Homeowners in Washington are often surprised by the change of seasons and fantastic weather that they get to experience. Due to the proximity to the coast, Washington residents can get a pretty wild weather pattern, making homeownership a bit tricky and stressful. The systems and appliances of Washington homes need to be adequately protected to avoid any issues that could come up.

Home warranty coverage can save any homeowner a significant amount of money, but they are particularly helpful for Washington residents. The long, cold winters put immense stress on heating equipment, which is often covered by home warranties. The above-average rainfall also makes roof leaks more probable, which is another issue covered by many protection plans. We take these and more local factors into consideration when ranking the best home warranty companies in the area.

Our Top Pick
Best for Customization
VISIT SITE
Limited Time:
$200 Off + 2 Months free + Free Roof Leak Coverage
Best Coverage Limits
AHS Logo
VISIT SITE
Limited Time:
40% Off Our Most Popular Plan
Best Claims Acceptance
choice home warranty logo
VISIT SITE
Limited Time:
$50 Off + 1 month free!
Best Value
select home warranty logo
VISIT SITE
Limited Time:
$150 Off (Code HOUSE25)

    Washington’s Best Home Warranty Companies in 2024

    There are five impressive options for home warranty coverage in Washington, with Liberty Home Guard at the top of the list. It makes sense to get a few quotes from several of these companies. You may end up having a clear winner stand out as the best home warranty for your Washington home.

    Liberty Home Guard: Best For Customization
    Why Trust Us?

    Here’s how we ranked and reviewed the nation’s top home warranty companies to bring you the most accurate information.

    76

    Our team of experts reviewed over 70 home warranty providers to compare plan options, coverage limits, prices, and customer feedback.

    152

    We collected over 100 sample quotes from dozens of home warranty companies to give you an accurate look at industry pricing.

    6

    Our rating system scores providers based on 6 key factors: coverage options, affordability, customer experience, reputation, claims processes, and availability.


    Compare the Best Home Warranty Companies in Washington

    The table below outlines data for the best home warranty companies in Washington and across the U.S. 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.

    CompanyRatingMonthly CostService FeeResponse TimeBBB RatingLink

    $50-$60

    $75

    12-48 hrs.

    NR

    VISIT SITE
    AHS Logo

    $35–$75

    $100–$125

    24-72 hrs

    B

    VISIT SITE

    $44.99-$58.99

    $70

    48 hours

    A+

    VISIT SITE
    choice home warranty logo

    $46–$55

    $85

    24-48 hrs.

    B

    VISIT SITE
    select home warranty logo

    $52–$58

    $60

    24-48 hrs.

    B

    VISIT SITE
    AFC Home Warranty logo

    $38–$62

    $75–$125

    48 hours

    B

    VISIT SITE
    first american logo

    $38–$48

    $75–$125

    48 hours

    B

    VISIT SITE

    $17–$60+

    $65–$100

    2–24 hrs

    A-

    VISIT SITE

    $28–$68

    $100–$150

    2–24 hrs

    B

    VISIT SITE

    Quote and cost data gathered January 2024. Cost data are updated and monitored continuously.


    How to Choose the Best Home Warranty in Washington

    Now that you have the top five home warranty choices in Washington, it is time now time to narrow down which could be the best choice for your home. There are many different factors that will separate one company from another; three things to look out for are overall pricing, coverage limits, and customer reviews. 

    It is a good idea to look at the customer reviews of the plan you are considering purchasing. Customer reviews can give you insight into what would make the most sense for your Washington home.

    The coverage limits on your policy will help determine how much the plan will play out for a repair or a replacement. Coverage limits tend to range from around $500 to $3000. For Washington homes with higher-priced appliances and systems, the higher coverage limits are a necessity. 

    The overall pricing of the plan is typically between $40 and $70 per month. However, you must also consider the service fees and the cost of add-on coverage. Ensure that you look at the coverage that is included in the price to ensure that you are getting a great deal. 


    How Much Does a Home Warranty in Washington Cost?

