Expert Advice On Improving Your Home

6 Best Home Warranty Companies in Franklin, NJ

Written By David Cusick

Last Updated February 2024

With a variety of seasons in Franklin, your home systems can experience quite a bit of wear and tear. There’s nothing worse than having your heater go out in the middle of winter. A home warranty in Franklin can help reduce your out-of-pocket costs by covering repairs or replacements to major home systems and appliances that malfunction due to normal wear and tear.

Finding the best home warranty on the market can be difficult because of the numerous options out there. If you're tired of trying to compare them all, keep reading for our guide to the top home warranty providers in Franklin.

Our Recommended Providers

Top Pick
4.5/5
  • Holds high ratings among customer service reviews
  • Covers repairs with a 60-day workmanship guarantee
  • Offers an extensive list of 30+ add-on coverages
Best For First Time Homeowners
4.2/5
  • The oldest and most trusted company in the industry
  • Allows customers to build their own plans
  • Ability to choose the service fee you want to pay
Best Claims Acceptance
4.1/5
  • Comprehensive coverage
  • Decent coverage caps
  • No exclusions for older homes

The 6 Best Home Warranty Companies in Franklin

Liberty Home Guard

Very highly rated among customer service reviews

Covers repairs with a 60-day workmanship guarantee

Extensive list of 20+ add-on coverages

Easy claims process

Won’t cover known or unknown pre-existing conditions

Liberty Home Guard is the most trustworthy home warranty for Franklin residents. Liberty has been in the home warranty business for around 6 years. Liberty offers a seamless complaint process and guaranteed service professionalism upon every repair visit. Plus, it also has a 60-day workmanship guarantee and some of the best customer service in the industry. The 3 plans from Liberty are easy to understand and have a mix of both system and appliance coverage.

The 3 plans from Liberty Home Guard are Appliance Guard, Systems Guard, and Total Home Guard. The coverage caps from Liberty are around $3,000. The service fees are an affordable $75, which is cheaper than other providers in the Franklin area.

To receive a free quote from Liberty Home Guard, fill out this online form or call 866-451-2281. To read more, visit our review of Liberty Home Guard.

Appliance Guard

Systems Guard

Total Home Guard

Service fee: $75.00Monthly cost: $69.99
Items covered: Ceiling Fan , Cooktop exhaust fan , Disposal , Dishwasher , Dryer , Garage door , Microwave , Oven , Refrigerator , Refrigerator ice maker , Washer Add-on items: Pool , Saltwater pool , Spa , TV , PC , Pump , Generator , Free-standing ice maker , Septic tank pumping , Roof leaks , Pests , Water softener , Well pump , Wine refrigerator , Septic , Sprinkler , Locksmith , Trash compactor , Sump pump , Vacuum , Stand-alone freezer , Water dispenser
Service fee: $75.00Monthly cost: $74.99
Items covered: Air Conditioner , Bath exhaust fan , Ductwork , Electrical , Heating system , Plumbing , Plumbing stoppages , Toilet , Water heater Add-on items: Pool , Saltwater pool , Spa , TV , PC , Pump , Generator , Free-standing ice maker , Septic tank pumping , Roof leaks , Pests , Water softener , Well pump , Wine refrigerator , Septic , Sprinkler , Locksmith , Trash compactor , Sump pump , Vacuum , Stand-alone freezer , Water dispenser
Service fee: $75.00Monthly cost: $79.99
Items covered: Ceiling Fan , Cooktop exhaust fan , Disposal , Dishwasher , Dryer , Garage door , Microwave , Oven , Refrigerator , Refrigerator ice maker , Washer , Air Conditioner , Bath exhaust fan , Ductwork , Electrical , Heating system , Plumbing , Plumbing stoppages , Toilet , Water heater Add-on items: Pool , Saltwater pool , Spa , TV , PC , Pump , Generator , Free-standing ice maker , Septic tank pumping , Roof leaks , Pests , Water softener , Well pump , Wine refrigerator , Septic , Sprinkler , Locksmith , Trash compactor , Sump pump , Vacuum , Stand-alone freezer , Water dispenser

Choice Home Warranty

Over 10 years of experience

24/7 customer service team

Home inspections aren’t required

90-day repair guarantee

Plans aren’t customizable

Customers can’t choose their own contractor

Not available in washington

Choice Home Warranty is the best overall home warranty for Franklin residents. Choice has been in the home warranty business for around 15 years. Choice offers very high coverage caps and simple-to-understand service contracts. Plus, it also has great customer service, professional contractors, and lower out-of-pocket costs compared to other home warranties. The 2 plans from Choice are easy to understand and have a mix of both system and appliance coverage.

