After you bought your house, a card probably showed up in the mail asking if you wanted to buy a home warranty. You might have wondered, what’s the difference between homeowners insurance and a home warranty, and why buy both? The short answer is that each offers a different type of protection for your home.
Homeowners insurance typically only pays out claims for breakdowns and repairs if the damage resulted from a covered act, such as if a fire damages an appliance. But if your dishwasher sprang a leak or your air conditioning compressor failed for another reason, you’d have to call a plumber or HVAC technician.
Tracking down licensed, insured, and reputable technicians to fix normal problems can be time-consuming and frustrating. That’s why many homeowners buy a home warranty. Home warranty providers do that work for you. A home warranty company has a network of qualified technicians that it can send out to fix normal household issues.
If you sign up for a home warranty, you’ll pay either a monthly premium for coverage or a full year in advance. When you file a claim, and the company sends out a service technician, it charges a service fee. These annual, monthly, and service fees vary, and you’ll find you have a lot of options when you start looking for home warranty companies. Since you probably don’t want to make researching home warranty companies your part-time job, we’ve narrowed down your options to the best home warranty companies in Washington.
I did some secret shopping to find the best home warranty company in Washington. I applied for quotes online and over the phone, spoke directly with customer service representatives, and compared what each home warranty covers.
We use specific review criteria developed by Today’s Homeowner to determine rankings. Actual factors analyzed include plan options and fees, the claims process, what online reviewers say about their claims experience, availability, coverage limits, and more. Our goal is to give you peace of mind when deciding which home warranty coverage best protects your home.
Here’s how we ranked and reviewed the nation’s top home warranty companies to bring you the most accurate information.
Our team of experts reviewed over 70 home warranty providers to compare plan options, coverage limits, prices, and customer feedback.
We collected over 100 sample quotes from dozens of home warranty companies to give you an accurate look at industry pricing.
Our rating system scores providers based on 6 key factors: coverage options, affordability, customer experience, reputation, claims processes, and availability.
Read our full Home Warranty Review Methodology for more details.
Top 5 Washington Home Warranty Companies
- Liberty Home Guard was my top pick for its excellent customer service, extensive list of additional coverage options, and reasonable premiums.
- No one wants to be surprised when they place a service call. Carefully read the exclusions and fine print in any company’s contract before signing up. Look for exclusions regarding maintenance records or preexisting problems and avoid those companies, such as 2-10 Home Warranty, that could ask for maintenance and repair records to approve claims.
- When you’re choosing a home warranty company, you can find one that fits your budget. Many offer the ability to raise or lower your monthly premiums if you’re willing to pay a higher or lower service fee when you need a repair. American Home Shield, First American, and 2-10 Home Warranty all give homeowners this flexibility.
My Expert Recommendation
Liberty Home Guard has excellent customer service from start to finish. It’s easy to apply online for a quote, service representatives are unfailingly polite and friendly, and online reviews praise their easy and fast claims process. They charge reasonable monthly premiums, and when I called, they offered to lower their $125 service fee to just $85.
Liberty’s large list of additional coverage gives homeowners protection for almost anything they could need, and if you do want coverage for something not on the list, Liberty will work to add it. If you have to file a claim, they guarantee service within 24-48 hours. They’re also one of the few home warranty companies to have an app where you can file claims, track a claim’s progress, and know when your service technician will show up.
Ask yourself what could break down in your house and most disrupt your life. Whether it’s a broken air conditioning unit when an elderly parent lives with you or a refrigerator breakdown that causes lifesaving drugs to spoil, pick a plan that adequately covers these items.
Washington Home Warranty Companies I Didn’t Include
There are two home warranty companies in Washington that I can’t recommend. They both engage in shady business practices, particularly when selling policies, have unclear contracts, and, in some cases, have run afoul of the authorities.
While operating under the name Total Home Protection, Service Plus Home Warranty had to pay a settlement of $400,000 to the Pennsylvania Office of the Attorney General in 2021 for deceptive marketing. The company changed its name to try to shake its bad reputation, but that doesn’t mean it’s changed its business practices. Even though I unchecked the box to receive texts and phone calls when I applied for an online quote, the company immediately started texting and calling multiple times a day.
Another company whose marketing tactics have come under fire is US Home Guard. The Better Business Bureau issued a press release to warn consumers about doing business with it, primarily due to its confusing and deceptive marketing. The company uses scare tactics (Your home warranty is about to expire!) on mailers sent to homeowners that never had a home warranty, period.
I’d recommend avoiding both companies.
Compare The Highest Rated Home Warranties In Washington
| Company | Rating | Monthly Cost | Service Fee | Response Time | BBB Rating | Link |
|---|---|---|---|---|---|---|
 |
$50-$60 |
$75 |
12-48 hrs. |
NR |
VISIT SITE | |
 |
$35–$75 |
$100–$125 |
24-72 hrs |
B |
VISIT SITE | |
 |
$44.99-$58.99 |
$70 |
48 hours |
A+ |
VISIT SITE | |
 |
$46–$55 |
$85 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$52–$58 |
$75-$85 |
24-48 hrs. |
B |
VISIT SITE | |
 |
$38–$62 |
$75–$125 |
48 hours |
B |
VISIT SITE | |
 |
$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 |
Quote and cost data gathered January 2024. Cost data are updated and monitored continuously.
Our Reviews of the Best Home Warranties in Washington
Liberty Home Guard
4.6
Our Rating
Out of all the companies on this list, Liberty Home Guard offers homeowners the largest list of available add-ons. It’s easy to customize your policy to cover everything you need — like the sump pump in your basement if you live on Lake Washington. Prices for add-ons are also cheaper than some competitors or within a reasonable range.
Liberty Home Guard has built a strong reputation by operating in an above-board fashion. For example, rather than auto-renewing your policy, the renewals department calls 60 days ahead of your renewal date to allow you to cancel before a surprise charge hits your credit card. If you’re unhappy with its service at any time during your annual policy, you can cancel and receive a partial refund.
