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A New Jersey home warranty is a renewable service contract that protects homeowners from the cost of repairing or replacing their essential appliances and systems. No matter the provider you sign up with, home warranties will only cover breakdowns caused by normal wear and tear.

We surveyed 1,005 homeowners nationwide and used that data to create a rating system that weighs each home warranty company’s average pricing, plan-by-plan coverage, financial strength, and more.

If you’re looking for a home warranty in New Jersey, we’re here to recommend the top three providers in the state. The best home warranty for you is the one that covers the appliances and systems you’re worried about at a price that fits your budget. We’ll break each company down by the plans and extras it offers to help you find the one that fits your needs.


What to Look for in a New Jersey Home Warranty

  • Monthly premiums: According to our survey, the average cost of a home warranty in New Jersey is around $670 per year. Some leading providers offer major discounts and overall lower plan prices for policyholders who opt to pay annually rather than monthly.
  • Customer reviews: The best way to predict what your experience with a home warranty company will be like is through input from current policyholders. Positive review trends like low histories of claim denials and strong customer support channels are signs of a reputable provider.
  • Coverage limits: Across the home warranty industry, the average annual coverage limit sits at around $3,072. It’s always a good idea to prioritize providers with higher coverage caps, which minimizes the risk of having to pay anything out of pocket in the event of expensive repairs or replacements.

Best Overall: American Home Shield

Quick Take

With more than half a century in business, American Home Shield is one of the best-established names in the home warranty industry. The company still maintains an edge over the competition by offering coverage for conditions and types of damage that most other providers don’t. In addition to wear and tear damage, American Home Shield plans cover breakdowns resulting from improper modification, insufficient maintenance and known or unknown pre-existing conditions.

American Home Shield has been in the market for more than 50 years. American Home Shield plans have higher coverage caps and limits than any other plan on the market. This means that if your home has high-end appliances or luxury systems, you will end up with more protection for your home.

Pros and Cons

Has been in business since 1971

Covers rust, sediment and corrosion

Covers duplicates of the same item

Has relatively expensive premium prices

Features fewer add-on coverage options than competitors

Plans and Coverage

There are three home warranty plans available through American Home Shield: ShieldSilver, ShieldGold, and ShieldPlatinum. ShieldPlatinum is the most comprehensive option of the bunch and includes a $2,000 to $4,000 annual coverage cap per each included appliance and system. All of the plans from American Home Shield have a customizable service fee that ranges from $75 to $125.

Finally, ShieldPlatinum covers all of the above and adds roof leak repairs, a free HVAC tune-up and coverage for code violations and permits.

American Home Shield also allows you to purchase add-on coverage for pools/spas, well pumps, septic pumps and guest units of up to 750 sq. ft. You can add these options to any of the three plans for between $5 and $24 a month to create your own customized coverage plan.

Here’s a detailed look at American Home Shield’s coverage:

  • ShieldSilver™ ($39.99 per month): The ShieldSilver plan covers 14 home systems, including air conditioning, electrical system, smoke alarms, water heater, doorbells, garage door opener,  heating system, plumbing, and ductwork. For the depth of coverage offered on each of these systems, ShieldSilver is a great value.
  • ShieldGold™ ($49.99 per month): The ShieldGold plan covers 23 home systems and appliances, including the coverage from ShieldSilver, plus a clothes washer, dishwasher, clothes dryer, microwave, oven, water dispenser, and refrigerator. With ShieldGold, New Jersey homeowners will get coverage on the most expensive items in the home to repair and replace.
  • ShieldPlatinum™ ($64.99  per month): ShieldPlatinum has 27 systems and appliances included as part of the plan. With the ShieldPlatinum plan, there are other benefits like higher or nonexistent coverage caps and even a $1,000 homeowners insurance deductible credit. This is a very thorough home warranty plan for customers to consider.
CoverageShieldSilverShieldGoldShieldPlatinum
Roof-leak repairs  
Air conditioner
Heating unit
Ductwork
Built-in exhaust, vent and attic fans
Main breaker and fuse panel box
Doorbells and chimes
Interior electrical lines
Ceiling fans
Garage door openers
Interior plumbing lines
Toilets
Faucets and valves
Whirlpool tub motor and components
Water heater
Refrigerator 
Range/cooktop 
Oven 
Dishwasher 
Built-in microwave oven 
Garbage disposal 
Instant hot/cold water dispenser 
Clothes washer 
Clothes dryer 

Cost

Every home warranty comes with a premium cost that you’ll pay every month or year for the length of the contract, as well as a service call fee or deductible that you’ll pay for every service visit. American Home Shield allows you to customize these prices in relation to each other. You can choose a lower service fee in exchange for a higher deductible and vice versa. Here are the premiums you’ll pay with a $75, $100 or $125 service call fee.

