a duplex, chances are you’re not living in one of the units. This means that you’re relying on renters to help cover the costs of ownership. But even if you live on one side of the duplex, you still have one renter.
While most tenants are responsible and take good care of the property, there’s always a chance something could go wrong. If a major system or appliance breaks down, it could cost you a lot of money to repair or replace.
This is where a home warranty for duplexes can help. These policies protect items like air conditioners, furnaces, plumbing systems, electrical systems, and more.
A home warranty for duplexes can help give you peace of mind as a property owner and help you avoid unexpected repair bills.
What Does a Duplex Home Warranty Cover?
Duplex home warranty policies vary, but most will cover major systems and appliances. This can include air conditioners, furnaces, plumbing, electrical, and more.
Some policies may also cover additional items like pools, hot tubs, septic tanks, and well pumps. Be sure to read the fine print of any policy you’re considering to ensure it meets your needs.
You may need to add optional add-ons to cover all the appliances and home systems for duplexes. Remember, there are two of almost everything.
Some home warranty policies have a deductible that you must pay before coverage kicks in. This is usually around $100-$200. Once the deductible is met, the home warranty company will pay to repair or replace the covered item.
Some companies may have a list of pre-approved contractors they work with, while others will allow you to choose your own. You will also be subject to service fees (typically $75 to $200) for each repair visit and coverage caps on certain items.
How Much Does a Duplex Home Warranty Cost?
The cost of a duplex home warranty policy will vary depending on several factors. This can include the number of appliances and systems, location, and more.
Typically, policies start at around $350-$800 per year. But keep in mind that this is just an average. Some policies may be more expensive, while others may be less.
When shopping for a duplex home warranty policy, compare a few different companies and note the number of appliances and home systems covered in each. This will help you find the best coverage at the best price.
How Does a Home Warranty for Duplexes Work?
The way duplex home warranties work is pretty clear-cut. If something goes wrong with a covered appliance or home system, you just have to call the home warranty company. They will then send out a pre-approved contractor to take a look and diagnose the problem.
Once the diagnosis is complete, the contractor will provide you with a quote for the repair or replacement. If you decide to move forward, the home warranty company will pay for the repairs (up to your coverage limit).
Here’s how a duplex warranty works in detail:
Get a Duplex Home Warranty
Before making a claim, you must first have a home warranty on your duplex. So, if you are worried about sudden, unexpected repair expenses, get a home warranty policy from one of the companies we recommend above.
Something Breaks in the Duplex
Let’s say the AC system stops working on one side of the duplex. You go to check it out, and it appears to have failed through normal wear and tear.
You Contact the Warranty Provider & File a Claim
Assuming your home warranty plan covers the air conditioning system, you would call your home warranty service provider to file a claim. They will then arrange for a pre-screened HVAC repair person to visit your home.
They Fix It, and You Pay a Service Fee
The HVAC technician will determine if the AC issue is covered, and they will fix it. If the warranty company authorizes the repair or tune-up, you will only have to pay a service fee ($75-$125 on average).
Be Aware of Your Policy Limits and Coverage Caps
Every home warranty company and plan has different coverage options, add-ons, and coverage caps. The best method to reduce your chance of a claim denial is by reading an example service contract from the home warranty company you’re considering for a policy.
A duplex home warranty is a must-have for any duplex owner. We recommend Choice Home Warranty for duplex coverage based on their industry-average prices and comprehensive coverage of systems and appliances. Since owners frequently rent out their duplexes and have double the appliances and systems, repairs and replacements can stack up quickly. Most of which the renter’s insurance won’t cover.
A duplex home warranty will protect you from those repair and replacement expenses. While the monthly premium is an extra expense for you, it’s usually a drop in the bucket compared to the cost of unforeseen failures and breakdowns.
When you look for a home warranty for your duplex, compare the various companies and plans available. Some home warranty companies provide basic plans that cover vital systems in your duplex, while others provide comprehensive protection on almost all systems and appliances. Some companies also offer optional add-on coverage for additional appliances and systems, which you will likely need for your duplex.
FAQs about Home Warranties for Duplexes
Should I Get a Home Warranty on my Duplex?
Yes, a home warranty can be a great way to protect your duplex from the costs of unexpected repairs. If you are worried about the high repair costs or unexpected expenses, a policy may give you peace of mind.
Does a Duplex Home Warranty Cover Everything in Both Living Areas?
A home warranty for duplexes only covers systems and appliances in the home. This means that if something breaks in one side of the duplex, it will only be covered if it is included in the policy.
Are There Home Warranties for Triplexes?
Yes, home warranties are available for triplexes. They are similar to duplex home warranties, but you will need to add additional coverage for the extra appliances and home systems. The cost of a home warranty for a triplex is often 30-50% more than a duplex.
What is typically covered under a home warranty?
Typical appliances and home systems covered under a duplex home warranty policy include air conditioning systems, heating systems, electrical systems, plumbing systems, water heaters, kitchen appliances (refrigerator, oven, dishwasher), washers/dryers, and more.
The items covered vary by the home warranty provider and the plan, so check the policy to be sure.
What is a service fee?
A service fee is a small, out-of-pocket fee you pay when using your home warranty. The average service fee is between $75 and $125, but it varies by company and policy.
Today's Homeowner Home Warranty Ranking Methodology
At Today's Homeowner, transparency and trust are our most important values for the reader.
To create this rating system, our team spent hours researching over 60 companies, analyzing 2500+ key data points, getting the thoughts and opinions of 1000+ homeowners, and speaking to home warranty company representatives directly. We also dug into the fine print on each company’s service agreement to ensure no detail was left out.
We developed an objective home warranty review and rating methodology to score each home warranty company based on several criteria. We used a five-point scale with a point index ranging from 0.00 to 1.00. The minimum awardable value is 0.0, whereas 1.00 is the maximum. These numeric points are translated into star ratings, using whole star increments between one and five.
Here is a quick breakdown of our five core scoring categories:
- Coverage (0.4): This category evaluates the scope of protection offered by a home warranty provider. We clearly distinguished between limited or broad coverage to help homeowners identify their own home protection needs. We also factor in claim turnaround times, average waiting period lengths, plan types, annual coverage limits, policy exclusions, etc.
- Cost (0.3): This category considers what home warranty companies charge homeowners monthly, annual, and out-of-pocket. We urge homeowners also to consider the cost-to-value ratio of a home warranty plan.
- Transparency and Trustworthiness (0.15): This category evaluates home warranty providers based on pending or past legal action, hidden fees, lack of information readily available on the website, exclusions, and more. We consider how upfront a company is to its potential policyholders, which says a lot about its products and services.
- Customer Support and Satisfaction (.09): This category evaluates the efficacy of a home warranty company’s effort to provide supportive guidance to inquiring customers and how policyholders are satisfied with the assistance they receive.
- Customization (.06): This category evaluates the ability of homeowners to adjust and choose their policy details, such as pricing variation, optional add-ons, and the number of plans available.