Liberty guarantees service within 24-48 hours of filing a claim, and you can track your claim and service technician’s progress on its app. If there’s some reason it can’t send someone in time, or even if you prefer to use a technician that you know, you can arrange for service yourself. Liberty will pay the technician directly as long as they’re licensed and insured. Its great customer service, large list of add-ons, and other ways to customize and choose service stand out from the crowd.
Just because it’s on the list doesn’t mean you’ll need it, and they add up fast. Some homeowners may want basic coverage without the add-ons. Their fees for additional coverage options are also sometimes higher than competitor’s prices. For example, pool and spa coverage is $18.00 a month with American Home Shield but $19.99 a month with Liberty.
Liberty also charges more for service fees, which, as a reminder, you pay every time you need a technician. Its service call fee is $125, which is higher than Select Home Warranty or Elite Home Warranty. However, when I called for an estimate, the representative offered to reduce it to $85 if I purchased a policy that day. The coverage limit, or the maximum a company will pay out for a repair or replacement, of $2,000 per covered item is low, too.
With Liberty Home Guard, you’ll have many options for additional coverage on top of reasonable premiums and service fees. It promises short wait times and gives customers visibility into their claims through tracking and updates on its app. Liberty tries to meet your needs throughout the home warranty experience.
Like most home warranty companies, there’s a 30-day waiting period before coverage kicks in. So, no, you can’t buy a policy because your clothes washer just broke and request immediate service. But once whichever plan you choose does begin, here’s what you get.
The Systems Guard plan offers systems coverage, the Appliance Guard plan gives you appliance coverage, and the Total Home Guard plan combines systems and appliance coverage into one. If you have any existing warranties or service plans on appliances and systems, one of these plans could cover the rest.
Many appliance manufacturers and retailers sell extended warranties, and if you have them on your appliances, you might only need systems coverage. The Systems Guard Plan protects home systems such as plumbing systems, heating systems, an air conditioner, ductwork, water heaters, and electrical systems.
The last time I replaced my furnace, the company offered me an extended service plan. If you’ve bought one, then you might only be shopping for appliance coverage. In that case, the Appliance Guard Plan protects all major appliances: washers, dryers, refrigerators, built-in microwaves, dishwashers, ranges/ovens/cooktops, garbage disposals, ceiling fans, garage door openers, and exhaust fans.
But if you have no existing service plans or warranties on either your appliances or systems, you’ll want to buy the Total Home Guard plan. It combines the coverage of the other two plans into Liberty Home Guard’s most comprehensive coverage plan.
When you buy your policy, you can choose monthly or annual payments. Paying a year in advance nets you two free months. Prepaying for additional years results in more time for free — for example, if you prepay for three years, you get four months free. Online deals give you $200 off for a full-year plan plus limited roof leak protection. The service fee is normally $125, but when I called, representatives offered to reduce it to $85 if I signed up that day.
| Plan | Monthly Cost | Service Fee | Available Discounts |
| Appliance Guard | $49.99 | $125 | One year paid in advance $499.99 (Two months free) |
| Systems Guard | $54.99 | $125 | One year paid in advance $549.99 (Two months free) |
| Total Home Guard | $59.99 | $125 | One year paid in advance $599.99 (Two months free) online, $575 (Two months free) over the phone |
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Seattle, WA. The cost data presented was accurate at the time of writing.
Available Add-Ons
Homeowners with premium appliances, a sump pump, or a central vacuum can add them onto their policy with Liberty Home Guard. Choose from 42 different add-ons.
- Pool and spa: $19.99/month
- Additional spa: $9.99/month
- Lawn sprinkler system: $9.99/month
- Saltwater pool: $23.99/month
- Generator: $19.99/month
- Casita guest unit: $35.99/month
- Sump pump: $8.99/month
- Well pump: $12.99/month
- Septic system pumping: $12.99/month
- Ejector pump: $14.99/month
- Grinder pump: $14.99/month
- Limited roof leak: $11.99/month
- Re-Key: $9.99/month
- Gutter cleaning: $14.99/month
- Pest control: $14.99/month
- Carpet cleaning: $19.99/month
- Window washing/cleaning: $19.99/month
- Power washing (exterior flooring): $19.99/month
- Central vacuum: $8.99/month
- Stand-alone freezer: $5.99/month
- Water softener: $13.99/month
- Swamp cooler: $14.99/month
- Second refrigerator: $7.99/month
- Trash compactor: $7.49/month
- Ice maker (in-fridge): $3.99/month
- Freestanding ice maker: $14.99/month
- Wine cooler/fridge: $11,99/month
- Water dispenser water line: $4.99/month
- Instant hot water dispenser: $9.99/month
- Reverse osmosis water filter system: $14.99/month
- Lighting fixtures: $7.99/month
- Plumbing fixtures: $7.99/month
- Electronics protection: $19.99/month
- TV mounting (up to 65-inch TVs): $14.99/month
- TV mounting (up to 85-inch TVs): $19.99/month
- Pro-Series Refrigerator: $14.99/month
- Pro-Series Stand Alone Freezer: $14.99/month
- Pro-Series Range/Oven/Cooktop: $12.99/month
- Pro-Series Dishwasher: $7.99/month
- Pro-Series Microwave: $4.99/month
- Pro-Series Washing Machine: $4.99/month
- Pro-Series Clothes Dryer: $4.99/month
If you have truly unique systems or appliances that you don’t see on this list, contact LHG and ask about coverage. If you give Liberty the make and model of an item not on this list, it will try to provide you with specialized coverage.
The list of add-ons can be overwhelming. If you can’t decide what additional coverage you’ll need, the website shows the most popular options in your state. It’s helpful to see what other Washington homeowners thought useful.
