Home warranties can be helpful for all homeowners, but they’re particularly useful in Pennsylvania, where the climate can put a lot of strain on home systems and appliances. In this review, we consider warranties that cover things like heating systems, which get put under immense strain through PA’s frigid winters. We also take into consideration factors like the above-average snowfall, which can promote roof leaks.

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Limited Time:
40% Off Our Most Popular Plan
Our Top Pick
Best for Customization
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Limited Time:
$200 Off + 2 Months free + Free Roof Leak Coverage
Best Customer Ratings
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$150 Off + 1 Month Free
Best Claims Acceptance
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Limited Time:
$50 Off + 1 month free!

Homeowners, home buyers, and home sellers from Pittsburgh to Philadelphia can easily receive comprehensive appliance and system home warranty coverage. After extensive research on plans, prices, and benefits, along with secret shopping for quotes on a home in Havertown, PA, we’ve identified the top home warranty companies in Pennsylvania.

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.


Our Top 3 Home Warranty Company Picks For Pennsylvania

Our top recommendation for homeowners in Pennsylvania is American Home Shield. This company has the nationwide reach and longevity to offer the best plans with the most comprehensive coverage. No other company on our list covers as many types of damage as American Home Shield, and you’ll receive relatively generous coverage caps. 

However, American Home Shield may not be right for all families or all budgets. The additional providers listed below have unique benefits that could make them a better fit for you. To choose the right provider, we recommend reading home warranty reviews and comparing quotes from multiple companies.

American Home Shield: Best Coverage Limits

Compare the Best Pennsylvania Home Warranties

The table below outlines data for the best home warranty companies in PA and beyond. 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 2023. Cost data are updated and monitored continuously.


How to Find the Best Home Warranty in Pennsylvania

Buying a plan from one of the best home warranty companies in Pennsylvania can be a challenge. If you’re already living on a tight budget, you might not think that a home warranty is worth the expense. However, when you compare the average cost of a home warranty per month with the cost that it would take to replace 1 of your home’s major systems or appliances, a home warranty is often significantly less expensive.

If you’re thinking about buying a home warranty, you should ask yourself the following questions first.

If you’ve recently invested in new appliances, you might want to protect it with a home warranty. The good news is that you might already have a warranty for these appliances from your manufacturer. Even if your appliance’s warranty has expired, you might still have coverage if you bought the appliance using your credit card. Some credit card companies extend warranty length up to 24 months.

In some situations when repairing an old appliance or system will be more expensive than a replacement, your home warranty service provider may offer you money to replace it instead. However, many home warranty companies in PA will only offer the depreciated value of your current system or appliance, which may not fully cover the cost of a replacement.

You should never sign onto a home warranty before you’ve read through the entirety of your contract. Even if a home warranty company’s verbiage says that something is covered, there may be limitations on the total amount of money that you can claim from your policy, which will limit its usefulness.

The bottom line? Be sure to fully read and understand the terms of your home warranty before you sign on the dotted line. 


How Much Does a Home Warranty in Pennsylvania Cost? 

A home warranty plan is typically priced between $45 and $65 a month. The average annual costs will be from $480 to $780 a year. When Pennsylvania homeowners choose a plan, they must consider the monthly pricing, service fees, and coverage caps. All home warranty providers have service fees that will range from $60 to $150, with an average of around $85. Coverage caps can be as low as $100 and as high as $6000. Most of the time, you will want coverage caps around $2000. The home warranty cost you secure at the beginning of the contract term will directly impact the overall value of having a home warranty.

Overall$711.92
Single Family$576.95
Multi Family$1,089.84
Townhome$487.45
Condo$610.08
Duplex$887.12
Home Over 5,000 sq ft$1,294.73
Home Under 5,000 sq ft$646.41

Home Warranty Cost Calculator

Our home warranty cost calculator tool helps PA homeowners estimate the yearly cost of a new home warranty plan. Just put in your monthly premium, service call fee, and the number of service visits you think you’ll have, and the tool will output the full annual cost of 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 Pennsylvania

Pennsylvania does not have a statute that requires builders of new homes to extend a warranty to the buyer on any appliances or systems they install in the home. Additionally, though many real estate agents choose to offer a home warranty as a condition of the sale of a home, there is no specific law in Pennsylvania that requires a home warranty to be part of a residential home sale. The onus is on the buyer to thoroughly do their research and ensure that the home is in the condition they expect it to be in at the time of purchase.

If you’re thinking about buying a home in Pennsylvania, it’s recommended that you get a thorough home inspection as a condition of the sale. Your home inspection is not the same thing as the home appraisal you’ll be required to receive if you’re buying your home with a mortgage. While the home appraisal will only provide you with a general idea of the condition your home is in, the inspection will reveal specific liabilities in the home’s systems and appliances. The results of your inspection can allow you to tailor your home warranty to fit the unique needs of your property. 