    A Washington home warranty will cost anywhere from $35 to $80 per month. The lower-cost plans tend to have less coverage. Higher-cost plans have more add-on options, lower service fees, and some great additional benefits. Coverage caps can range from around $500 to unlimited, and service fees can be as low as $60 or as high as around $150. The table below provides some insight into what you can expect to pay for your home warranty in Washington.

    Overall$574.09
    Single Family$536.52
    Multi Family$776.29
    Townhome$532.35
    Condo$561.08
    Duplex$585.57
    Home Over 5,000 square feet$1,232.50
    Home Under 5,000 square feet$543.86

    Home Warranty Cost Calculator

    Our home warranty cost calculator helps Washington homeowners determine the yearly costs for a home warranty. 

    In the below tool, input your monthly premium, service call fee, and the number of service calls you estimate for your home. Then, the tool will provide the full annual cost for a home warranty plan.

    Appliance Average Repair Cost Average Replacement Cost
    Dehumidifier $50–$200 $1,300–$2,800
    Microwave $50–$400 $60–$2,000
    Dishwasher $50–$500 $400–$3,000
    Exhaust Fans $16–$300 $250–$950
    Electric Range $100–$500 $230–$3,000
    Gas Range $100–$500 $230–$3,000
    Dryer $100–$400 $450–$2,300
    Oven $100–$430 $400–$3,000
    Washer $50–$450 $400–$2,300
    Freezer $90–$500 $160–$2,900
    Refrigerator $40–$350 $200–$5,000

    Home Warranty Regulations in Washington

    In Washington, the home warranties that are issued by home builders for new properties are a little flimsy. The issues that the builder is required to cover are only those things that affect habitability, and this is only valid in the case of new constructions. Due to the way the implied warranty laws are written, there is not much you can do if you cannot prove that the appliance or system that needs repair actually affects the liability of the home. This is where a plan from a home warranty company would come in handy. 

    While home warranties are not required in Washington, home warranty companies are regulated by the Washington State’s Insurance Commissioner’s Office. This agency licenses home warranty companies. Before making a purchase of any home warranty plan, make sure the company is registered with the agency and has the proper licensing.

    Resources for Washington Homeowners and Home Buyers

    • Consumer Finance Protection Bureau: The Consumer Finance Protection Bureau is an excellent resource for those who have questions about mortgage scams and issues that can happen to potential home buyers. If you are new to the home-buying process and don’t feel all that knowledgeable, the Consumer Finance Protection Bureau is a great resource. 
    • Washington Homeownership Resource Center:  This impressive resource for Washington homeowners and homebuyers will help with everything from home buying to refinancing to repairs and maintenance advice. Anyone thinking about owning in Washington should consider reviewing this information. 
    • Washington State Housing Finance Commission:  If you need some advice about home financing or are interested in attending some seminars related to homeownership, the Washington State Housing Finance Commission is a great place to start. 
    • Seattle Homeowners Help: For Seattle homeowners who are in a low-income tax bracket, there are government resources to help with loans, financing, and housing. The Seattle homeowner’s help is a government resource. 
    • Washington HOA Laws:  If you purchased a home with an HOA or live in a condo or townhome, it is smart to understand the laws that could impact you. The Washington HOA Laws may help you understand what part of your home is yours to fix and what part you will need a home warranty for. 

    Our Reviews of the Best Home Warranty Companies in Washington

    Best for Customization

    Liberty Home Guard

    4.6

    Our Rating

    Limited Time:
    $200 Off + 2 Months free + Free Roof Leak Coverage

    Liberty Home Guard is a clear winner in several categories, but it stole the spotlight in customizability. In addition to its three plan options, Liberty Home Guard offers a whopping 42 add-on options, allowing homeowners to tailor their warranty to their unique needs. This provider offers an extended 60-day workmanship warranty, exceeding the industry average of 30 days. It maintains an exceptional Better Business Bureau (BBB) rating and offers 24/7 customer support to make sure homeowners always have help when they need it. The company will even expedite service in the event of an emergency to avoid the 48-hour waiting period standard in the industry. 