Exclusions
All home warranty companies have exclusions or times when they won’t pay out on a claim. Liberty Home Guard’s plans exclusions include:
- Flues, vents, chimneys, and exhaust lines
- Electronics, computerized, “smart,” or Internet/enabled components and parts
- Filters associated with any covered items
- Remote receiving and transmitting devices
- Radon and other leak detection monitoring systems
- Fire sprinkler systems
- Lighting
- Solar systems and applications
- Cosmetic defects
- Disposal of appliances, systems, or components
- Cranes or other specialty vehicles required to install, remove, or access your appliances or home systems
- Glass parts
- Noise
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Like homeowners insurance, home warranties have coverage limits. These limits are the maximum the company will pay for a repair or replacement. Liberty pays out to $2,000 per covered item — which might not be enough if you bought a high-end stove and didn’t add on pro-series range coverage.
Liberty Home Guard charges monthly premiums within the range of competitors, with Select Home Warranty and Elite Home Warranty charging slightly higher for their comprehensive plans and AFC Home Club coming in slightly cheaper. We used undiscounted prices in these comparisons, and pricing could go higher and lower if you get a deal.
However, Liberty’s higher pricing for additional coverage drags its score down a bit. For example, Select Home Warranty charges $3.33 a month to add on coverage for a well pump, whereas Liberty charges $12.99 a month. You’re also paying more per service call than with Elite Home Warranty and Select, though it might be worth it to ensure you can get service on nights and weekends at no extra charge. If you cancel after 30 days, you’ll only receive a prorated refund and have to pay a $50 cancellation fee, whereas some competitors don’t charge a cancellation fee.
If you want to get the best deal, speak with the company directly. In the past, Liberty has offered me a reduced service fee when I called for a quote on a holiday weekend or asked about additional discounts.
Liberty Home Guard has excellent customer service over the phone and a well-designed, comprehensive website. Most information is available for you to read online, the quote process is easy, and customers can submit claims 24/7/365. Liberty Home Guard is also one of the few home warranty companies with an app that offers customers even more ways to contact the company and track their claims.
While a newer company founded in 2017, Liberty has established itself as a leader in the industry. Customers give it 4.7 out of 5 stars on Trustpilot and equally strong ratings on the Better Business Bureau and Yelp. Reviewers love customer service and fast claim resolution and often mention that technicians knew how to get the job done right the first time.
However, if there is an issue with a technician’s work, you’re covered by Liberty’s 60-day workmanship guarantee. If the original problem reoccurs, you won’t pay a service technician to come out again.
No home warranty covers 100% of every item that might break; it is common to exclude parts and valves and to set coverage limits. Misunderstanding coverage exclusions often results in the few negative customer reviews that Liberty has received. Always read the fine print in your contract.
Liberty’s excellent customer service, network of qualified technicians, and service guarantee have all led to its high reputation.
| Rating Site | Rating | Number of Reviews |
| BBB | NR* / 4.5 / 5 stars | 2,519 |
| Trustpilot | 4.7 / 5 stars | 2,298 |
| Yelp | 4.7 / 5 stars | 9,693 |
Editor’s Note: The ratings provided were accurate at the time of writing.
*Note (as of 5/8/24): Recently, the Better Business Bureau shifted LHG’s A+ rating to “NR” (Not Rated). We reached out to a representative from LHG for comment, and they shared this statement: “Despite the BBB’s alert, our customer satisfaction levels remain by far the highest relative to our scale. Last month, we had the lowest percentage of customer cancellation requests in our entire history. On the BBB’s own platform, Liberty Home Guard has achieved a star rating of 4.5 out of 5 from nearly 2,500 reviews. For added context, the approximately 480 resolved complaints on Liberty Home Guard’s BBB profile equate to an extremely low fraction of a percentage relative to the size and scale of our total customer base. As we navigate this situation, which we believe will be resolved in time, we want to assure you that we remain committed to our customers and their satisfaction; they are the key stakeholders we orient all our efforts around.”
If you prefer to manage your life digitally, you can download Liberty Home Guard’s app after signing up for coverage. Even though you can still call in to file a claim or use the customer portal on its website, you can track your claim’s progress on the app. You won’t be left shivering in the cold, wondering when your technician will arrive, as you can see their projected arrival time right there.
Liberty’s service fee stays the same whether you need help during business hours, at night, or on the weekend. With some competitors, such as Elite Home Warranty, the service fee is higher for service outside the normal nine to five. After partnering with Progressive Insurance, Liberty’s technician network has grown, increasing the likelihood you won’t wait long for service.
Liberty Home Guard is available 24/7/365 days a year by phone, its website, or its app. It operates in all 50 states, which means the company must comply with multiple state regulations. That increases confidence in its ability to serve your needs.
American Home Shield
4.3
Our Rating
AHS wins the trophy for highest coverage limits or the maximum a home warranty provider will pay out for a repair or replacement. Limits of $2,000 to $3,000 are standard, but at AHS, you can get up to $4,000 for appliances and $5,000 for HVAC, depending on the plan you pick.
If you’re an amateur home chef and invested in top-of-the-line appliances, lower coverage limits of other home warranty providers could be an unpleasant surprise when you file a claim. A $2,000 per covered item at Liberty Home Guard doesn’t get you very far if you have a Viking range. But with American Home Shield, you’d be covered up to $4,000 for appliances on the ShieldPlatinum plan.
With the ShieldPlatinum plan, homeowners also get roof leak coverage of up to $1,000 per contract term and a free HVAC tune-up. Service fees range from $100 to $125 per service call, and the fee is the same for nights and weekends.
AHS has a nationwide network of 17,500 contractors and 45,000 service technicians. However, its 30-day workmanship guarantee is much shorter than Liberty Home Guard’s (60 days) and Elite Home Warranty’s (90 days). AHS also covers repairs needed due to normal wear and tear and doesn’t ask for maintenance records, unlike other home warranty companies.
If you look up AHS on most rating sites or call them yourself, you’ll quickly realize their customer service ranks lower than that of competitors like Elite Home Warranty and Liberty Home Guard. Customer service representatives don’t engage or ask questions to help you customize your plans; they follow a script. If you ask a question that isn’t basic — like specific questions about how many service technicians it has in the Seattle area — representatives can’t answer and become flustered.