Resources for Pennsylvania Homeowners and Home Buyers

  • Pennsylvania Housing Finance Agency: If you are close to purchasing a home but need a bit of assistance with closing costs, the Pennsylvania Housing Finance Agency can provide resources on down payment and closing cost assistance. 
  • Pennsylvania Home Investment Partnership Program:  For homeowners that are considered to be low-income, the Pennsylvania Home Investment Partnership Program will be a tremendous resource for finding grants and opportunities. 
  • US Department of Agriculture Rural Development: Many areas of Pennsylvania are quite rural. In these areas, the US Department of Agriculture Rural Development will help with various resources that can help you realize your homeownership dreams. 
  • University of Pennsylvania Homeownership Resources: The University of Pennsylvania takes a great interest in the Philadelphia area. If you are looking for educational opportunities regarding homeownership, this website can help guide you in the right direction. 
  • Allegheny County First-Time Homebuyer Program: First-time homebuyers need to check on both local and national levels for deals and discounts. Some savings programs can help make it easier to manage your budget and allow you to add on a home warranty to protect your appliances and systems.

Our Reviews of the Best Pennsylvania Home Warranty Companies

Best Coverage Limits

American Home Shield

4.3

Our Rating

Limited Time:
40% Off Our Most Popular Plan

American Home Shield is our top recommendation for a home warranty in Pennsylvania because of the breadth of coverage it offers. Most home warranties only cover repairs or replacements due to wear-and-tear damage.

However, each of American Home Shield’s plans also cover breakdowns due to insufficient maintenance, improper repair, unknown pre-existing conditions, rust, sediment and corrosion. Additionally, the company has an excellent reputation and more than 50 years in the industry.

Has been in business since 1971
Includes many conditions other home warranties don’t, such as breakdowns from rust damage
Covers multiples of the same appliance
Is often more expensive than other providers’ plans
No coverage for stand-alone freezers

There are three home warranty plans from American Home Shield; ShieldSilver, ShieldGold, and ShieldPlatinum. If you are looking for premium coverage from a home warranty provider, American Home Shield is your company. The number of covered items, high coverage caps, and impressive history in the business make American Home Shield one of the most sought-after home warranties in Pennsylvania. With American Home Shield, you will benefit from $2500 or more coverage caps. Service fees from American Home Shield are customizable, ranging from $75 to $125.

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

  • ShieldSilver™ ($34.99 per month): ShieldSilver will be the most affordable AHS plan for homeowners on a budget. This plan covers 14 home systems, including air conditioning, electrical, smoke alarms, water heater, doorbells, garage door openers,  heating systems, plumbing, and ductwork. Systems are the most expensive part of any Pennsylvania home to repair; with the ShieldSilver plan in place, you can protect yourself from spending a great deal of money. 
  • ShieldGold™ ($49.99 per month): ShieldGold is one of Pennsylvania homeowners’ most popular home warranty plan options. The ShieldGold plan covers 23 home systems and appliances, including the coverage from ShieldSilver, plus a clothes washer, dishwasher, clothes dryer, microwave, oven, and refrigerator. 
  • ShieldPlatinum™ ($64.99  per month): ShieldPlatinum has 27 systems and appliances. With the ShieldPlatinum plan, you will get many covered items for a very fair price and even benefit from higher coverage caps of $6,000 on appliances and no limits for systems. If the premium of ShieldPlatinum is higher than you had intended to spend, you can increase the service fee to lower the monthly payment. 
CoverageShieldSilverShieldGoldShieldPlatinum
Roof-leak repairs  
Air conditioner
Heating unit
Ductwork
Built-in exhaust, vent and attic fans
Main breaker and fuse panel box
Doorbells and chimes
Interior electrical lines
Ceiling fans
Garage door openers
Interior plumbing lines
Toilets
Faucets and valves
Whirlpool tub motor and components
Water heater
Refrigerator 
Range/Cooktop 
Oven 
Dishwasher 
Built-in microwave 
Garbage disposal 
Instant hot/cold water dispenser 
Clothes washer 
Clothes dryer 

With any home warranty plan, you’ll pay a monthly or yearly premium for the length of the contract. You’ll also pay a deductible or home service call fee every time you need the services of a technician. American Home Shield allows you to choose your own service fee relative to the price of your deductible. If you anticipate needing to use your home warranty frequently, a low deductible with a higher premium may be the best choice.

Plan$75 Service Fee$100 Service Fee$125 Service Fee
ShieldSilver$49.99$39.99$34.99
ShieldGold$59.99$49.99$49.99
ShieldPlatinum$79.99$69.99$64.99
Best Value

Select Home Warranty

4.2

Our Rating

Limited Time:
$150 Off (Code HOUSE25)

With all three plans under $50, Select Home Warranty earns our recognition as an excellent choice for tight budgets.