Plan$75 Service Fee$100 Service Fee$125 Service Fee
ShieldSilver$79.99$69.99$64.99
ShieldGold$89.99$79.99$74.99
ShieldPlatinum$109.99$99.99$94.99

Get a Free Quote

To find out how much an American Home Shield plan will cost you, call 844-529-9298 or fill out this quick online form.


Best for Value Shoppers: Select Home Warranty

Quick Take

Select Home Warranty offers the lowest premium prices of any provider on our list. You may not receive coverage limits that are as generous as with other companies’ plans, but Select Home Warranty will provide you with all the basic coverage you need to protect your budget from costly repairs and replacements. If you pay annually, you’ll even receive two extra months of coverage for free.

According to our homeowner survey, 33% of participants marked cost as the most important detail of a home warranty. SHW is one of the most cost-effective home warranty options available, which is why we recommend Select Home Warranty for first-time home buyers or anyone with a tight home maintenance budget.

Pros and Cons

Offers limited roof leak repairs in all of its plans

Guarantees repairs for 90 days

Presents a wide range of add-on coverages

Features lower coverage caps than competitors

Has a slightly higher-than-average service fee

Plans and Coverage

Select Home Warranty has three plan options for New Jersey homeowners. Select Home Warranty’s plans try to keep pricing in check while also giving homeowners the coverage that they need. When reviewing the plans, you will quickly see that the Platinum Care plan offered at $57 per month is the best overall option; it comes with a combination of both system and appliance coverage. Coverage caps from Select Home Warranty will range in price from $500 to $2,000. Service fees are the lowest on the market and come in right at $60.

  • Bronze Care ($52 per month): The Bronze Care plan from Select Home Warranty covers seven major appliances, including a refrigerator, built-in microwaves, clothes washers and dryers, ovens, garbage disposals, and cooktops. This is a great starter plan for a first-time homebuyer in New Jersey.
  • Gold Care ($52 per month): With the Gold Care plan, there is coverage for six systems; plumbing, air conditioning, heating, water heaters, electrical systems, and ductwork. Gold Care and Bronze Care are the same prices, but Bronze covers appliances and Gold is the systems plan for those who don’t need home protection for appliances.
  • Platinum Care ($57 per month): With Platinum Care, homeowners will get 20 covered items, fair coverage caps, and coverage for the roof included for free. The Platinum Care Plan is one of the best values on the home warranty market, the combination of both system and appliance coverage for a fair monthly price is a plan New Jersey homeowners should consider.
CoverageBronze CareGold CarePlatinum Care
Limited roof leak
Air conditioning 
Ductwork 
Electrical system 
Heating system 
Plumbing system 
Water heater 
Cooktop 
Dishwasher 
Garbage disposal 
Built-in microwave 
Refrigerator  
Stove/oven 
Clothes washer 
Clothes dryer 
Garage door openers  
Plumbing stoppages  
Ceiling fans  

Cost

Select Home Warranty’s service call fee with all plans is the standard $75. Contracts paid monthly come with 12 months of coverage, and contracts paid yearly are good for 14 months.

PlanMonthly CostAnnual Cost
Bronze Care Plan$44.42$479.99
Gold Care Plan$44.42$479.99
Platinum Care Plan$49.83$549.99

Get a Free Quote

For a free quote from Select Home Warranty, fill out this simple online form or call 888-370-3956.

Home Warranty Resources


Most Customizable Plan Options: America’s First Choice Home Club

Quick Take

With four total plans plus 11 add-on options, America’s First Choice (AFC) Home Club offers supremely customizable home warranty coverage. You’ll have no trouble creating a plan that covers exactly what you need without paying for pricey extras you don’t need. Like American Home Shield, AFC Home Club allows you to choose your deductible based on how often you anticipate needing to use your home warranty.

Pros and Cons

Guarantees repairs for life of your home warranty contract

Lets you choose your own contractor (with prior approval)

Features free security perks like identity protection

Only covers microwaves and plumbing stoppages in its premium plan 

Has a $75 cancellation fee

Plans and Coverage

AFC Home Club offers one plan that covers only home systems like air conditioning, heating and plumbing. The Silver Plan, covers only home appliances including dishwashers, ovens and refrigerators. The Gold Plan covers both, plus ductwork. The Platinum Plan adds coverage for ice makers, microwaves, faucets and plumbing stoppages.

With any plan, AFC Home Club also offers extra coverage for tankless water heaters, in-ground pools, stand-alone freezers, double ovens, central vacuums, ice makers, hot water dispensers, septic systems and well pumps. You can also add built-in microwave coverage to the Systems, Silver or Gold Plans.