While AHS has a large network of technicians, that doesn’t mean their technicians have experience or needed expertise. Customer reviews complain about inexperienced technicians who couldn’t complete the work in one trip or extra charges for repairs. Service fees range between $100 and $125, which are on the higher end, so you don’t want someone coming out more than once. A 30-day workmanship guarantee may not be enough time for you to realize somebody didn’t perform the repair properly.
Homeowners with older appliances won’t need AHS’s higher coverage limits and might not want to pay the higher service fees. However, luxury homeowners with expensive appliances and home systems could find the company’s higher coverage limits to be a Godsend. There’s a 30-day waiting period before coverage begins.
AHS sells three plans, each of which increases the coverage of the previous plan. ShieldSilver protects major systems: heating, air conditioning, electrical systems, and plumbing systems. If your appliances have warranties, that could be all you need. But if not, ShieldGold gives you coverage for kitchen and laundry appliances.
When you choose the ShieldPlatinum plan, you get everything ShieldGold offers, plus roof coverage and a free HVAC tune-up. It also covers $250 of code violations, necessary permits, and modifications. Every plan it sells has an HVAC limit of $5,000 per system. The appliance limit is $2,000 per appliance under the ShieldGold plan, but it increases to $4,000 per appliance with Shield Platinum, making it the best plan if your home has high-end appliances.
Online and over the phone, AHS frequently offers a 40% discount off ShieldGold, but I’ve never seen the other plans reduced. Customers do have flexibility with their monthly premiums. If you prefer to keep your monthly expenses low, picking a higher service fee leads to a lower monthly premium. For example, selecting the higher $125 service fee lowers the monthly premium for the ShieldGold plan from $69.99 to $59.99.
| Plan | Monthly Cost | Service Fee* | Available Discounts |
| ShieldSilver | $49.99 – $39.99 | $100-$125 | No current discount |
| ShieldGold | $69.99-$59.99 | $100-$125 | 40% off on the website |
| Shield Platinum | $99.99-$89.99 | $100-$125 | No current discount |
*If you choose the lower service fee of $100, you pay the higher monthly premium. For example, the $99.99 with the Platinum Plan pairs with the $100 service fee.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Seattle, WA. The cost data presented was accurate at the time of writing.
Available Add-Ons
If your home has luxury features other than appliances, American Home Shield’s smaller lists of additional coverage might lead you to look at different home warranty companies.
- Roof leak repair: $10/month
- Electronics protection plan: $14/month
- Pool & built-in-spa equipment: $24/month
- Guest unit: $26.99/month
- Septic pump: $5/month
- Well pump: $8/month
Exclusions
American Home Shield has a generic exclusions list that you might interpret incorrectly. Liberty Home Guard and Select Home Warranty get more specific in their contracts.
- Construction or carpentry costs
- Restoration of walls
- Flues, chimneys, venting, and exhaust lines
- Repairs or replacements due to cosmetic defects
- Repairs due to mold
- Appliances not covered under the ShieldSilver plan
- Natural disasters
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
American Home Shield’s fees fall at the higher end of the range. Its most complete plan can be close to $15 more than its competitor’s most comprehensive offerings. Higher service fees also lower AHS’s affordability rating, but if you can afford a higher service fee, you’ll pay less monthly.
There are no fees for emergency or after-hours calls, unlike Elite Home Warranty, which charges $150 for service calls at nights and weekends. American Home Shield’s amazing coverage limits are per contract term, but it only sells annual contracts. That means if your HVAC needs a $5,000 repair in the first two months after you sign up, you won’t have coverage if it breaks again four months later, but if you renew at the one-year mark, you’d have coverage.
Even though you can get quotes online, service fees are not disclosed anywhere in the application process. Representatives at American Home Shield struggle to answer questions that don’t come from a FAQ list or follow a script. When you try to get more complex answers, they repeat talking points over and over. It’s a frustrating experience.
Since two representatives I spoke with on different calls didn’t offer the discount off ShieldGold until I mentioned the online quote, it’s a good idea to get a quote before calling so you’ll have that information.
American Home Shield has a Better Business Bureau rating of B, but direct customer reviews on Trustpilot and Yelp rank it lower. Customers complain about customer service and communication difficulties, which is similar to what I’ve found when calling. They also say that when they filed a claim, there weren’t many qualified service technicians in their area and that it was difficult to cancel their contracts.
Not all customers reported negative experiences. A few reviews mention that AHS paid for large repairs and replaced several major items, such as a new clothes dryer or an outdoor air conditioning unit. Based on reviews, AHS pays out on many claims.
| Rating Site | Rating | Number of Reviews |
| BBB | B/ 2.11 out of 5 stars | 11,136 reviews |
| Trustpilot | 2.2 / 5 stars | 5,263 |
| 4.5 / 5 stars | 32,931 | |
| Yelp | 1.1 / 5 stars | 1,271 reviews |
Editor’s Note: The ratings provided were accurate at the time of writing.
Unlike competitors Liberty Home Guard and Select Home Warranty, AHS does not promise or even say it will try to have a service technician to your house within a set time frame. Its website and representatives merely state that AHS sets up a service appointment within 24-48 hours after you contact them with a claim. Many customers mention that it took weeks to get service.
If you need service, file claims online through AHS’ customer portal or by calling. If there’s an issue within the next 30 days after a completed repair, AHS sends out another technician without charging another service fee.
AHS responded 24/7/365 days a year to claims, though that simply means they’ve received your claim. It has 17,500 contractors and 45,000 service technicians in its nationwide network.
Select Home Warranty
4.2
Our Rating
Select Home Warranty offers great value for budget-conscious shoppers. Low service fees, reasonably priced plans, and a cancellation period make it a better choice than more expensive competitors.
Its basic plan costs just $44 a month with its standard 25% off. Its undiscounted price of $60.42 a month isn’t the cheapest option, but I’ve never seen it charge full price. Shoppers should also consider the total cost of a warranty plan when picking a provider.