Although Select’s coverage caps aren’t quite as high as you’d get with more expensive plans, you can still benefit from the peace of mind of a home warranty while saving money over paying out of pocket for covered repairs or replacements. If you pay annually, Select Home Warranty will also give you two months of free coverage.

Offers the most affordable premium plan in this review
Covers roof leaks in all of its plans
Provides sprinkler system coverage as an add-on
Has lower coverage limits than many competitors
Requires you to cancel auto-renewal in writing

Select Home Warranty’s plans are known for their fair pricing and free roof leak coverage. The Platinum Care Plan offered at $57 per month is the comprehensive option with system and appliance coverage. However, the appliance-only policy and the systems-only policy are great options for those new to home warranties. Coverage caps from Select Home Warranty are typically around $500-$2000. Coverage caps being slightly lower is partly what makes this plan more affordable. The service fee helps you save money, considering that it is just $60.

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

  • Bronze Care ($52 per month): The Bronze Care plan from Select Home Warranty covers seven major appliances, including a refrigerator, built-in microwaves, clothes washers and dryers, ovens, garbage disposals, and cooktops. 
  • Gold Care ($52 per month): The Gold Care plan is a systems-only plan from Select. There is coverage for six systems; plumbing, air conditioning, heating, water heaters, electrical systems, and ductwork. Homeowners in Pennsylvania can include add-on options as part of their systems-only plan, but there is no way to incorporate appliances as part of the Gold Care Plan. 
  • Platinum Care ($57 per month): The Platinum Care Plan is the best value for a home warranty policy for Pennsylvania homeowners. With Platinum Care, homeowners will get 20 covered items, fair coverage caps, and coverage for the roof included for free. When you consider the few dollars extra a month you pay to have this impressive coverage, the Platinum Care Plan is a great choice. 
CoverageBronze CareGold CarePlatinum Care
Limited roof leak
Air conditioning and cooling 
Ductwork 
Electrical system 
Heating system 
Plumbing system 
Water heater 
Cooktop 
Dishwasher 
Garbage disposal 
Built-in microwave 
Refrigerator 
Stove/Oven 
Clothes washer 
Clothes dryer 
Garage door opener  
Plumbing stoppages  
Ceiling fan  

In addition to affordable monthly premiums, Select Home Warranty also offers a relatively low service fee of $75.

PlanMonthly CostYearly Cost
Platinum Care$41.67$449.99
Gold Care$41.67$449.99
Bronze Care$46.08$499.99
Best for Additional Benefits

AFC Home Warranty

4.3

Our Rating

Limited Time:
$200 off + free roof leak coverage

In business since 2009, America’s First Choice (AFC) Home Warranty distinguishes itself by offering four home warranty plans and a long list of add-on options for additional coverage. This allows you to personalize your coverage to your home’s exact needs. 

Unique on our list, AFC Home Warranty also doesn’t require you to sign a contract. You can pay month-to-month if you choose, though you’ll pay a bit more than you would with a one- or three-year contract. Additionally, if you choose a contract, your rate will never go up as long as you continue to renew.

Lets you choose your own contractor with prior authorization
Locks in your price when you renew
Offers free security perks like identity protection
Has a $75 cancellation fee
Does not cover plumbing stoppages outside of platinum plan
Home inspection required to skip 30-day waiting period

AFC Home Warranty offers four plans. The first, the Systems Plan, covers major systems, whereas the Silver Plan covers major appliances in your home. The Gold Plan covers both appliances and systems, as does the Platinum Plan. However, the Platinum Plan also covers a few extras like ice makers, faucets, built-in microwaves and plumbing stoppages.

The company’s add-on coverage options include:

  • Tankless water heater
  • In-ground pool
  • Stand-alone freezer
  • Sump pump
  • Double oven
  • Central vacuum
  • Hot water dispenser
  • Septic system 
  • Well pump

If you choose the Systems, Silver or Gold Plans, you can also add coverage for an ice maker or microwave.

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

Like American Home Shield, AFC Home Warranty allows you to pick from a service call fee of $75, $100 or $125. The following quotes are based on a service fee of $100 and a one-year contract. You can lower this premium price by choosing a higher service fee or a longer contract.

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

Video Thumbnail

How Does a Home Warranty in Pennsylvania Work?

Once your home warranty is in place, you will file a claim each time an issue comes up. The claims process will either happen by calling in or using an online portal system to submit your request. At this point, you will be responsible for a service fee that will cover a repair technician coming out to your home to assess the issue. Once the problem is determined, there are typically no other out-of-pocket costs for Pennsylvania homeowners. Keep in mind that if a policy has low coverage caps, the out-of-pocket costs could be higher.