CoverageSystems PlanSilver PlanGold PlanPlatinum Plan
Air conditioning 
Heating 
Water heater 
Electrical system 
Plumbing system 
Ductwork  
Clothes washer 
Clothes dryer 
Kitchen refrigerator 
Oven 
Range 
Dishwasher 
Garbage disposal 
Garage door opener 
Plumbing stoppages   
Built-in microwave   
Ice maker   
Faucets   

Cost

As mentioned, AFC Home Club lets you choose between a service call fee of $75, $100 or $125. If you don’t anticipate needing to call technicians very often during the length of your contract, you might consider choosing a higher service fee with a lower premium cost.

PlanMonthly CostAnnual Cost
Systems Plan$47.92$525
Silver Plan$41.67$450
Gold Plan$54.17$600
Platinum Plan$58.33$650

Get a Free Quote

Enter your contact information in this easy form or call 877-755-1115 to get a free quote from AFC Home Club.


How Much Does a Home Warranty in New Jersey Cost?

Based on the data from our nationwide study of the cost of home warranties in each state, a New Jersey home warranty costs an average of $670 per year, or $56 per month. New Jersey homeowners must consider three important factors when choosing a plan: monthly fees, coverage caps, and service fees. All home warranty providers have service fees that range from $60 to $150, with an average of around $85. Coverage caps can be as low as $100 and as high as $6,000. You will want coverage caps around $2,000 for average home appliances and systems most of the time.

Overall$774.54
Single Family$638.07
Multi Family$1,162.53
Townhome$533.05
Condo$645.50
Duplex$968.90
Home Over 5,000 sq ft$1,294.73
Home Over 5,000 sq ft$711.44

Compare the Best Home Warranty Companies in New Jersey

Home Warranty CompanyChoice Home WarrantyLiberty Home GuardSelect Home WarrantyAmerican Home ShieldThe Home Service Club
Average Cost$50 per month$70 per month$60 per month$45 per month$56 per month
Service Fee$85$60$75$75-$125$75
Annual Limit$3,000$2,000-$2,500$2,000$3,000 to unlimited$350-$2,000
Average Response TimeUp to 48 hoursWithin 24 hoursUp to 48 hoursUp to 48 hoursWithin 24 hours
State Availability49 States47 States46 States49 States50 States
Online Chat / Mobile AppNoOnline ChatNoNoNo

How Does a Home Warranty in NJ Work?

When your home warranty is in place, you can simply file a claim when you need to use it. Most modern home warranty companies have an online portal system that allows you to submit the details of your request and check on the progress. The home warranty company will assign your issue to a local repair person or contractor. Homeowners will pay a service fee to have the issue looked at and repaired. Most service fees are between $60 and $150, and they should be the only out-of-pocket expenses for a homeowner with a home warranty.

The process is broken down and simplified below:

  • Identify an issue in your home that is covered by your warranty
  • File a claim and request service
  • Wait for your service technician to arrive and correct the issue
  • Pay your service fee

What Does a Home Warranty Cover?

Home warranty coverage varies among service providers and plans. Most plans offer protection for appliances or home systems, and some comprehensive plans cover both. Additionally, most providers offer add-on coverages that aren’t categorized into these two groups.

Some appliances included in a home warranty plan are refrigerators, microwaves, dishwashers, dryers, ovens, stovetops, and more. System coverage from a home warranty plan can include heating, air conditioning, plumbing, plumbing stoppages, electrical, water heater, sump pump, ductwork, and more. Add-on coverages will include pool, spa, limited roof leak repair, sprinkler systems, sewer line, pest control, septic system, smoke detectors, and many others. Not all homes need add-on coverage, but these will increase the price of your home warranty policy.

It’s important to note that some coverage options have exclusions, like liners or jets for pool warranties. Make sure you check your service contract to confirm what is included in your coverage plan.

What is Not Covered by a Home Warranty in New Jersey?

Home warranty plans are specifically meant to cover normal wear and tear. If you accidentally rip the handle from your microwave, it won’t be covered. In addition, issues related to cosmetic repair, lack of proper maintenance, natural disasters, or pre-existing conditions are also not covered. If you check the fine print of your home warranty policy, it is easy to see what is covered and what is not covered.

Biggest Complaints about Home Warranty Companies in New Jersey

The majority of homeowners in New Jersey who get home warranties are pleased with the coverage they receive. However, we do see some complaints more frequently about specific issues.

One of the things we see complaints about often in New Jersey is a failure on the provider’s part to provide what the customer believes to be promised coverage. This can occur if a less reputable company tries to deny coverage to save money. You should always choose a reliable and trusted home warranty company to avoid this issue. Another reason for this issue is a lack of understanding about coverage limitations on the customer’s part. Make sure you read your service contract for exclusions so that you understand what is and isn’t covered.