The median age of Seattle’s housing stock is 53, and service calls add up in older homes. Select charges just $75 for each service call, whereas competitor’s fees start at $100 and go up to $125. If you anticipate using your home warranty a lot, factor this in when choosing a provider.
Select promises that service technicians will head out within 24-48 hours after you place a claim and has a 90-day workmanship guarantee. Its workmanship guarantee lasts for longer than both AHS’s 30-day guarantee and Liberty Home Guard’s 60-day guarantee. If you have an emergency — such as water going everywhere or your heat or air conditioning going out — Select has an emergency team that stands ready to service those calls within four hours.
Even if you’re paying less for service fees, you still don’t want to have to call in for the same repair multiple times. High-quality repairs and service are a must. Unfortunately, customers say that the company didn’t respond within the promised 24-48 hours of filing a claim and that it denied claims over and over. Several reviews mention that the service technician wasn’t qualified and couldn’t complete the repair.
I also don’t like that you can’t find pricing information or get a quote online. It’s hard to navigate its website, and it took me a while to find its terms and conditions. Without plans and fees in writing, you have to trust what the customer service representatives tell you on the phone until they email the service contract.
Select Home Warranty also doesn’t offer much additional coverage. It only sells nine add-ons; only American Home Shield sells fewer. If you want to cancel after the first 30 days, you’ll pay a $75 cancellation fee.
Select Home Warranty’s reasonable premiums and cheap service fees could fit into your budget. The 90-day workmanship guarantee gives you more time to avoid paying another service fee if the repaired item breaks down again. It’s a good, budget-conscious value pick.
Select Home Warranty has three warranty plans to meet homeowners’ needs. If you bought your appliances brand new, they might still be under warranty, or you could have purchased a service plan from the store. In this case, your home warranty doesn’t need appliance coverage. Instead, look into Select’s Gold Care plan to protect your home’s systems. It provides coverage for your heating, air conditioning, ductwork, plumbing, and electrical systems.
You may also have older appliances with no warranties or service and want an easy way to get service if they break. The Bronze Care plan protects your refrigerator, clothes washer and dryer, stove, cooktop, or oven, garbage disposal, dishwasher, and built-in microwave. Platinum Care combines the coverage of Bronze and Gold to protect both systems and appliances, plus a garage door opener, ceiling fan, and plumbing stoppages.
Coverage limits for HVAC, either repair or replacement, are just $3,000, much lower than those of American Home Shield and Liberty Home Guard. Coverage drops even lower for appliances, plumbing, and electrical, topping out at just $500. The additional coverage you’ve selected has a coverage limit of $400.
Select offers two months free and $150 off to customers who pay for the full year in advance. The two free months are added to the contract’s term, making your total contract term 14 months. The service fee in Washington is $75.
| Plan | Monthly Cost* | Service Fee | Available Discounts |
| Bronze Care | 44.92 | $75 | $150 off discount on the phone, and two months free if you pay the annual fee up-front. |
| Gold Care | 44.92 | $75 | $150 off discount on the phone, and two months free if you pay the annual fee up-front. |
| Platinum Care | $63.75 | $75 | $150 off discount on the phone, and two months free if you pay the annual fee up-front. |
*Monthly cost figures provided include the discounted rate offered at time of writing. Select Home Warranty has been running this promotion since the beginning of this year.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Seattle, WA. The cost data presented was accurate at the time of writing.
Available Add-Ons
Select Home Warranty only sells nine add-ons to increase your plan’s coverage. But they do have the cheapest sump pump coverage and are only one of two home warranty providers (the other is American Home Shield) to offer septic system coverage.
- Central Vacuum: $3.33/mo
- Lawn Sprinkler System: $5.83/mo
- Pool: $8.33/mo
- Roof Leak: $0/mo
- Septic System: $5.83/mo
- Spa: $5.83/mo
- Stand Alone Freezer: $3.33/mo
- Sump Pump: $3.33/mo
- Well Pump: $3.33/mo
Exclusions
All home warranty companies have exclusions in their contracts for items and home services they won’t cover. SHW’s contracts exclude preexisting issues or problems you should have reasonably known about. Other exclusions are:
- Secondary damage (i.e., your home warranty may cover roof damage but won’t cover water damage caused by the leak)
- Incorrect installation or malfunctions due to construction damage or improper wiring
- Issues with systems or appliances related to hazardous or toxic materials (i.e., mold, asbestos, gas leaks, etc.)
- Common areas in condominiums or family homes
- Solar heating systems
- Damage caused by natural disasters and rust
- Defects or damages caused by the foundation and structure of the home
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Their plan pricing is within the normal range, though Liberty Home Guard charges more for its comparable plan with the most comprehensive coverage. It runs on the high side if you don’t get a discount. SHW offers value in its pricing for service call fees — only $75 versus $100 to $125 with competitor plans. Emergency calls don’t cost more, such as with Elite Home Warranty.
Note that while you can cancel and get a prorated refund after your first 30 days of coverage, you still have to pay a $75 cancellation fee.
Select’s website collects your information, such as address, phone number, and email, when you apply for a quote. But it only recently added pricing and the ability to purchase a policy when you reach the end of the online quote request. It will not tell you what it charges for service fees upfront and on the website. To get most information you have to talk to a customer service representative.
Most representatives I’ve spoken with were friendly and polite but clearly only interested in collecting my credit card info and closing the sale. Overall, Select’s website and customer service feel very basic.
Judging from online reviews, Select Home Warranty could do a better job educating its customers about coverage limits. There are multiple complaints complaining that the company didn’t cover 100% of repairs. Coverage limits appear in the terms and conditions but not in the FAQs or on the quote screen on the website.