The 2 plans from Choice Home Warranty are Basic Plan and Total Plan. The coverage caps from Choice are around $3,000. The service fees are an affordable $85, which is cheaper than other providers in the Franklin area.

To receive a free quote from Choice Home Warranty, fill out this online form or call 929-400-6164. To read more, visit our review of Choice Home Warranty.

Basic Plan

Total Plan

Service fee: $85.00Monthly cost: $45.00
Items covered: Ceiling fan , Cooktop exhaust , Dishwasher , Disposal , Ductwork , Electrical , Garage door opener , Heating system , Oven , Microwave , Plumbing system , Toilet , Water heater Add-on items: Pool , Spa , Septic , Well pump , Roof leaking , Septic tank , Sump pump , Vacuum , Stand-alone freezer
Service fee: $85.00Monthly cost: $53.33
Items covered: Ceiling fan , Cooktop exhaust , Dishwasher , Disposal , Ductwork , Electrical , Garage door opener , Heating system , Oven , Microwave , Plumbing system , Toilet , Water heater , AC , Washer , Dryer , Refrigerator Add-on items: Pool , Spa , Septic , Well pump , Roof leaking , Septic tank , Sump pump , Vacuum , Stand-alone freezer

Select Home Warranty

Low service fees compared to other home warranty providers

Two months of free coverage

Has an appliance-only, systems-only, and combo plan option

90-day repair guarantee

Has a $75 cancellation fee

Low coverage caps

Select Home Warranty is the most cost-effective home warranty for Franklin residents. Select has been in the home warranty business for around 11 years. Select offers a highly affordable service fee and free roof coverage upon purchase of a policy plan. Plus, it also has an extensive network of highly trained professionals all over the country who are experts in home maintenance. The 3 plans from Select are easy to understand and have a mix of both system and appliance coverage.

The 3 plans from Select Home Warranty are Bronze Care Plan, Gold Care Plan, and Platinum Care Plan. The coverage caps from Select are around $2,000. The service fees are a reasonable $60, which is cheaper than other providers in the Franklin area.

To receive a free quote from Select Home Warranty, fill out this online form or call 888-370-3953. To read more, visit our review of Select Home Warranty.

Bronze Care Plan

Gold Care Plan

Platinum Care Plan

Service fee: $60.00Monthly cost: $57.67
Items covered: Disposal , Dishwasher , Dryer , Microwave , Oven , Refrigerator , Washer Add-on items: Pool , Spa , Septic , Sprinkler , Stand-alone freezer , Vacuum , Well pump , Sump pump , Roof leaks
Service fee: $60.00Monthly cost: $57.67
Items covered: Air Conditioner , Ductwork , Electrical , Heating system , Plumbing , Water heater Add-on items: Pool , Spa , Septic , Sprinkler , Stand-alone freezer , Vacuum , Well pump , Sump pump , Roof leaks
Service fee: $60.00Monthly cost: $62.08
Items covered: Disposal , Dishwasher , Dryer , Microwave , Oven , Refrigerator , Washer , Air conditioner , Ductwork , Electrical , Heating system , Plumbing , Water heater , Ceiling fan , Garage door , Plumbing stoppages Add-on items: Pool , Spa , Septic , Sprinkler , Stand-alone freezer , Vacuum , Well pump , Sump pump , Roof leaks

American Home Shield

The oldest and most trusted company in the industry

Allows customers to build their own plans

Ability to choose the service fee you want to pay

Broad coverage on up to 33 appliances and systems

Doesn’t let customers choose their own technician

Doesn’t provide coverage in alaska

American Home Shield is the most customizable home warranty for Franklin residents. AHS has been in the home warranty business for around 26 years. AHS offers the ability to customize your plan with the coverages that work specifically for your home. Plus, it also has a remarkably low claim denial rate in comparison to other home warranty companies. The 3 plans from AHS are easy to understand and have a mix of both system and appliance coverage.

The 3 plans from American Home Shield are ShieldSilver, ShieldGold, and ShieldPlatinum. The coverage caps from AHS are around $2,500. The service fees are customizable and range from $75 to $125, which is cheaper than other providers in the Franklin area.

To receive a free quote from American Home Shield, fill out this online form or call 888-365-2839. To read more, visit our review of American Home Shield.

