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Last Updated: February 25, 2025
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 in Burien can help bring down your out-of-pocket costs by covering repairs or replacements to major home appliances and systems that malfunction due to normal wear and tear.
The home warranty market is saturated with many providers — all with different coverage — so the Today's Homeowner team has compiled this guide to help you choose the best 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 over 26 years of experience in the home warranty sector, and has provided great customer service at an affordable cost to its customers. The home warranty provider offers 3 plans to policyholders with various system and appliance coverage options. If you’re looking for the ability to customize your plan with the coverages that work specifically for your home, you’ll want to have this plan on your side. Plus, it has a remarkably low claim denial rate in comparison to other home warranty companies.
The plans that AHS offers to homeowners are ShieldSilver, ShieldGold, and ShieldPlatinum. Service fees from AHS are customizable and range from $75 to $125. The coverage caps are also generally around $2,500.
To read more, visit our American Home Shield full review. To receive a free quote from American Home Shield, 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 over 39 years of experience in the home warranty sector, and has provided great customer service at an affordable cost to its customers. The home warranty provider offers 2 plans to policyholders with various system and appliance coverage options. If you’re looking for very affordable and comprehensive appliance coverage, you’ll want to have this plan on your side. 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.
The plans that First American offers to homeowners are Basic Plan and Premier Plan. Service fees from First American are a reasonable $85. The coverage caps are also generally around $1,500.
To read more, visit our First American Home Warranty full review. To receive a free quote from First American Home Warranty, 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 over 44 years of experience in the home warranty sector, and has provided great customer service at an affordable cost to its customers. The home warranty provider offers 3 plans to policyholders with various system and appliance coverage options. If you’re looking for a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done, you’ll want to have this plan on your side. Plus, it has a broad range of coverage options that will give homeowners peace of mind.
The plans that Cinch offers to homeowners are Appliances Plan, Built-in Systems Plan, and Complete Home Plan. Service fees from Cinch are customizable and range from $75 to $150. The coverage caps are also generally around $1,000-$2,000.
To read more, visit our Cinch Home Services full review. To receive a free quote from Cinch Home Services, 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 over 15 years of experience in the home warranty sector, and has provided great customer service at an affordable cost to its customers. The home warranty provider offers 2 plans to policyholders with various system and appliance coverage options. 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, you’ll want to have this plan on your side. Plus, it has customer service representatives available 24/7, as well as a 30-day labor guarantee and a 90-day parts guarantee.
The plans that HSC offers to homeowners are Standard Coverage Plan and Comprehensive Coverage Plan. Service fees from HSC are customizable and range from $65 to $90. The coverage caps are also generally around $2,000.
To read more, visit our The Home Service Club full review. To receive a free quote from The Home Service Club, 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 high costs of household repairs. These plans provide financial protection to fix or replace appliances and systems that stop working from normal wear and tear. Homeowners submit a claim and pay a service fee when something breaks. The home warranty company then arranges a contractor to make the fix or replacement. The only time you may pay out-of-pocket is if the repair or replacement costs exceed the item's coverage limit. A home warranty gives reassurance to homeowners because it helps prevent costly emergency repairs. Home warranties are the most useful for owners of older homes or homes with aging systems. New homes with up-to-date appliances might not require a home warranty.
Home warranties cover many household systems and appliances. Typical covered appliances include garbage disposals, washers, microwaves, dryers, refrigerators, dishwashers, and more. Protected systems include plumbing, heating, electrical, and air conditioning. Many home warranty plans offer extra coverage for central vacuums, roof leaks, septic systems, and even locksmiths. Burien homeowners should know that most home warranty plans begin with a 30-day waiting period before repairs are covered. What's more, most policies only help pay for repairs and replacements due to normal wear and tear. Home warranties don't include pre-existing conditions, natural disasters, cosmetic issues, or misuse of 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 terms to learn before signing a contract:
When you're deciding on a home warranty provider, there are several important things to take into account:
Home warranty coverage varies, although most plans provide coverage for electrical, heating, plumbing, AC, and appliances. More extensive plans may also include extra things such as spas, pools, well pumps, and roof leaks. Focus on companies with an expansive array of coverage choices including upgraded plans. Flexibility like this will help you customize protection for your home's needs.
With any home warranty claim, you'll pay a service fee that can range from $60 to $100, which is paid per claim you submit. The per-request costs can add up. You may decide to look for providers with lower service fees to maximize your savings on each claim. Some providers also offer disappearing deductibles if a homeowner doesn't submit claims for repairs for a specified period of time.
A home warranty provider's reputation provides insights into factors such as repair speed, contractor expertise, claim approval rates, and customer satisfaction. Look at review sites like Google Reviews, TrustPilot, or the Better Business Bureau (BBB) to learn more about providers. Good reviews and ratings suggest a company known for quality service.
Home warranty providers have networks of local technicians to handle repairs in your area. Contact potential providers to find out how many repair contractors they have in Burien and get an idea for how quickly your repairs might happen in an emergency situation. Wider networks improve the chances of getting qualified contractors to promptly service your home.
Home warranty providers sometimes offer bonuses such as maintenance discounts, energy efficiency upgrades, and coverage for smart home devices. These add value beyond basic repair coverage. Additional perks help maximize the usefulness of your home warranty.
Home warranty policies are an affordable way to guard your home systems and appliances from normal wear and tear. With temperatures in Burien hitting an average high of 54℃F, you may find that certain appliances, such as your air conditioning unit, get a lot of use. A home warranty can remarkably lower out-of-pocket expenses should your HVAC system stop working.
As well as saving you money on out-of-pocket expenses, a home warranty can provide you peace of mind and save you the headache of trying to find a qualified technician to visit your home. Home warranties usually come with a network of pre-vetted technicians who can handle any repair issues you may experience. Plus, though home warranty companies vary, some providers will let you transfer your warranty in the event that you sell your home. This can make your home more attractive to potential homebuyers and maybe even help your home sell faster.
One disadvantage of a home warranty is that there are often exclusions. For instance, if you already have a manufacturer's warranty on one of your appliances, it may be excluded from the home warranty, so it’s important to read over any contracts you’re considering carefully to get a sense of what is included and what isn’t.
Another downside is that home warranties may exclude some repairs, such as those due to natural disasters. For example, if your house floods, the affected systems and appliances probably won’t be covered by the home warranty.
A home warranty in Burien can cost anywhere from $30 to $60 a month. Higher-priced plans tend to have higher coverage limits, a lower service fee, and broader coverage. This cost is often lower if you pay annually instead of monthly. Some providers will also reduce your up-front costs when you opt for a higher service fee.
The difference between a home warranty and homeowner's insurance lies in what kinds of damage each covers. A home warranty plan covers normal wear and tear to systems and appliances in a home. Homeowners insurance protects a home in a situation such as a fire or natural disaster. With homeowners insurance, you will not be able to file a claim if 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, real estate agents, home sellers, homeowners, and landlords can all get 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 can cover your 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 a good idea if you want to save some money.
Home warranty plans typically offer coverage for a year. Many companies let you renew your plan yearly, and some offer month-to-month options as well.
Typically, the person who owns the home pays for the home warranty. In some cases, though, the one selling the home may buy a home warranty policy 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 Burien is $611,987, a home warranty can be an added asset when buying a home.