    • Highly customizable plans
    • 42 optional add-ons
    • 24/7 customer support
    • Expedited service for emergencies
    Highly customizable plans
    42 optional add-ons
    Optional luxury appliance coverage
    Homeowners can add several routine services 
    Slightly higher costs than average
    $50 cancellation fee for canceling within 30 days

    Liberty Home Guard offers a handful of warranty packages for Washington homeowners: Appliance Guard, Systems Guard, and Total Home Guard. The first two focus on appliances or systems, while the last includes everything. 

    • Appliance Guard (Starts at $50 per month): This plan extends to the basics, covering eight major household appliances – your refrigerator, cooktop, microwave, dishwasher, washer, dryer, garage door opener, and exhaust fan. 
    • Systems Guard (Starts at $55 per month): This policy covers major home systems, including HVAC, plumbing, electrical, and ductwork. It also covers your water heater. 

    Total Home Guard (Starts at $60 per month): This policy combines the best of both worlds, extending coverage to a total of the 15 home systems and appliances included in the previous Appliance Guard and Systems Guard plans.

    A core part of Liberty Home Guard’s home warranty customizability stems from its optional add-ons. This provider offers a remarkable range of 42 add-ons, allowing homeowners to select the add-on riders that best fit their needs. Options include the following:

    • Pool
    • Spa
    • Additional spa
    • Swamp cooler
    • Well pump
    • Sump pump
    • Septic system pumping
    • Central vacuum
    • Standalone freezer
    • Water softener
    • Limited roof leak
    • Lawn sprinkler system
    • Lighting fixtures
    • Re-key
    • Electronics protection
    • Ejector pump
    • Trash Compactor
    • Icemaker (fridge)
    • Second refrigerator
    • Freestanding ice maker
    • Wine cooler
    • Reverse osmosis water filter system
    • Instant hot water dispenser
    • Water dispenser line
    • Saltwater pool
    • Plumbing fixtures
    • Grinder pump
    • Generator
    • Casita guest unit
    • TV mounting

    On top of that, Washington homeowners can add home services, including window washing, gutter cleaning, pest control, carpet cleaning, and power washing for exterior flooring. 

    If you have luxury appliances, you’ll need to upgrade your coverage to ensure your appliances are included in your policy. Liberty Home Guard offers a range of Pro Series coverage options for various appliances, including fridges, dishwashers, microwaves, and clothes dryers. 

    Read our full Liberty Home Guard review for more information.

    Best Coverage Limits

    American Home Shield

    4.3

    Our Rating

    Limited Time:
    40% Off Our Most Popular Plan

    American Home Shield is the most customizable plan in the home warranty industry. With the American Home Shield plan, you are going to be able to pick and choose the coverages that are necessary for your Washington home. With some homes having HVAC and others having a second refrigerator, customization of coverage is quite essential. In addition, American Home Shield has more than 50 years in the home warranty industry. When you are looking for an industry veteran, you will have to look no further than AHS. We love the fact that in addition to customizing your coverage, you can also customize the plan’s pricing to work with your budget. 

    • Our Take: Best Customizable Plans
    • Average Annual Cost: $419.88-$779.88
    • Response Time: Up to 48 hours
    Highly customizable plans
    Many years of experience
    Unique coverage available
    High payout rates
    More expensive than many other options

    There are three plans to choose from on the American Home Shield home warranty. The first plan is just a systems plan; it is lower in price and covers just a few systems around the home. The other two plans are combo plans that will include a mix of appliances and systems. The combo or comprehensive plans tend to be the best choice because of the value that they offer. The coverage from American Home Shield includes coverage caps up to $3,000 or unlimited coverage depending on the item, and the service call fee is customizable between $75 and $150.