ShieldSilver

ShieldGold

ShieldPlatinum

Service fee: $75.00 - $125.00Monthly cost: $29.27 - $44.27
Items covered: Air Conditioner , Alarm , Attic fans , Bath exhaust fans , Ceiling fans , Cooktop exhaust , Disposal , Doorbell , Ductwork , Electrical , Garage door , Heating system , Locksmith , Plumbing , Plumbing stoppages , Toilet , Water dispenser , Water heater , Whole house fan Add-on items: Pool , Spa , PC , TV , Septic , Well pump
Service fee: $75.00 - $125.00Monthly cost: $39.27 - $54.27
Items covered: Air conditioner , Alarm , Attic fans , Bath exhaust fans , Ceiling fans , Cooktop exhaust , Dishwasher , Doorbell , Dryer , Ductwork , Electrical , Garage door , Heating system , Microwave , Oven , Plumbing , Plumbing stoppages , Refrigerator , Toilet , Trash compactor , Washer , Water heater , Whole house fan Add-on items: Pool , Spa , PC , TV , Septic , Well pump
Service fee: $75.00 - $125.00Monthly cost: $59.27 - $74.27
Items covered: Air conditioner , Alarm , Attic fans , Bath exhaust fans , Ceiling fans , Cooktop exhaust , Dishwasher , Disposal , Doorbell , Dryer , Ductwork , Electrical , Garage door , Heating system , Locksmith , Microwave , Oven , Plumbing , Plumbing stoppages , Refrigerator , Roof leaks , Toilet , Trash compactor , Washer , Water dispenser , Water heater , Whole house fan Add-on items: Pool , Spa , PC , TV , Septic , Well pump

Cinch Home Services

Offers home insurance deductible of $500

Extra long 180-day workmanship guarantee

Offers free cancellation in the first 30 days

Charges high service fees of $75-$150

Doesn’t allow customers to choose their own technician

Isn’t available in hawaii or alaska

Cinch Home Services is the home warranty with the best workmanship guarantee for Franklin residents. Cinch has been in the home warranty business for around 44 years. Cinch offers a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done. Plus, it also has a broad range of coverage options that will give homeowners peace of mind. The 3 plans from Cinch are easy to understand and have a mix of both system and appliance coverage.

The 3 plans from Cinch Home Services are Appliances Plan, Built-in Systems Plan, and Complete Home Plan. The coverage caps from Cinch are around $1,000-$2,000. The service fees are customizable and range from $75 to $150, which is cheaper than other providers in the Franklin area.

To receive a free quote from Cinch Home Services, fill out this online form or call 877-589-0505. To read more, visit our review of Cinch Home Services.

Appliances Plan

Built-in Systems Plan

Complete Home Plan

Service fee: $75.00 - $150.00Monthly cost: $34.99 - $50.99
Items covered: Cooktop exhaust fan , Dishwasher , Dryer , Food center , Free-standing ice maker , Microwave , Oven , Refrigerator , Refrigerator ice maker , Trash compactor , Washer Add-on items: Pool , Septic , Well pump
Service fee: $75.00 - $150.00Monthly cost: $39.99 - $57.99
Items covered: Air conditioner , Smoke alarm , Attic fans , Bath exhaust fans , Ceiling fans , Disposal , Doorbell , Ductwork , Electrical , Garage door , Heating system , Plumbing , Plumbing stoppages , Septic tank pumping , Spa , Sump pump , Toilet , Vacuum , Water dispenser , Water heater , Whole house fan Add-on items: Pool , Septic , Well pump
Service fee: $75.00 - $150.00Monthly cost: $49.99 - $67.99
Items covered: Air conditioner , Alarm , Attic fans , Bath exhaust fans , Ceiling fans , Cooktop exhaust , Dishwasher , Disposal , Doorbell , Dryer , Ductwork , Electrical , Food center , Free-standing ice maker , Garage door , Heating system , Microwave , Oven , Plumbing , Plumbing stoppages , Refrigerator , Refrigerator ice maker , Septic tank pumping , Spa , Sump pump , Toilet , Trash compactor , Vacuum , Washer , Water dispenser , Water heater , Whole house fan Add-on items: Pool , Septic , Well pump

The Home Service Club

Policy starts in ten days

24/7 customer service support

Generous coverage caps on important systems and appliances

30-labor guarantee and 90-day parts guarantee

Offers utility and home service outside line coverage

Higher service fee of $95

Not accredited by the better business bureau (bbb)

Only 2 plan options

The Home Service Club is the best home warranty with the quickest service for Franklin residents. HSC has been in the home warranty business for around 15 years. HSC offers quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days. Plus, it also has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee. The 2 plans from HSC are easy to understand and have a mix of both system and appliance coverage.

The 2 plans from The Home Service Club are Standard Coverage Plan and Comprehensive Coverage Plan. The coverage caps from HSC are around $2,000. The service fees are customizable and range from $65 to $90, which is cheaper than other providers in the Franklin area.