The process, simplified, is below:

  1. You identify an issue with a home system or appliance
  2. Request service from your home warranty provider
  3. Wait for the service tech to inspect the issue and fix it
  4. Pay a service fee, which averages around $85
  5. Enjoy the lack of other out-of-pocket costs associated with your repair

What are The Biggest Complaints about Home Warranty Companies in Pennsylvania?

Most homeowners in Pennsylvania are pleased with their home warranty coverage and experience, but there are some common complaints we see from homeowners in your area.

One of the most common complaints is that the coverage expected for heating system maintenance, repairs, or replacement is not received. Unfortunately, many home warranties don’t cover damage that could have been avoided with a reasonable amount of system maintenance. If you fail to maintain your system until it breaks down, you can expect not to get coverage for the repairs needed.

Another common complaint we see is that certain claims — like roof leaks and major appliance replacement — require an out-of-pocket cost well in excess of the service fee. It’s important to understand that home warranty companies have payout limits or coverage caps for individual systems and home appliances per year. You should review your service contract carefully and check coverage caps before signing anything to avoid any unexpected charges.

Best Coverage Limits
AHS Logo
VISIT SITE
Limited Time:
40% Off Our Most Popular Plan
Our Top Pick
Best for Customization
VISIT SITE
Limited Time:
$200 Off + 2 Months free + Free Roof Leak Coverage
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!

FAQs About Pennsylvania Home Warranties

How much does a home warranty cost in Pennsylvania?

A home warranty in Pennsylvania typically costs between $30 and $75 per month, according to our research and secret shopping quotes. However, just as home prices vary depending where you are in the state, home warranty prices, your home’s size and additional coverage.


How does a home warranty work?

If you have a contract with a home warranty provider and a covered item breaks, you request service by filing a claim with the company. A representative will send a contractor to your home to diagnose the problem. If it falls under the terms of your warranty, you pay the contractor a service fee and the provider will take care of the rest.


Will a home warranty company pay to replace my refrigerator?

Your home warranty company will pay to replace your refrigerator if it is covered under your policy and isn’t repairable. However, this may take the form of an actual replacement or a check for the cost of the replacement. Be aware that this cost is likely to be below retail value, and you may not be able to choose the color or exact model of the replacement.


Will a home warranty cover a roof replacement?

Unfortunately, replacing a roof is an extremely expensive undertaking, and you’re very unlikely to find a home warranty company that covers it. However, some companies do include limited roof leak coverage, which typically applies to leaks over the inhabited parts of your house. That means a leak over your living room is covered, but a leak over a porch may fall under the contract’s exclusions.



More Pennsylvania Resources


Home Warranty Rating Methodology

To help consumers like you choose the best home warranty companies for your Pennsylvania home, we dive deep into every top-rated home warranty company and rate them based on six factors. Once we research a company and have gathered all our data, we use the following scoring system to grade each home warranty company on a 100-point scale. We then convert the score to a 5-star rating.

  • Plans + Coverage (24 Possible Points): Since every customer has different needs and a different budget, we award more points to providers that offer more plans and greater flexibility. Not every homeowner needs full coverage, so companies like American Home Shield and Cinch Home Services offer great coverage for either just your home systems or home appliances.
  • Affordability (22.5 Possible Points): Affordability is an important factor because many homeowners choose home warranties to avoid high payments for home appliance repairs. This category evaluates each company based on the cost of its plans and additional services, service call fees and cancellation terms. All of our top home warranty providers offer competitive prices, but the price of Choice Home Warranty’s plans are most similar to the national average. 
  • Customer Experience (18.5 Possible Points): Your experience as a customer is important, including the support you receive when contacting your home warranty provider. We gauge overall support by looking at customer reviews, conducting homeowner surveys and analyzing the quotes process. Some companies, such as American Home Shield, contact you daily after you provide your information whereas others, like AFC Home Shield, call you once to ask if you have any questions.
  • Company Reputation (17.5 Possible Points): A company’s reputation is a combination of reviews from customers and reputable organizations like the BBB. We also take into account the years of experience a company has, how satisfied its employees are and any past or pending lawsuits. Liberty Home Guard does exceptionally well in this category with an A- rating with the BBB and 4.7 stars on Google.
  • Claims Process (12.5 Possible Points): In this category, we look at the overall claims process, including how easy it is to file a claim and a company’s response time. Cinch Home Services earns points due to its quick response time, whereas other providers like American Home Shield and Liberty Home Guard earn points for having 24/7 customer service availability.
  • Availability (5 points): Availability refers to how many states and locations a company serves. All of the companies on our list are available in Pennsylvania and offer full home warranty service.
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.

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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.

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