Expert Advice On Improving Your Home
Expert Advice On Improving Your Home
Written By David Cusick
Last Updated April 2024
With hot summers and cool winters, keeping your home systems and appliances — particularly your HVAC — in working order is extremely important for homeowners in Burien. A home warranty can give you the peace of mind you need and safeguard your bank account from unexpected expenses by covering your home’s major systems and appliances.
Finding the best home warranty on the market can be challenging because of the sheer number of options available. If you're tired of trying to compare them all, keep reading for our guide to the top home warranty companies in Burien.
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 in Burien. AHS has been operating for over 26 years, making it a highly regarded company in the industry. The 3 plans from AHS are comprehensive and offer both system and appliance coverage. If you’re looking for the ability to customize your plan with the coverages that work specifically for your home, AHS is the perfect provider for you. Plus, it has a remarkably low claim denial rate in comparison to other home warranty companies.
American Home Shield has 3 plans that offer a mix of system and appliance coverage. AHS’s service fees are customizable and range from $75 to $125, and the coverage limits come out to about $2,500 per covered appliance or system.
For more information, read our American Home Shield full review. To receive a free quote from American Home Shield, you can fill out this online form or call 888-365-2839.
ShieldSilver
ShieldGold
ShieldPlatinum
Established company with a bbb accreditation
Doesn’t have a coverage cap on heating, cooling, or ductwork
24/7 service calls available
Offers replacement of some covered items that are too damaged to repair
Doesn’t let customers choose their own contractor
According to some customer reviews, the technical jargon in contracts is confusing
First American Home Warranty is the best home warranty for appliance coverage in Burien. First American has been operating for over 39 years, making it a highly regarded company in the industry. The 2 plans from First American are comprehensive and offer both system and appliance coverage. If you’re looking for very affordable and comprehensive appliance coverage, First American is the perfect provider for you. Plus, it has a unique add-on alongside common ones called the First Class Upgrade, which covers fees associated with the use of lifting equipment, up to $250 per local building permits, haul away services, and appliances and systems that have been insufficiently installed or modified.
First American Home Warranty has 2 plans that offer a mix of system and appliance coverage. First American’s service fees are a reasonable $85, and the coverage limits come out to about $1,500 per covered appliance or system.
For more information, read our First American Home Warranty full review. To receive a free quote from First American Home Warranty, you can fill out this online form or call 833-204-7164.
Basic Plan
Premier Plan
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 in Burien. Cinch has been operating for over 44 years, making it a highly regarded company in the industry. The 3 plans from Cinch are comprehensive and offer both system and appliance coverage. If you’re looking for a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done, Cinch is the perfect provider for you. Plus, it has a broad range of coverage options that will give homeowners peace of mind.
Cinch Home Services has 3 plans that offer a mix of system and appliance coverage. Cinch’s service fees are customizable and range from $75 to $150, and the coverage limits come out to about $1,000-$2,000 per covered appliance or system.
For more information, read our Cinch Home Services full review. To receive a free quote from Cinch Home Services, you can fill out this online form or call 877-589-0505.
Appliances Plan
Built-in Systems Plan
Complete Home Plan
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 in Burien. HSC has been operating for over 15 years, making it a highly regarded company in the industry. The 2 plans from HSC are comprehensive and offer both system and appliance coverage. If you’re looking for quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days, HSC is the perfect provider for you. Plus, it has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee.
The Home Service Club has 2 plans that offer a mix of system and appliance coverage. HSC’s service fees are customizable and range from $65 to $90, and the coverage limits come out to about $2,000 per covered appliance or system.
For more information, read our The Home Service Club full review. To receive a free quote from The Home Service Club, you can fill out this online form or call 800-750-9443.
Standard Coverage Plan
Comprehensive Coverage Plan
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:
| Home Appliance | Repair Cost |
|---|---|
| Air Conditioner | $6,505 |
| Heating | $4,337 |
| Electrical | $650 |
| Toilets | $542 |
| Washer/Dryer | $867 |
| Plumbing | $650 |
| Oven | $1,735 |
| Fridge | $650 |
A home warranty is a protection plan that helps Burien homeowners reduce the expenses of appliance and system repairs. The plans provide coverage to repair or swap out appliances and systems that break down due to normal wear and tear.
When something breaks down, you submit a claim and pay a service fee. The home warranty provider then arranges a contractor to handle the repair or replacement. Homeowners may have out-of-pocket costs only if the cost of repair or replacement exceeds the item's coverage limit. A home warranty policy gives homeowners peace of mind and can help avoid costly emergency repairs. They can be especially helpful for people purchasing older homes or homes with systems near the end of their life span. However, newer homes with appliances and fixtures in good condition may not require a home warranty.