Even when the company paid for a portion of the repairs, customers thought it took longer than expected to arrange for service. However, Select does have a B rating on the Better Business Bureau and a decent score of 3.8 out of 5 stars on Trustpilot. My advice? Read that fine print and ask yourself if those coverage limits would have paid for any recent repairs your home has needed before you sign up.
| Rating Site | Rating | Number of Reviews |
| BBB | B | 2,089 |
| Trustpilot | 3.8 / 5 stars | 4,620 |
| 1.6 | 27 |
Editor’s Note: The ratings provided were accurate at the time of writing.
You can submit a service request through either Select Home Warranty’s online customer portal or by phone. Within the next 24-48 hours, the company says that it will contact a technician to arrange for your repair. However, the company makes no claims about when you’ll actually receive service for regular calls.
Other competitors have a shorter response window. And, since some of Select’s customers mention that it took over a week after they contacted Select for someone to come out and fix the problem, it isn’t a great sign for the company’s reliability.
Select Home Warranty sells policies nationwide and can be found online or contacted over the phone.
First American Home Warranty
4.3
Our Rating
Homeowners with top-of-the-line appliances will want to take a close look at First American Home Warranty. The lower coverage limits of other companies may stick you with an inferior appliance if you need a replacement for your top-tier washer, but that won’t be a concern with First American. They pay out up to $3,500 per appliance, and adding on Appliance Plus increases coverage to $7,000 for your refrigerator, other appliances, and clothes washer and dryer.
With the Starter and Essential plan, homeowners get coverage up to $3,500 for a dishwasher, refrigerator, built-in microwave oven, oven, range, cooktop, and kitchen range hood. The Essential Plan adds the same coverage for your clothes washer and dryer and trash compactor. If you buy the Premium plan, this coverage increases to $7,000. Add-ons are reasonably priced, with most being between $2 and $7, and while plan pricing isn’t the cheapest, you have three options for service fees, which give you flexibility in your monthly costs.
Everything on their website is generic and non-specific in terms of coverage limits, exclusions, or service until you apply for a quote. You have to give them all your contact info to get concrete details on pricing, service fees, a sample contract, and coverage limits.
Customer service on the weekends can’t answer any questions; they can only tell you to call back during the week.
First American has reasonable plan pricing with service fees that won’t break the bank when your electrical system breaks. They have the highest coverage limits for appliances of any competitor, and you can choose between three different service fees.
First American sells three plans, which increase the amount of coverage at each level. Every item included in Starter and Essential has a coverage limit of $3,500. Coverage limits increase to $7,000 per item with Premium. Only Elite Home Warranty comes close to this, with a $7,000 coverage limit on HVAC.
The Starter plan, First American’s entry-level plan, offers protection for more items than many competitors include in their basic plans. It covers your dishwasher, refrigerator, kitchen range hood, built-in microwave oven, oven/range/cooktop, plumbing, plumbing stoppages, toilet tanks, bowls and mechanisms, electrical system, ductwork, heating, and refrigerant. However, it doesn’t include your clothes washer and dryer, your water heater, or air conditioning.
With the Essential Plan, you get coverage for everything in the Starter plan plus your water heater, clothes washer and dryer, trash compactor, fans (attic, exhaust, ceiling, whole house), garage door opener, air conditioning, and a mini-split ductless system. First American is the only home warranty provider that covers a mini-split system, which is more common in some of Seattle’s older houses.
The Premium Plan bumps up coverage another notch, adding on to everything in the Essential Plan with hose bibbs, install ground level cleanout, instant hot water dispenser, shower head and shower arm, garage door springs, hinges, transmitters, central vacuum system, registers, grills, filters, and window A/C units.
The Essential and Premium plans both include additional items and limits I haven’t seen offered by any competitor. These include concrete encasement, HVAC lifting equipment, improper installations/modifications, permits and code violations, refrigerant recapture, reclaim, and disposal. Concrete encasement would cover up to $500 under the Essential Plan and up to $1,000 under the Premium Plan for diagnosis, access, repair, or replacement of items located in or under concrete. After inputting your zip code on their website, it will show each of these options — click on the information button to find out more.
| Plan | Monthly Cost | Service Fee* | Available Discounts |
| Starter Plan | $72, $62, $57 | $75, $100, $125 | None on the website |
| Essential Plan | $82, $72, $67 | $75, $100, $125 | None on the website |
| Premier Plan | $97, $87, $82 | $75, $100, $125 | None on the website |
*If you choose the lower service fee of $75, you pay the higher monthly premium. For example, the $97.00 with the Premier Plan pairs with the $75 service fee.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Seattle, WA. The cost data presented was accurate at the time of writing.
Available Add-Ons
First American doesn’t have many available add-ons, but some come standard with their more expensive plans. Some add-ons come with plans and don’t cost extra, while there are others you can add to more basic plans for an extra charge. Optional coverage with every plan includes:
- Pool/spa equipment: $20.83
- Well pump: $7.08
- Additional refrigeration: $4.17
- Limited roof leak: $8.33
- Septic tank pumping/system: $7.08
- Water softener/reverse osmosis system: $7.08
- HVAC tune-up: $2.08/month
Exclusions
All of First American’s plans have the following exclusions:
- Crane rentals needed to move appliances or systems
- Geothermal heating systems
- Haul-away services
- Light fixtures
- Code violations
- Appliances and systems not properly maintained
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
Per First American’s contract, items must be in safe working order on the contract’s start date. You have to get pre-approval for any repairs, or the Company will not reimburse you for them.
First American charges reasonable prices for its plans and a service fee that’s on the lower end of the industry range. Its Starter Plan is only $57 a month, and its comprehensive plan is $82 a month with a higher service fee of $125.
Pricing for add-ons ranges from $2.08 to $20.83 a month, which is fairly cheap, depending on which add-on you choose. The company offers sample contracts to read online, so it’s easier to gauge your overall cost.
Like most home warranty companies, you have to wait 30 days after signing up before your coverage kicks in. Service calls are only $85 in Washington, which is lower than Liberty Home Guard and American Home Shield’s highest $125 fee. After you apply for a quote, you’ll find a lot of information about plans and coverage.