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

    • ShieldSilver ($39.99/month): The ShieldSilver plan is the systems-only plan from AHS. This coverage option includes protection for 14 home systems in total, including electrical, plumbing, and heating systems. You’ll also get protection for your HVAC ductwork, air conditioning systems, smoke alarms, garage door openers, water heaters, and more. The price is quite appealing for the coverage you get.
    • ShieldGold ($49.99/month): The ShieldGold plan is one step up and includes everything in the ShieldSilver plan, plus appliances. It adds coverage for your refrigerator, stove, cooktop, microwave, dishwasher, clothes washer, clothes dryer, garbage disposal, and hot and cold water dispensers. For just $10 more per month than the Silver option, this is a great value.
    • ShieldPlatinum ($64.99/month): The ShieldPlatinum plan, however, is the best value for the money. It includes everything in the Silver and Gold plans, but it provides other coverages as well, including a free AC tune-up every year, unlimited replacement of AC refrigerant, reimbursement for building permits and code violations, and roof leak repair. This plan also comes with higher coverage caps and lower service fees to make it an even better deal.

    American Home Shield lets you customize any of the above plans with add-on coverage options as well. The add-ons include:

    • Electronic extended warranty
    • Pool and spas
    • Well pump
    • Septic pump
    • Guest unit
    • PC and TV
    Best Claims Acceptance

    Choice Home Warranty

    4.3

    Our Rating

    Limited Time:
    $50 Off + 1 month free!

    If you’re looking for a warranty with excellent claim acceptance rates, CHW is an outstanding choice. It accepts a lot of claims that its policyholders file, making it the best for claims acceptance. It offers comprehensive coverage in each plan, not just its premium plan. Its basic plan comes with systems and appliance coverage, so you won’t have to pick one over the other. It also covers many things other providers exclude, including older homes, systems, and appliances.

    • Our Take: Best Claims Acceptance
    • Average Annual Cost: $552-$660
    • Response Time: Up to 48 hours
    Great claims acceptance
    Affordable premiums 
    Decent coverage caps
    Basic Plan covers a mix of appliances and home systems
    Lower Better Business Bureau score than average
    Not as customizable as other providers

    Choice Home Warranty only offers two plans: the Basic Plan and the Total Plan. While both plans cover various home systems and appliances, one provides more coverage than the other. 

    • Basic Plan (Starting at $46 per month): This plan covers 14 major home systems and appliances, including ductwork, electrical systems, plumbing systems, ranges, dishwashers, and garbage disposals. 
    • Total Plan (Starting at $55 per month): This plan offers coverage for 18 systems and appliances, including most HVAC, electrical, plumbing, kitchen, and laundry systems, and appliances. 

    CHW offers a remarkable list of add-on rider options, allowing customers to fit their plans to their needs better. While the two plan options limit customizability, the riders allow homeowners to fine-tune the extras based on their needs. 

    These add-ons come at an additional monthly cost and include:

    • Pool
    • Spa
    • Additional spa
    • Roof leak, limited
    • Central vacuum
    • Second refrigerator
    • Standalone freezer
    • Sprinkler system
    • Well pump
    • Sump pump
    • Septic tank pumping
    • Septic system
    Best Value

    Select Home Warranty

    4.2

    Our Rating

    Limited Time:
    $150 Off (Code HOUSE25)

    Select Home Warranty has been in the industry since 2012, so it has many years of experience and success behind it. Despite its age, it still maintains mostly positive customer reviews and a B rating with the BBB, which is considered quite high for the industry. One thing that sets Select Home Warranty apart from other companies is that all plans include roof leak coverage (explore top-rated home warranty for roofs), something that’s very useful in a rainy area like Washington. Additionally, the cost is quite low for the coverage you get.

    • Our Take: Most Cost-Effective
    • Average Annual Cost: $624-$684
    • Response Time: Up to 48 hours
    Great customer service
    All plans include roof leak coverage
    Many years of experience
    Very affordable
    Lower coverage caps than some other companies

    If you decide to get your coverage plan from Select Home Warranty, you’ll have three options: Bronze, Gold, and Platinum. Unlike most other companies, Select includes roof coverage in all plan varieties, which is great news for Washington homeowners who experience above-average rainfall. You’ll get coverage caps that range between $500 and $2,000, so some of the caps are below average. The service fee is well below average at just $60.