Another issue we see reported frequently by New Jerseyans is unexpected out-of-pocket costs for repairs or replacements for covered items. Most home warranties have coverage caps, and any repair cost above that amount will be your responsibility. You should check your service contract for coverage caps before signing and go into repairs knowing that you could be on the hook for charges if you reach those limits.

Our Verdict

Overall, we find that American Home Shield offers the most comprehensive coverage to homeowners in New Jersey. This long-standing industry leader offers fewer exclusions and more years of experience in the industry than any other. However, this provider’s plans are more expensive than others. If American Home Shield doesn’t fit your budget, the other companies on our list also provide excellent coverage.

Since all of the providers listed above offer free quotes, it’s a good idea to get specific information for your home before making your choice. Simply enter your contact information on the respective contact forms for an instant, free price quote. Of course, budget shouldn’t be your only consideration–make sure that the plan you’re looking at covers what you need it to cover..


Frequently Asked Questions

How much does a home warranty cost in New Jersey?

New Jersey has a relatively high cost of living in general, so home warranties are a little more expensive than average, costing about $40-$80 a month. That typically works out to between $480 and $960 a year. Service call fees typically fall between $75 and $125.


How does a home warranty work?

If you have a home warranty and a covered item breaks down due to wear and tear, you simply call your home warranty provider or file a claim online. Within a day or two, a company representative will put you in contact with a home services contractor who can visit your home to diagnose the problem. If it falls under your warranty terms, the contractor will repair the item. If repairs aren’t possible, you may be eligible for a replacement, though cash may be offered in lieu of the actual appliance.


Do home buyers look for houses with home warranties?

According to a study by American Home Shield, a home warranty can actually increase the resale value of a home by nearly 1%. That may not sound like much, but a year’s worth of home warranty coverage in New Jersey costs between $480 and $960. For comparison, according to Zillow, the average home in New Jersey sells for $421,124. 1% of that amount is more than $4,000, which is aa substantial return on investment.


Do home warranties offer roof coverage?

While some home warranties offer coverage for roof leaks over the inhabited part of a home, few, if any, cover substantial repairs or replacements of a roof. Since roof replacement costs typically range between $7,000 and $24,000, it doesn’t make financial sense for home warranty companies to offer this type of coverage.


Why is a home warranty necessary?

A home warranty is never absolutely necessary like home insurance policies are, but many homeowners will never go without one once they see the benefits they provide. The biggest advantage of having a home warranty is not being surprised by repair or replacement charges for your home appliances or home systems. Warranties will provide peace of mind that your home is covered from damages and unexpected issues, and they also save most homeowners hundreds — if not thousands — of dollars.


Home Warranty Rating Methodology

To help you find the best home warranty, our reviews team researched numerous home warranty companies, analyzing their coverage plans, pricing and customer service, among other factors:

  • Coverage: Home warranty companies that provide extensive coverage and protect important systems and appliances, including your air conditioning, refrigerator and heating, scored higher than companies with minimal coverage.
  • Plan variety: A provider with more coverage plans allows for more flexibility among customers. In general, most home warranty companies provide an appliances-only plan, systems-only plan and combination plan.
  • Pricing: We scored providers based on their monthly plan prices and service call fees compared to the industry average pricing. Companies with more affordable coverage received more points than companies with more expensive plans.
  • State availability: Where you live will determine what companies are available in your area. Home warranty companies that covered more states received more points than companies with a limited state availability.
  • Trustworthiness: There are some home warranty companies that are scams and don’t follow through on their service agreements. We rated companies based on their years of experience, ratings on the Better Business Bureau (BBB) and customer reviews.

To keep our data current, our team regularly updates the data points for each company to ensure their coverage offerings, pricing and availability are accurate.

Find the Best Home Warranty Providers in Other States

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Editorial Contributors
Alora Bopray

Alora Bopray

Staff Writer

Alora Bopray is a digital content producer for the home warranty, HVAC, and plumbing categories at Today's Homeowner. She earned her bachelor's degree in psychology from the University of St. Scholastica and her master's degree from the University of Denver. Before becoming a writer for Today's Homeowner, Alora wrote as a freelance writer for dozens of home improvement clients and informed homeowners about the solar industry as a writer for EcoWatch. When she's not writing, Alora can be found planning her next DIY home improvement project or plotting her next novel.

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Roxanne Downer

Editor

Roxanne Downer is a commerce editor at Today’s Homeowner, where she tackles everything from foundation repair to solar panel installation. She brings more than 15 years of writing and editing experience to bear in her meticulous approach to ensuring accurate, up-to-date, and engaging content. She’s previously edited for outlets including MSN, Architectural Digest, and Better Homes & Gardens. An alumna of the University of Pennsylvania, Roxanne is now an Oklahoma homeowner, DIY enthusiast, and the proud parent of a playful pug.

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