Home warranties cover your home's systems and appliances. Common covered appliances are refrigerators, microwaves, dryers, dishwashers, washers, garbage disposals, and others. Protected systems include plumbing, air conditioning, electrical, and heating. Many home warranty plans offer additional coverage for roof leaks, central vacuums, septic systems, and even locksmiths. Burien homeowners should know that most home warranty plans impose a 30-day waiting period before repairs are covered. What's more, most policies only cover 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. You must keep up with preventative maintenance to help ensure your next repair or replacement is covered.
Here are some essential home warranty words to know before signing a contract:
There are several important considerations when selecting a home warranty provider:
Home warranty plans vary widely in what they include. Most plans provide protection for electrical, AC, heating, plumbing, and appliances. More inclusive options also extend protection to other items such as well pumps, spas, pools, and roof leaks. Look for providers with an assortment of coverage options, such as upgraded plans. Flexibility helps you tailor your protection for your needs.
Homeowners should anticipate paying a $60–100 service fee when filing home warranty claims. These per-repair charges can potentially accumulate over time, so some homeowners prefer using companies with more affordable per-claim fees to maximize savings. Some companies also offer disappearing deductibles when a homeowner goes a defined period without any repair requests.
A home warranty provider's reputation can offer insight into things such as approval rates for claims, speed of repairs, contractor quality, and customer satisfaction. Look at third-party review sites such as Google Reviews, TrustPilot, or the Better Business Bureau (BBB) to research providers. Positive ratings and reviews indicate that a company is known for quality service.
Home warranty providers maintain networks of local professionals to handle repairs in your area. Contact potential providers to learn how many repair technicians they have in Burien and get an idea for how quickly your repairs could take place in an emergency situation. Larger networks increase the likelihood of getting qualified contractors to quickly service your home.
Certain home warranty companies provide perks such as energy-efficient upgrades, protection for smart home devices, and discounts on maintenance. These bonuses can offer extra value beyond repair coverage. Added perks can enhance your home and maximize your home warranty.
Temperatures in Burien can drop to the negatives in the winter, which means your heating system is likely to get a lot of use. As a homeowner in Burien, one benefit of having a home warranty is that these home systems and major appliances can be covered in the event they need to be repaired or replaced.
Not only can a home warranty save you some money on repairs and replacements, it saves you time as well. Instead of having to vet technicians on your own, home warranty providers do the work for you and send a contractor from their network right to your door when you need them. Plus, though home warranty companies vary, some providers will allow you to transfer your warranty in the event that you sell your home. This can make your home more attractive to potential homebuyers and help your home sell faster.
Home warranties also have some drawbacks. Though it can be convenient that the home warranty sends out a service technician who takes care of the repair for you, some may not like this, and they may want to choose their own contractor. If that’s important to you, some home warranty plans allow you to choose a contractor.
In addition, if you don’t maintain your home systems or appliances properly, or if they need repairs due to a natural disaster or animal infestation — anything besides normal wear and tear — the home warranty may not cover it.
A home warranty in Burien can cost anywhere from $30 to $60 a month. Higher-priced plans usually have higher coverage limits, a lower service fee, and broader coverage. You can often lower this cost by paying annually instead of monthly. Some providers will also lower your up-front costs when you agree to a higher service fee.
The difference between a home warranty and homeowner's insurance lies in what types of damage each covers. A home warranty helps protect against normal wear and tear to systems and appliances in a home. A homeowners insurance plan protects a home in case of a situation such as a natural disaster or fire. Under homeowners insurance, you won't be able to file a claim should you need a new dryer or air conditioner, unless the damage is a result of a natural disaster, which isn't that common in Burien.
First-time homebuyers, home sellers, real estate agents, homeowners, and landlords can all get home warranty plans. A home warranty can help make your home more appealing to prospective buyers and save you money in the long run.
The different types of home warranties in Burien include plans with coverage for either appliances or systems as well as combination plans. A combination plan will cover almost all your systems and appliances, such as your refrigerator, washing machine, and heating and cooling systems. A plan that only covers appliances or systems will cover only the specific items listed in the plan.
Home warranty plans generally offer coverage for a year. Many providers let you renew your plan annually, and some offer month-to-month options as well.
Usually the one who owns the home pays for the home warranty. In some cases, though, the home seller may purchase a home warranty and transfer the policy to the buyer. The new homeowner will then need to pay the service fees when using the policy. Considering that the average home value in Burien is $611,987, a home warranty can be an added asset when buying a home.
