Updated On

May 10, 2023

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    Living in Utah means beautiful landscapes, low crime rates, affordable housing, and access to some of the best skiing in the country. It is easy to find a reason to purchase a home in Utah; however, it is not always easy to be a Utah homeowner. With Utah having a wide range of temperatures throughout the course of a year, there are times when home systems and appliances will be under a great deal of stress. In addition, high altitude can bring up issues with the functionality of things like your home plumbing system.

    A home warranty covers the cost of repair or replacement of covered appliances or systems that wear out in the course of normal use. These residential service contracts protect your budget from the kinds of breakdowns that plague Utah homeowners every day. 

    There are many options for a home warranty in Utah, so we’ve taken the time to research and identify the best home warranties available in the Beehive State. We’ve outlined each plan, what it covers, and how much it’s likely to cost. Use this home warranty review to start your search and compare free quotes.

    Best Overall: American Home Shield

    Quick Take

    First on our list is American Home Shield, a home warranty provider with more than 50 years in business. In fact, American Home Shield was one of the first players in the home warranty arena, and it remains an industry leader to this day with three impressive plans. With the largest average household size in the country, Utah residents with bigger families can enjoy American Home Shield’s coverage of multiples of the same appliance, and add-on for guest units.

    Pros and Cons


    • Covers pre-existing conditions, improper repair and insufficient maintenance
    • Includes coverage for duplicates of the same appliance for no extra fee
    • Holds Better Business Bureau (BBB) accreditation


    • Has fewer options for add-on coverage than competitors
    • Repairs are only guaranteed for 30 days

    Plans and Coverage 

    The ShieldSilver Plan covers your home’s most important systems, including air conditioning, heating, plumbing and electricity. The ShieldGold Plan covers all these systems and adds coverage for vital home appliances like refrigerators, dishwashers, and laundry appliances. Finally, the ShieldPlatinum plan covers all of the above plus roof leak repairs, HVAC tune-ups and code upgrades.

    You can also add extra coverage for systems and appliances outside your home  to any of these plans. These options include pools, spas, septic pumps, well pumps and guest units of up to 750 sq. ft.

    Roof-leak repairs  
    Air conditioner
    Heating unit
    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
    Faucets and valves
    Whirlpool tub motor and components
    Water heater
    Built-in microwave 
    Garbage disposal 
    Instant hot/cold water dispenser 
    Clothes washer 
    Clothes dryer 


    Home warranty pricing consists of two costs: the premium and the service call fee. Your premium is what you’ll pay every month or year of your residential service contract, no matter how often you use it. The service call fee, also called a deductible, is the fee you’ll pay directly to a contractor every time they visit your home to diagnose or repair a problem. 

    American Home Shield lets you choose from a $75, $100, or $125 service fee. The higher your deductible, the lower your premium will be. Here are the quotes we received for a single-family home of about 2,000 sq. ft. in Orem, UT. 

    Plan$75 Service Fee$100 Service Fee$125 Service Fee

    Get a Free Quote

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

    Home Warranty Resources

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

    Quick Take

    If you’d prefer a more personalized home warranty, America’s First Choice (AFC) Home Club may have a plan to fit your needs. With four plans and a long list of additional coverage options, AFC Home Club allows for a high level of customization when it comes to your Utah home warranty. You can even choose your own service providers to do the work on your home, as long as you have prior authorization from the company.

    Pros and Cons


    • Offers four comprehensive plans 
    • Locks in price as long as you renew your contract
    • Guarantees repairs for the length of your contract


    • Covers microwaves, ice makers and plumbing stoppages only through the Platinum Plan
    • Has a $75 cancellation fee

    Plans and Coverage

    As you might expect, AFC Home Club’s Systems Plan covers major systems, and its Silver Plan covers appliances. The Gold Plan covers both and includes ductwork as well. AFC Home Club’s most comprehensive coverage is available with the Platinum Plan, which covers all of the above plus ice makers, faucets, built-in microwaves and plumbing stoppages.

    AFC Home Club also gives you the option to add coverage for a tankless water heater, in-ground pool, stand-alone freezer, sump pump, double oven, central vacuum, hot water dispenser, septic system or well pump. If you choose the Systems, Silver or Gold Plan but want to add coverage for an ice maker or microwave, these are optional add-ons.

     Systems PlanSilver PlanGold PlanPlatinum Plan
    Air conditioning 
    Water heater 
    Electrical system 
    Plumbing system 
    Clothes dryer 
    Clothes washer 
    Kitchen refrigerator 
    Garbage disposal 
    Garage door opener 
    Built-in microwave   
    Ice maker   
    Plumbing stoppages   


    Adding another level of customization, AFC Home Club lets you choose a service fee of $75, $100, or $125. Here are some sample premium prices with a service fee of $100. The quotes we obtained in our secret shopping process are based on a year of coverage, but you could save money by signing up for a three-year contract.