    Here’s a detailed look at Select Home Warranty’s coverage: 

    • Bronze Plan ($52/month): The Bronze Plan is the entry-level appliance plan from Select. You’ll get protection for your refrigerator, oven, range, microwave, garbage disposal, and clothes washers and dryers. This is a relatively affordable plan for comprehensive home appliance coverage, although it doesn’t cover home systems.
    • Gold Plan ($52/month): The Gold Plan is another entry-level plan, but it includes home systems and excludes all home appliances. For the same amount every month, you get coverage for your heating, electrical, and plumbing systems. This plan also includes coverage for air conditioners, water heaters, and HVAC ductwork.
    • Platinum Plan ($57/month): The Platinum Plan is the most comprehensive option that includes most items you’ll want to be covered. It’s only $5 more per month than the other two plans but includes all of the items covered in both. It also adds protection for garage door openers, ceiling fans, and plumbing stoppages.

    Select Home Warranty also allows you to customize any of the above plans by adding on any number of the options below:


    Home Warranties in Washington Cities


    What is a Home Warranty?

    A home warranty is a home protection plan for things that generally aren’t covered individually by homeowners insurance. Most home warranties either cover major home appliances or major systems in the home, like heating, plumbing, and electric. In the event of an issue or breakdown of your covered items, your home warranty will kick in and provide coverage for repair or replacement.

    Most home warranties require an annual fee plus a service fee that gets charged every time you need a service call for an issue. In most cases, you’ll pay far less for home repairs with a home warranty than you would without one. Additionally, home warranties have coverage caps that limit the amount of coverage you can get per item per year.

    Coverage varies among different providers and is based on which coverage plan you choose, so it’s impossible to say what your particular plan will cover. However, home warranties typically either cover appliances, home systems, or a combination of the two.

    Common home appliances covered include refrigerators, ovens, cooktops, dishwashers, clothes washers, dryers, garbage disposals, microwaves, and range exhaust hoods. If you choose a plan that covers systems only or systems and appliances, it’s likely to include protection for plumbing, heating, and electrical systems, HVAC ductwork, water heaters, and more. Minor system coverage is sometimes included for garage door openers, smoke alarms, and more.

    Again, every plan is different, so you should check your sample contract for specific exclusions before signing. Common items that aren’t covered in home warranty programs include cosmetic repairs, pre-existing conditions in your home, and damages caused by a lack of maintenance. There is also the possibility of certain components being excluded — like pool liners or jets — but you’ll need to check your service contract for more details.

    How Does a Home Warranty in Washington Work?

    The process of enrolling in a home warranty plan is simple. You just need to choose a provider, select a plan from that provider, pay for the warranty, and then wait for the coverage to kick in. Some companies provide coverage in as little as 10 days, while others can take up to 90 days. The process for filing a claim with your home warranty provider and getting coverage is detailed below.

    • Identify a problem in your home that is covered by your home warranty plan
    • File a claim to request service online or by phone. Some companies also have a mobile app for an even easier process
    • Wait for your service technician to arrive at your home. They are typically hired immediately and will arrive within 48 hours in most cases. They might conduct a home inspection to verify the issue and identify the cost of repair.
    • Pay a service call fee — an average of around $85 — and enjoy savings on additional out-of-pocket costs.

    Home Warranty vs. Homeowners Insurance

    Many homeowners wonder about the differences between home warranties and homeowners insurance. They are similar in some ways, including the protection they offer against unexpected issues in the home. However, there are some important differences that you should understand.

    First, home warranties offer more specific coverage than home insurance. A home warranty will often cover individual appliances or home systems, like refrigerators, stoves, and plumbing and electrical systems. Homeowners insurance offers more broad coverage for your entire home, which could include damages to individual systems and appliances.