To receive a free quote from The Home Service Club, fill out this online form or call 800-750-9443. To read more, visit our review of The Home Service Club.

Standard Coverage Plan

Comprehensive Coverage Plan

Service fee: $60.00 - $95.00Monthly cost: $50.40
Items covered: Air conditioner , Ceiling fan , Dishwasher , Garbage disposal , Dryer , Electrical system , Food center , Free-standing ice maker , Garage door opener , Heating system , Microwave , Oven , Plumbing , Refrigerator , Trash compactor , Central vacuum , Washer , Water heater Add-on items: Utilities and home service line coverage (outside gas line, outside water line, outside sewer line, sprinkler system , Pool , Spa , Water softener , Roof leaks , Well pump , Pump , Stand-alone freezer
Service fee: $60.00 - $95.00Monthly cost: $62.90
Items covered: Air conditioner , Alarm wiring , Attic fans , Ceiling fan , Dishwasher , Garbage disposal , Doorbell , Dryer , Ductwork , Electrical system , Food center , Free-standing ice maker , Garage door opener , Heating system , Microwave , Oven , Pest control , Phone , Plumbing , Plumbing stoppages , Refrigerator , Sump pump , Toilet , Trash compactor , Central vacuum , Washer , Water dispenser , Water heater , Whole house fan Add-on items: Utilities and home service line coverage (outside gas line, outside water line, outside sewer line, sprinkler system , Pool , Spa , Water softener , Roof leaks , Well pump , Pump , Stand-alone freezer
Today's Homeowner Ranking Methodology

Today's Homeowner looks at dozens of datapoints on home warranty companies to come up with our data-driven rankings. It's not possible for a company to pay for preferential treatment in our rankings. We look at the following key factors in determining who should top our list:

  • Company Experience
  • Real User Reviews
  • Company Reputation
  • Accreditations and Licenses
  • Service Area
  • Customer Service
Have questions about our methodology or company ratings? Reach out to FindAPro@TodaysHomeowner.com.

Cost of Common Home Repairs in Franklin

Home ApplianceRepair Cost
Air Conditioner$7,050
Heating$4,700
Electrical$705
Toilets$587
Washer/Dryer$940
Plumbing$705
Oven$1,880
Fridge$705

How Does a Home Warranty Work?

A home warranty is a protection plan that assists Franklin homeowners reduce the expenses of appliance and system repairs. The plans provide coverage to repair or replace appliances and systems that malfunction due to normal wear and tear.

When something breaks down, you file a claim and pay a service fee. The home warranty company then arranges a contractor to handle the fix or replacement. Homeowners may have out-of-pocket costs only if the repair or replacement goes over the item's coverage limit. A home warranty gives peace of mind for homeowners by helping them avoid expensive emergency fixes. They're particularly valuable for those who own older homes or ones with aging systems. Newer homes with working appliances probably don’t require a home warranty.

What Does a Home Warranty Cover?

Home warranties safeguard your home systems and appliances. Common covered appliances include refrigerators, washers, garbage disposals, dishwashers, microwaves, dryers, and more. Covered systems include heating, electrical, plumbing, and air conditioning. Many home warranty plans offer additional add-on coverage options for locksmiths, central vacuums, septic systems, and even roof leaks. Franklin homeowners should know that most home warranty plans have a 30-day waiting period before repairs are covered. Additionally, most policies only address repairs and replacements resulting from normal wear and tear. Home warranties don't include cosmetic issues, pre-existing conditions, natural disasters, or misusing a system or appliance. Make sure to keep up with preventative maintenance to help make sure your next repair or replacement is covered.

Key Home Warranty Terms to Know

Here are some key home warranty terms to learn before signing a contract:

  • Deductible: How much you pay for a covered repair before your warranty covers the rest. Deductibles can be per-claim or yearly.
  • Coverage limits: Dollar limits that cap how much the warranty will pay for certain repairs or replacements. Check limits on air conditioning units, appliances, roof leaks, and similar repairs.
  • Service fee: The amount you pay our of pocket per claim for access to a contractor and repair coverage.
  • Claim approval: The process a provider uses to validate that a requested repair or replacement is covered under your plan.
  • Contract rate: The pre-negotiated rate a home warranty company has with its contractors. This rate is usually less than typical retail costs.
  • Endorsements: Additional coverage for systems like septic, pools, and well pumps, which usually comes with a fee for each add-on.
  • Trade call fee: An added fee that you'll sometimes need to pay for appliance-related claims.
With these terms and key factors in mind, you'll be able to better understand pricing and choose the right home warranty to protect your most essential home systems. During the quoting process, review coverage details with potential providers, so you don't encounter any unexpected fees.