However, First American’s sample contract only has a 30-day workmanship guarantee, which is shorter than both Select Home Warranty and Liberty Home Guard. If you had your dishwasher repaired and it conks out again 31 days later, you’ll pay an additional fee.
First American’s customers praise the helpfulness and professionalism of technicians as well as the quick response time after filing a claim. Some of them are happy they received replacement appliances within a week of a technician declaring an old appliance unfixable.
Negative reviews thought that the service professionals sent for repairs were incompetent and unprofessional. There are multiple complaints about technicians who didn’t show up for scheduled appointments or who showed up at 6:30 a.m.
From reviews, it’s clear that people’s experience with First American varies depending upon the service technician, which is common. However, First American responds to negative comments and attempts to resolve issues rather than just ignoring them. A willingness to engage with dissatisfied customers and attempt to resolve problems is a good sign for the company’s overall integrity.
| Rating Site | Rating | Number of Reviews |
| BBB | B, 1.77/5 stars | 1,888 |
| Trustpilot | 4.1 out of 5 stars | 13,727 |
| 4.0/ 5 stars | 1,707 | |
| Yelp | 1.1 / 5 stars | 1,908 |
Editor’s Note: The ratings provided were accurate at the time of writing.
Customers can place a claim over the phone or sign into their online portal to request service. First American confirms the item has coverage before they schedule any repairs. After you have pre-approval, a service provider will contact you to schedule an appointment. Their contract says that services will commence within 48 hours of filing a claim, but that doesn’t mean the service technician will have completed your repair.
First American ranks lower for only selling plans in 35 states instead of all 50. It excludes Alaska, Hawaii, Connecticut, Delaware, Iowa, Louisiana, Maine, Massachusetts, Minnesota, New Hampshire, New York, North Dakota, Rhode Island, Vermont, and Wisconsin.
2-10 Home Warranty
4.3
Our Rating
With one of the best workmanship guarantees in the business, 2-10 Home Warranty gives homeowners peace of mind for the life of their home warranty. Under their “even if” service fee guarantee, if you request service and a technician comes out to your house but then determines the item isn’t covered, 2-10 refunds the service fee.
Also, if you have a component serviced and it fails again during the agreement’s term, you don’t have to pay another service fee for someone to come out and fix it again. As long as you maintain your coverage with 2-10, you won’t pay twice for the same repair.
While industry-standard coverage limits of $2,000 per item aren’t that impressive, the Luxury Package add-on costs just $6 a month and increases coverage to $5,000. It’s not that much more to pay to get great coverage.
Unlike some competitors, such as Liberty Home Guard, 2-10 Home Warranty doesn’t guarantee service within a 24-48 hour timeframe. They will contact a service technician to make an appointment within 48 hours. You have to make an appointment with the technician directly, and you’re at the mercy of their availability.
Even though I don’t personally like having to make a direct appointment for service, some homeowners may prefer this option. And the workmanship guarantee means that you can sleep easy at night knowing you won’t pay twice for the same repair. If you can afford a higher monthly fee, you can pay as little as $27 a month for some of 2-10’s home warranty plans.
First American sells cheap plans with three different service fee options. Standard coverage limits of $2,000 apply to appliances, home systems, and plumbing. However, for $6 more a month, you can increase these coverage limits to $5,000.
As its name implies, the Simply Kitchen home warranty plan only covers kitchen appliances. It covers your dishwasher, range, oven, cooktop, built-in microwave, and refrigerator with icemaker and water dispenser coverage. It’s very basic coverage, which is probably why the plan is so cheap.
The Complete Home plan includes the kitchen appliances in the Simply Kitchen plan and adds on HVAC, plumbing, and electrical systems. The electrical system coverage even includes your doorbell, which I haven’t seen competitors offer, on top of wiring, switches, outlets, and panels.
Oddly, you don’t get coverage for your clothes washer and dryer until you purchase the Pinnacle Plan. Unlike competitors, who offer this coverage with their lower-tier plans, 2-10 doesn’t add it until you’re paying the highest monthly fee. But you’ll also get Supreme coverage on your appliances, including handles and hinges, heating filters, haulaway or disposal fees, and fans.
All of 2-10’s discounted pricing requires that you sign up for auto-renewal, which I don’t like. However, you have flexibility in your service fees. If you choose a higher or lower service fee, you’ll pay a lower or higher monthly cost. For example, a $100 service fee knocks $3 a month off your monthly cost. But if you pick the $65 service fee, you’ll pay $6 a month more.
| Plan | Monthly Cost | Service Fee* | Available Discounts |
| Simply Kitchen | $35 | $65, $85, $100 | $27 a month with auto-renewal and a $100 service fee |
| Complete Home | $55 | $65, $85, $100 | $47 a month with auto-renewal and a $100 service fee |
| Pinnacle Home | $69 | $65, $85, $100 | $61 a month with auto-renewal and a $100 service fee |
*If you choose the higher service fee of $100, you pay the lower monthly premium. For example, the $61.00 with the Pinnacle Home plan pairs with the $100 service fee.
Editor’s Note: The cost data mentioned in this article was sourced for a single-family, two-bedroom home under 5,000 square feet in Seattle, WA. The cost data presented was accurate at the time of writing.