    The second difference, which will help you understand the first, is when these two policies kick in. Homeowners insurance generally requires some catastrophe to occur before coverage is available. Things like tornadoes, floods, hurricanes, and other major weather events can cause enough damage that home insurance would cover it. On the other hand, home warranties can kick in and provide financial coverage when an appliance or home system stops working or runs into an issue simply because of old age.

    Finally, the amount you pay out of pocket when filing a claim is drastically different with these two home protection plans. Homeowners insurance policies generally require a large deductible to be paid out-of-pocket before coverage is offered. The deductible can reach into the thousands of dollars. With a home warranty plan, you’ll pay an average service fee of just $85.


    Common Home Issues to Consider in Washington

    There are some local factors specific to Washington that you should think about as well when choosing a home warranty program.

    First, Washington receives well-above-average precipitation every year, which puts roofs at risk of leaking and other damages. It’s wise to choose a home warranty that includes roof leak coverage, as this is more likely to be needed in Washington than in most other states. Ultimately, leak coverage could save you a significant amount of money in the long run.

    Additionally, Washington residents contend with low winter temperatures, with average temperatures under 50 degrees for most of the year. This means most homeowners will be calling on their heating system year-round to keep their homes comfortable and safe. Constant use will increase the likelihood of components breaking down, so plans that cover HVAC and heating systems are generally best in Washington State.

    Finally, the average monthly humidity in Washington is quite high at over 70% year-round. High humidity means your heating equipment and refrigerator will be working overtime to keep your home warm and your food safe. Plans that cover refrigerators and heating systems are generally better suited for Washingtonians for this reason.


    Biggest Complaints about Home Warranty Companies in Washington

    Based on online reviews, most Washington homeowners are pleased with the coverage they get from their home warranties. However, there are some common complaints we see that can help you decide on which company is most likely to suit you best.

    One of the most common issues talked about in-home warranty reviews is that coverage is denied without warning and seemingly for no reason. When you file a claim, your home warranty service provider loses money. Unfortunately, some companies deny claims in an effort to save money, even though your contract clearly states you should be covered. To avoid this issue, you should only work with reputable home warranty companies like the ones we’ve reviewed above.

    Another common complaint is that the out-of-pocket costs for certain repairs can be higher than anticipated. This often happens when a fridge replacement or major home system repair is needed. Most home warranties have coverage caps, which means there’s a maximum amount the company will cover before you’re responsible for the costs. It’s crucial that you understand your coverage caps so that you’re not caught off guard with unexpected charges for repairs.

    Our Top Pick
    Best for Customization
    VISIT SITE
    Limited Time:
    $200 Off + 2 Months free + Free Roof Leak Coverage
    Best Coverage Limits
    AHS Logo
    VISIT SITE
    Limited Time:
    40% Off Our Most Popular Plan
    Best Customer Ratings
    VISIT SITE
    Limited Time:
    $150 Off + 1 Month Free
    Best Claims Acceptance
    choice home warranty logo
    VISIT SITE
    Limited Time:
    $50 Off + 1 month free!

    More Washington Resources


    FAQs About Washington Home Warranties

    Are Washington Home Warranties Worth it?

    It will only take one or two repairs around your home for a home warranty to pay for itself. You can estimate the value of a home warranty by looking at the average cost of common home repairs and then comparing what you’d pay with a warranty in place.

    For example, plumbers, electricians, and HVAC technicians all average around $300 per service call, and major repairs for systems can cost upward of $1,000. Similarly, if you ever have an issue with a major appliance, like a refrigerator, you’ll be looking at a repair cost averaging around $300 or replacement costs up to around $3,000 or more.

    If you compare these prices to the $85 service fee you’ll pay with a home warranty, the investment instantly becomes well worth it. Most homeowners need more than one service call each year, which means your coverage could save you thousands of dollars in repairs and cost you far less in repairs and replacements.

    For many homeowners, the real value of a home warranty is in the peace of mind it provides. No homeowner wants to see an unexpected repair cost reaching into the thousands of dollars. A home warranty protects you against these charges, helping you budget and save more effectively.