    PlanMonthly CostAnnual Cost
    System Plan$43.17$460
    Silver Plan$35.92$374
    Gold Plan$50.33$546
    Platinum Plan$55.08$604

    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.

    Best for Value Shoppers: Select Home Warranty

    Quick Take

    Select Home Warranty offers the best bang for your buck with three plans to choose from. Although its options aren’t as comprehensive as some competitor offers, you’ll still receive excellent basic coverage at a competitive price. The company offers free coverage for roof leaks over the inhabited parts of your home as well.

    Pros and Cons


    • Costs for plans are less than $50 a month
    • Includes free roof coverage with all plans
    • Offers two free months with annual payment


    • Has relatively low coverage caps
    • Requires customers to notify company in writing to cancel auto-renewal

    Plans and Coverage

    Select Home Warranty’s Bronze Care Plan covers appliances, Gold Care covers systems, and Platinum Care covers both. With any of these plans, you can also purchase extra coverage for a lawn sprinkler system, central vacuum, pool, septic system, spa, stand-alone freezer, sump pump or well pump.

    CoverageBronze CareGold CarePlatinum Care
    Limited roof leak
    Air conditioning and cooling 
    Electrical system 
    Heating system 
    Plumbing system 
    Water heater 
    Garbage disposal 
    Built-in microwave 
    Clothes washer 
    Clothes dryer 
    Garage door opener  
    Plumbing stoppages  
    Ceiling fan  


    Select Home Warranty offers the industry-standard service fee of $75. Note that if you pay annually, you’ll receive an extra two months of coverage at no additional cost.

    PlanMonthly CostYearly Cost
    Platinum Care$44.42$479.99
    Gold Care$44.42$479.99
    Bronze Care$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.

    How To Choose the Best Home Warranty in Utah

    Choosing a home warranty requires you to pick and choose between hundreds of plan choices; here are a few things that should be considered before deciding on the best plan for your needs.

    • Budget: If you are on a tight budget, you may need to take a look at a sample contract and choose a plan with less coverage. Some home warranty plans offer customizable plans that will help ensure you can keep your budget intact and get the coverage you need.
    • BBB Ratings: For home warranty companies that have been on the market for quite some time, the BBB ratings can help you determine if the plan is a strong one. The BBB rating of an A or A+ is very high and will have excellent customer reviews to back it up.
    • Optional Coverages: Not all homes have the same features, and optional coverages will help you ensure that you have coverage for things like your pool, spa, and extra refrigerators.

    The state of Utah can cause some unique home-related issues. One of the top issues that we notice in this area is problems with the heating systems. With the cold in the winter and the extra snow that many areas of Utah experience, heating systems will go through quite a bit of normal wear and tear. Having the home warranty in place to jump in and quickly fix those expensive parts is a very smart idea.

    Keeping your budget in mind and ensuring that you have the optional coverages in place that will impact the effectiveness of your home warranty is essential. All homeowners need to be very mindful of the individual coverages they choose and how this impacts their plan.

    What Is a Home Warranty?

    A home warranty is an optional service contract available to homeowners throughout the state of Utah. A home warranty provides specific coverage for home systems and appliances that may experience normal wear. The home warranty will make it so that you do not have high out-of-pocket costs for repairs, and you can ensure that your home stays well protected from unexpected issues that come up. Home warranty plans will cover a wide range of systems, appliances, and other optional coverages like sprinkler systems and roof coverage.

    Home Warranty vs. Homeowners Insurance

    Many homeowners think that a home warranty and homeowners insurance will overlap, but this is typically not the case. The homeowner’s insurance is in place to protect your home against natural disasters and major issues like a fire or a tornado. A home warranty protects your budget from the repair and replacement costs of the home systems and appliances that we use daily. Homeowners insurance is mandatory for those with a mortgage in place, but a home warranty is optional.

    How Does a Home Warranty in Utah Work?

    A home warranty is a unique process that many homeowners are not accustomed to. When a home warranty-related issue occurs in your home, with something like the HVAC system or the hot water dispenser, you will need to contact your home warranty company for a service call right away. Follow this step-by-step guide to how a home warranty in Utah works.