Available Add-Ons
The list of additional coverage available from 2-10 has some unusual items on it. I haven’t seen the option for an extended pipe leak, wet bar refrigerators, or a saltwater pool sold by any competitors. Add-on options with 2-10 include:
- Luxury package – $6
- HVAC surplus – $10
- Garage door opener – $3
- Roof leak – $8
- Pre-season HVAC tune-up – $8
- Extended pipe leak – $5
- Septic system – $5
- Additional refrigerator – $4
- Additional freestanding freezer – $4
- Freshwater pool – $18
- Well pump – $6
- Water softener – $8
- Saltwater pool – $30
- Additional wet bar refrigerator – $4
- Additional pool – $15
- Additional built-in wine cooler – $4
- 2nd additional refrigerator – $8
- 2nd additional built-in wine cooler – $7
- 2nd additional freestanding freezer – $7
- 2nd additional wet bar refrigerator – $7
Exclusions
All of 2-10’s plans have the following exclusions:
- Failure to perform routine maintenance
- Appliances not located in the primary kitchen, excluding the washer and dryer
- Collapsed ductwork
- Commercial-grade or professional equipment
- Corrections of building, fire, and zoning violations
- Damage due to fire or freezing
- Duplicate appliances, unless add-ons are purchased
- Hazardous materials, such as asbestos
- Matching features of current systems that are not directly related to the primary function of that system or appliance
- Repair of cosmetic defects
Since a failure to perform routine maintenance could exclude an appliance or system from coverage, I’d advise keeping good maintenance records. It’s also a good idea to sign up for the HVAC tune-up plan as a reminder to get it serviced annually.
Editor’s Note: While this article highlights certain exclusions, it is imperative for readers to review their contracts as the mentioned exclusions are not exhaustive, and additional exclusions may apply.
2-10’s Home Warranty prices its plans within the industry range, and prices drop even lower if you choose a high service fee and sign up for auto-renewal. Additional coverage is also much cheaper than what their competitors offer. Septic system coverage only costs $5 a month instead of $7.08 with First American or $12.99 with Liberty Home Guard. The option for a $65 service fee is one of the cheapest in the business.
A sample contract available for download explains coverage limits, which replacement costs 2-10 will cover, and more.
It’s easy and quick to get a quote online. If you want to compare pricing and coverage, you can go back and forth between screens and check and uncheck boxes to see how different choices impact overall cost. 2-10 begins immediately calling and texting after you apply online, however.
There’s a 30-day waiting period before coverage begins. The company states that they’ll find a service technician within 48 hours, which is longer than some competitors, and the technician will contact you to make an appointment. The service guarantee
2-10 Home Warranty has been in business for over forty years, which means that the company has built a strong network and deep experience in the industry. It has an excellent A rating on the Better Business Bureau, though customers have left unhappy reviews.
Customers complain that it took over a month to receive service or resolve a claim, that technicians had to come out multiple times, and that it’s hard to reach customer service after buying a policy. Even employees have left reviews that they had to handle denied claims that the company should have paid out initially. Policyholders who received their policy in a real estate transaction have regretted factoring it into their home purchase.
Positive reviewers state that the technicians taught them about maintaining their appliances, and repairs happened within days.
| Rating Site | Rating | Number of Reviews |
| BBB | A, 1.25 / 5 stars | 429 |
| Trustpilot | 2.1 / 5 stars | 10 reviews |
| 4.2 / 5 stars | 6,615 | |
| Yelp | 1.1 / stars | 1,324 reviews |
Editor’s Note: The ratings provided were accurate at the time of writing.
Customers can call to place a claim or place one online 24/7. Unlike other home warranty companies, you pay the service fee directly to the contractor that 2-10 sends out to your home. They generally assign a service technician within 48 hours, and then the technician contacts you to make an appointment.
Service is available within normal business hours, but if you want someone to come for a non-emergency after hours, you have to pay any overtime or additional fees. An emergency can be when there is no electricity, gas, or water, or the toilet isn’t working, or a condition that endangers someone’s health and safety. In those cases, 2-10 tries to get someone out within 24 hours.
2-10 excludes the states of Hawaii, Arkansas, Montana, New Hampshire, North Dakota, South Dakota, Oklahoma, and Wyoming from coverage. Customer service is available online and over the phone 24/7.
Calculate the Cost of a Washington Home Warranty
Many home warranty providers offer flat rate pricing if your home has less than 2,000 square feet. If you’re wondering what the price of a home warranty could be for your Washington home, answer a few questions using Today’s Homeowner Warranty Cost Calculator to receive an estimate.
| 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 |
Washington Home Warranty Regulations
Home warranty companies operate under government supervision even though they don’t fall under the same regulations as homeowners insurance. Instead, they must adhere to both federal and state-level regulations under “property & casualty” insurance. If you have a problem with a home warranty company, you can file a complaint with the Washington State Office of the Insurance Commissioner. Home warranty companies must submit a service contract provider application and required documents to the office to become authorized to sell policies in Washington.
When you’re choosing a home warranty provider in Washington State, in-depth research will guide you to the best pick. Go online and read genuine customer reviews and detailed analyses, or ask friends for their experiences. Be wary of new companies without an established track record — a policy that seems too good to be true, probably is. By evaluating your options using verified information, you’ll have greater confidence when choosing a home warranty, even without government regulation.
Washington Home Warranty News
Homeowners in Washington can rest assured that the Washington State Office of the Insurance Commissioner is safeguarding their best interests. In March 2024, the office fined First Premier Warranty Corp $100,000 and ordered the company to stop doing business in Washington. The company failed to complete its service contract provider application by supplying the required documents.
Frequently Asked Questions
Do You Need a Home Warranty in Washington?
For those living on a fixed income or with a tight budget, a home warranty plan can help prevent sudden high repair costs for your home systems and appliances. Instead, you pay an affordable monthly premium that covers repairs and replacements and can set aside some money for service fees.
How Much Does a Home Warranty Cost in Washington?
The average cost of a home warranty in Washington that includes both systems and appliances is $62.57.
How To Save Money When Shopping for Home Warranties In Washington?
If you want to pay less for your home warranty, look at companies such as 2-10 Home Warranty or American Home Shield. When you pick a higher service fee, your monthly premium will be lower. Just be sure you can afford the service fees.
For every company, customer service representatives often give you better deals over the phone than you can find online. It’s worth it to pick up when they call.
Is a Home Warranty Worth It for Washington Homeowners?
A home warranty is worth it for Washington homeowners because it builds more predictably into the cost of home repairs. The amount you save on just one covered repair can more than cover the policy cost and service fee when compared to finding and paying a technician directly. Home warranties provide peace of mind against expensive AC, appliance, and plumbing failures common in Washington’s older homes.