    How much does a home warranty cost in Washington?

    A Washington home warranty will cost anywhere from $35 to $80 per month. The price you’ll pay will depend on the provider and plan you choose, as well as how comprehensive the plan is. Most companies offer add-on options to increase coverage, but these options also drive up your annual price. In addition to the monthly charge for your home warranty, it’s important to remember that you’ll also need to pay a service call fee — which averages around $85 — for each claim you make with your home warranty provider.


    What is the best home warranty company in Washington?

    The best home warranty in Washington is Select Home Warranty. Select Home Warranty has been around for ten years and is known for excellent coverage, impressive customer service, and fair pricing. The plans also offer protection for some of the appliances, issues, and systems that need it most in the state, including roof leaks, refrigerators, and heating systems.


    Does a home warranty cover replacement costs?

    Most home warranty plans are going to cover repair and replacement costs. The replacement costs on a home warranty will vary from one plan to the next. You can expect that home warranties will give you most of the money towards a replacement, but don’t expect to have the entire replacement paid for if you need major appliances like refrigerators replaced.


    Who needs a home warranty?

    Everyone can benefit financially from a home warranty, but there are some groups of people that will see the biggest upside from the coverage.

    First-time homebuyers, specifically, will get more peace of mind from home warranties than most others. The last thing you want to do after purchasing a new home is have to lay out additional money for unexpected repairs. Sellers in the real estate market can also benefit, as repairs are often needed prior to closing to ensure the buyers get what they expect.

    Additionally, homeowners in aging homes — specifically, approaching or beyond 40 years old — can benefit greatly from home warranties. At this age, homes start to show their age and are more likely to run into issues that a home warranty will cover.



    Methodology: How We Evaluated Mississippi's Top Home Warranty Companies

    At Today’s Homeowner, we strive to bring you the most transparent, accurate information for your home improvement projects. Our home warranty company ratings emphasize what matters most to you — whether you’re looking for low-cost coverage, a hassle-free repair process, 24/7 assistance, or all of the above.

    Our ratings are based on publicly available information about each company, secret shopping online and over the phone, customer-review analysis, and discussions with real estate professionals and repair contractors.

    A company can earn a maximum of 100 points across six categories converted to a five-star scale. We researched more than 60 home warranty providers to develop the following formula:

    • Plans and Coverage (24 points): A home warranty provider can earn the maximum point value in this category if it offers multiple robust plans that cover all basic systems and appliances and optional add-on coverage. We give bonus points to companies that cover uncommon items, such as electronics and roof leaks.
    • Affordability (22.5 points): When evaluating costs, we not only consider monthly plan prices, but we also take into account the cost of add-on coverage, service fees, and whether companies offer free cancellation periods or money-back guarantees. If a provider allows potential customers to view sample contracts before getting a quote, that transparency earns more points in this category.
    • Customer Experience (18.5 points): A home warranty company must give its customers ample support when they experience issues. We gauge overall support by looking at customer reviews and conducting homeowner surveys. We also go through the quotes process with each company and take meticulous notes about the friendliness of salespeople, how detailed each quote is, and how often the provider contacts us after giving a quote. 
    • Company Reputation (17.5 points): In this category, we look at a combination of customer reviews and reputable organizations such as the Better Business Bureau (BBB). We also consider the years of company experience, how satisfied its employees are, and whether it has been hit with any consumer rights violations or lawsuits. 
    • Claims Process (12.5 points): We score providers highly when they offer short response times, multiple ways to file claims, and around-the-clock availability. Companies can earn bonus points if they have a good reputation for quick and easy claims processing.
    • Availability (5 points): Providers that serve more areas can have experience dealing with a wider range of homeowner headaches. A company earns the maximum points in this category if it offers services in most U.S. states.

    We monitor company data on an ongoing basis to keep rankings and information up to date.

    Editorial Contributors
    avatar for 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.

    Learn More

    photo of Roxanne Downer

    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.

    Learn More

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