    • Purchase a home warranty policy and wait the 10-30 days before the home warranty will go into effect
    • When breakdowns with home systems and appliances occur, check your policy documents to ensure that the repair will be covered
    • Use the online portal system, a phone call, or a live chat to let a representative know about your home warranty-related issue
    • Pay the service call fee before the representative comes to your home to inspect the issue; expect this to happen with 24 to 48 hours after submitting a claim
    • Once the issue is inspected, options for repair or replacement will be presented to homeowners; if the appliance or system can’t be repaired, the home warranty plan could offer replacement options
    • Repair should happen within 24-72 hours, depending on parts needed and the schedule of the contractor or service technician
    • If any issues occur within the free reservice period, simply let the home warranty provider know and they will come back and repair the issue free of charge

    What Does a Home Warranty Cover?

    A home warranty plan will protect homeowners from expensive issues with home systems and appliances. However, it is essential to note that a home warranty that covers a roof or a washing machine may not cover the entire part or all instances of damage. For the most part, the home warranty will only protect against normal wear.

    Normal wear happens because we use our home systems and appliances quite often. If you do a load of laundry each day, the chance of your washing machine needing repair is quite high. Most of the main parts of the machine will be covered, as well as any issues with the electronics panel or overall functionality.

    Home warranty providers typically offer appliance coverage, home system coverage, and add-on coverage options. These will include things like roof leak coverage, sprinkler systems, and maybe even a well pump on your property.

    What Is Not Covered by a Home Warranty?

    As great as a home warranty plan is, there are times that your claim will be denied by the service provider. Home warranty plans have certain exclusions regardless of if you have a Gold Plan or Platinum Plan from the provider. The most common exclusions from a home warranty plan are:

    • Cosmetic issues
    • Natural disasters
    • Lack of maintenance and upkeep
    • Intentional breakage
    • Misuse of a system or appliance

    Even though you have a home warranty in place, you must still properly maintain your home system and appliances. If you cannot do this, then the provider will not cover issues that surface. In addition, it can be helpful to get an inspection before the start of your plan; this will let the home warranty provider see that all systems and appliances are in good working condition.

    Biggest Complaints about Home Warranty Companies in Utah

    When you read through reviews from homeowners in Utah who have invested in a home warranty policy, some complaints come up. Some of these are related to the provider directly, and others will typically deal with the overall concept of a home warranty plan.

    One of the biggest problems that homeowners run into is a claim denial from the provider. If you do not look at the fine print of your home warranty policy, you may end up finding that many of the issues that you submit a claim for are not covered. For instance, a plan may have dishwasher coverage, but this very rarely includes the racks or the rollers inside the dishwasher.

    Another complaint that some Utah homeowners have is with a technician that could not repair an issue the first time they came out. The workmanship guarantee should cover this problem and make it easier to ensure you will only pay one service fee. When shopping for your home warranty plan, take a close look at the service fees that are part of the plan.

    Our Verdict

    Although we recommend any of the three companies above, American Home Shield gets our top honor for Utah homeowners. Its plans cover many conditions that other companies don’t, such as damage due to insufficient maintenance or improper installation or repair, giving you comprehensive warranty coverage and peace of mind. 

    Because American Home Shield covers more, its plans can be a bit more expensive than other home warranty providers. If your budget is smaller, you can still receive top-notch coverage for wear and tear from the other providers on our list. Prices may vary across Utah, so be sure to get free quotes and look at sample contracts before making your choice.

    Frequently Asked Questions About Utah Home Warranties

    How much does a Utah home warranty cost?

    The cost of a Utah home warranty typically falls on the lower end of the national average of $30 to $75 a month, or about $360 to $900 a year. Costs vary by factors like home size, type and location, so a condo in Salt Lake City will likely cost less than a large freestanding home in Park City. Home warranty plans typically pay for themselves after just one or two major repairs or replacements.

    What’s in the fine print of a home warranty?

    A home warranty is a contract, and the fine print of these contracts includes details on what is and isn’t covered, down to knobs, buttons and grills. Most companies have sample contracts easily accessible online so you can check out the details before you speak to a sales representative.

    Who pays for a real estate home warranty?

    Often, a home seller or real estate agent will pay for a home warranty to add extra value to a home while it’s on the market, particularly if the house is an older one. This way, the buyer knows they’re far less likely to be on the hook for large repair bills soon after moving in.

    Is a home warranty worth it?

    While homeowners’ needs vary, we generally find that a home warranty is worth the money. Even if you don’t end up using it, you get peace of mind knowing your budget is protected from large repair costs. While a home warranty doesn’t cover everything, it can significantly reduce your out-of-pocket expenses.

    What does a home warranty cover Utah?

    A home warranty in Utah will cover a mix of systems and appliances. In addition, there are extras such as lawn sprinklers, roof coverage, and even locksmith coverage that will help you cover your Utah home.

    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.

    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


    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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