Key Factors in Choosing a Home Warranty Company

There are several important factors to consider when selecting a home warranty provider:

Coverage Options

Home warranties vary widely in terms of included coverage. Basic policies typically include AC, plumbing, electrical, heating, and appliances, while more comprehensive plans may also cover pools, roof leaks, well pumps, and spas. Look for companies with flexible coverage choices, including upgraded plans. This allows you to customize your plan to your home's needs.

Service Fees

Expect to pay a per-service fee of $60-100 for each home warranty claim. As this charge applies to every separate claim, some homeowners prefer to choose a provider with more affordable fees to maximize savings on every claim. Some providers also remove deductibles if a customer goes a period of time without filing any claims.

Reputation

A home warranty provider's reputation provides insight into things such as approval rates, repair timeliness, contractor quality, and customer satisfaction. Check review platforms such as Google Reviews, the Better Business Bureau (BBB), or TrustPilot to research providers. Positive ratings and feedback indicate a company known for great service.

Contractor Network

Home warranty companies keep networks of contractors to handle covered repairs. More extensive networks raise the likelihood of getting qualified technicians to promptly service your home. Ask potential providers how many contractors they have in Franklin to get a sense of how quickly your repairs could be handled in an emergency.

Added Benefits

Certain home warranty providers include extras such as protection for smart home devices, discounts on maintenance, and energy-efficient upgrades. These bonuses can provide extra value beyond repair coverage. Extra perks help improve your home and maximize your home warranty.

Is a Home Warranty Worth it in Franklin?


Benefits of a Home Warranty

Since temperatures in Franklin can be quite hot in the summer, the weather can put a lot of strain on your air conditioning unit and HVAC system. Having a home warranty can help homeowners save money if one of these systems or appliances stops working suddenly.

Not only can a home warranty save you some money on repairs and replacements, it saves you time as well. Instead of needing to vet technicians by yourself, home warranty providers do the work for you and send pre-screened technicians right to your door when you need them. Another added benefit of having home warranty coverage is that it can raise your home’s property value. If you ever decide to sell your home, you may be able to transfer your home warranty plan to the new homebuyer depending on the provider you purchased your home warranty through.

Downsides of a Home Warranty

There are also some downsides to buying a home warranty plan, such as the coverage exclusions. For example, home warranties may not cover home systems or appliances that already have a manufacturer's warranty.

Another stipulation is that home warranties usually only cover damage from normal wear and tear. They most likely won’t cover home systems or appliances that need repairs or replacements due to natural disasters, animal infestations, improper maintenance, etc.

Our Recommended Providers

Top Pick
4.5/5
  • Holds high ratings among customer service reviews
  • Covers repairs with a 60-day workmanship guarantee
  • Offers an extensive list of 30+ add-on coverages
Best For First Time Homeowners
4.2/5
  • The oldest and most trusted company in the industry
  • Allows customers to build their own plans
  • Ability to choose the service fee you want to pay
Best Claims Acceptance
4.1/5
  • Comprehensive coverage
  • Decent coverage caps
  • No exclusions for older homes

Frequently Asked Questions About Home Warranty in Franklin, NJ

A home warranty in Franklin can cost anywhere from $30 to $60 a month. The higher-priced plans usually have broader coverage, higher coverage limits, and a lower service fee. This cost is often lower if you pay annually instead of monthly. Some companies will also reduce your up-front costs when you opt for a higher service fee.

Home warranties and home insurance differ in what kinds of damage they cover. Home warranty plans cover issues with systems and appliances that need to be repaired or replaced due to normal wear and tear. A home insurance policy is a larger insurance that protects the entire home from natural disasters, which might not be too much of a concern in Franklin. It doesn't cover a typical appliance or system breakage.

Homebuyers, real estate agents, home sellers, homeowners, and landlords are all eligible for home warranty plans. A home warranty can help make your house more attractive to prospective buyers and save you money in the long run.

A home warranty policy will cover your home’s systems, appliances, or both. Combination plans are great if you'd like more coverage for your home, but a system- or appliance-only plan can be helpful if you want to save some money.

Home warranty plans generally provide coverage for a year. Many providers let you renew your plan yearly, and some offer month-to-month options as well.

Usually the one who owns the home pays for the home warranty. In some cases, however, the one selling the home may buy a home warranty plan and transfer the policy to the buyer. The new homeowner will then be responsible for the service fees when using the policy. Considering that the average home value in Franklin is $323,472, a home warranty can save you some money when buying a home.

Other Franklin, NJ Home Services