Homeowners who purchase homes 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.

Best Claims Acceptance Rate
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Limited Time: $50 Off + 1 month free when you signup today!
Best Coverage Limit
american home shield
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Limited Time: $150 OFF All Home Warranty Plans for new members.
Best for Customization
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Limited Time: $200 Off + 2 Months Free + Roof Leak Protection.
Best Overall Value
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Limited Time: Use code HOUSE25 for $150 off & 2 months free.

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.

Washington’s Best Home Warranty Companies in 2023

Select Home Warranty: Best Overall Value

Compare the Best Home Warranty Companies in Washington

The table below outlines data for the best home warranty companies on the market. 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.


Monthly Cost

Service Fee

Coverage Limit

Response Time


States Covered




24–48 hours


49 states, excluding WA




24–72 hours


50 States




12–48 hours


47 states, excluding NV, WA, and WI




24–48 hours


47 states, excluding NV, WA, and WI




24–48 hours


49 states, excluding HI




24–48 hours


48 states, excluding AK and HI




24–48 hours


42 states, excluding AK, HI, MT, NH, ND, OK, SD, and WY




24–48 hours


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.

Best Value

Select Home Warranty


Our Rating

Limited Time: Use code HOUSE25 for $150 off & 2 months free.

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, 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:

Best For Customization

Liberty Home Guard


Our Rating

Limited Time: $200 Off + 2 Months Free + Roof Leak Protection.

Liberty Home Guard has been serving the home warranty industry since 2017, so it is one of the youngest companies to land in our rankings. However, the company has established a reputation for outstanding customer service, maintaining an A rating with the BBB — which is quite impressive in this industry — and positive customer reviews. The plans from LHG are a bit expensive, but the coverage is excellent, the customer experience is positive, and all plans come with a 60-day workmanship warranty for maximum peace of mind. This guarantee is better than most companies and is on par with what is offered by industry veterans like Cinch Home Services.

  • Our Take: Most Trustworthy
  • Average Annual Cost: $779.88-$899.88
  • Response Time: Within 24 hours
Positive rating from the BBB
Simple process to submit claims
Excellent customer service
All work backed by a 60-day workmanship guarantee
More expensive than many other options

Liberty Home Guard offers three different plans: Appliance Guard for appliances, Systems Guard for home systems, and Total Home Guard for comprehensive coverage. The company also has a massive range of add-on services for ultimate plan customization. The coverage caps are a bit lower than you’ll find from some other companies, and most average around $1,500. The service fee is $75 per service call, which is below the industry average.

Here’s a detailed look at Liberty Home Guard’s coverage: 

  • Appliance Guard ($64.99/month): The Appliance Guard plan is for appliances only, so you’ll need another option if you want home systems protected. This plan includes coverage for your refrigerator, stove, microwave, dishwasher, garbage disposal, ice maker, cooktop exhaust fan, washing machine, dryer, garage door opener, and ceiling fan.
  • Systems Guard ($69.99/month): If you instead want coverage for your home systems and don’t need your major home appliances protected, the Systems Guard plan might be best for you. This plan excludes appliances but includes heating, plumbing, and electrical systems, air conditioners, water heaters, toilets, HVAC ductwork, bathroom exhaust fan, and more.
  • Total Home Guard ($74.99/month): If you’re looking for the most comprehensive option from Liberty Home Guard, the Total Home Guard plan is for you. This plan includes everything covered in the Appliance Guard and Systems Guard plans, and it’s priced just a few dollars more per month than the other two plans separately. This is an outstanding deal that offers the ultimate peace of mind. 

Liberty Home Guard has excellent coverage in its pre-set plans, but you also have countless options for customization with the add-on coverages below:

  • Pool
  • Spa
  • Additional spa
  • Lighting fixtures
  • Carpet/floor cleaning
  • Swamp cooler
  • Icemaker
  • Generator
  • Water dispensers
  • Window cleaning
  • Power washing
  • Septic system pumping
  • Sump pump
  • Water softeners
  • Sewage ejector pumps
  • Rekeys
  • Plumbing fixtures
  • Ice makers
  • Guest units
  • RO water filters
  • TV mounting (2 options for different sizes)
  • Wine cooler
  • Grinder pump
  • Gutter cleaning
  • Second fridge
  • Lawn sprinkler system
  • Stand-alone freezer
  • Central vacuum
  • Well pump
  • Roof leak (limited coverage)
  • Pest control
  • Trash compactor
  • Electronics
  • Water dispenser lines
  • Saltwater pool

Best Coverage Limits

American Home Shield


Our Rating

Limited Time: $150 OFF All Home Warranty Plans for new members.

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

Home Warranties in Washington Cities

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.

Single Family$536.52
Multi Family$776.29
Home Over 5,000 square feet$1,232.50
Home Under 5,000 square feet$543.86

Final Thoughts

Hopefully, you now feel as though you can choose the proper home warranty for your Washington home. With all the great choices on the market, the Select Home Warranty plan stands out as the best overall option. There are three impressive options, an excellent customer service team, and plenty of experience in the industry to help Select Home Warranty stand out as the best overall choice. 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.

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. 

  • Overall Pricing: 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. 
  • Coverage Limits: 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. 
  • 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 above factors are important considerations no matter where you live, but 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.

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.

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.

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.

What Does a Home Warranty Cover?

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.

What is Not Covered by a Home Warranty?

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.

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.

Are 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.

FAQs About Washington Home Warranties

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.

Today's Homeowner Home Warranty Ranking Methodology

At Today's Homeowner, transparency and trust are our most important values for the reader. We’ve done the homework for you and have researched over 50 home warranty companies so you can have the information you need to make the best choice for your home. 

Our team spent hours on the phone speaking to representatives from each home warranty company to get information right from the source. We also dug into the fine print on each company’s service agreement to ensure no detail was left out.

To make the most of our research, we developed an objective rating system to score each home warranty company based on the following criteria:

  • Plans: Do they provide a variety of plan options? We looked at the number of plans each company offered and the flexibility of adjusting the plan.
  • Prices: How reasonable are the monthly and service fees compared to the industry average? We compared the costs of each company to competitors.
  • Coverage: How many items are covered in each plan? We looked at the number of items each company covers. We dig into all service contracts available to get all the details.
  • Customer service: How is the customer experience when calling the providers? Based on our phone calls, we judged each company’s customer service.
  • Trust: What do customers rate the company? We looked into what customers are saying about their experience with the company.
  • Nationwide availability: How many states does the company cover? We found the number of states covered by each company.
  • Unique perks: Does the company offer discounts or cover special items? We looked for perks offered by each company that set them apart from the competition.

See the best home warranty companies in your state

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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