Expert Advice On Improving Your Home
Expert Advice On Improving Your Home
Written By David Cusick
Last Updated April 2024
The cost of maintaining a home in Seattle can be costly, particularly as your home ages and your systems and appliances have to be repaired or replaced. A home warranty can help protect homebuyers and current homeowners by covering major repairs and replacements on your home’s most important systems and appliances.
The home warranty market is saturated with many providers — all with different coverage — so our team at Today's Homeowner has compiled this guide to help you find the best home warranty companies in Seattle.
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 offers the most customizable home warranty for Seattle residents. AHS is a home warranty company with 26 years of experience in the industry, and it has established itself as one of the best providers in the business. The 3 policies that AHS offers include options for appliance and system coverage. With a home warranty from AHS, you can enjoy the ability to customize your plan with the coverages that work specifically for your home. Not to mention, it has a remarkably low claim denial rate in comparison to other home warranty companies.
American Home Shield offers 3 plans for Seattle homeowners. The ShieldSilver, ShieldGold, and ShieldPlatinum are the options they have, which contain a mix of system and appliance coverage. AHS has coverage caps of around $2,500 for most appliances and systems, but with some plans, the coverage caps can be higher, so be sure to check with the provider. Service fees are customizable and range from $75 to $125.
To get a free quote from American Home Shield, you can fill out this online form or call 888-365-2839. Read more by visiting our comprehensive review of American Home Shield.
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 offers the best home warranty for appliance coverage for Seattle residents. First American is a home warranty company with 39 years of experience in the industry, and it has established itself as one of the best providers in the business. The 2 policies that First American offers include options for appliance and system coverage. With a home warranty from First American, you can enjoy very affordable and comprehensive appliance coverage. Not to mention, 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 offers 2 plans for Seattle homeowners. The Basic Plan and Premier Plan are the options they have, which contain a mix of system and appliance coverage. First American has coverage caps of around $1,500 for most appliances and systems, but with some plans, the coverage caps can be higher, so be sure to check with the provider. Service fees are a reasonable $85.
To get a free quote from First American Home Warranty, you can fill out this online form or call 833-204-7164. Read more by visiting our comprehensive review of First American Home Warranty.
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 offers the home warranty with the best workmanship guarantee for Seattle residents. Cinch is a home warranty company with 44 years of experience in the industry, and it has established itself as one of the best providers in the business. The 3 policies that Cinch offers include options for appliance and system coverage. With a home warranty from Cinch, you can enjoy a 180-day workmanship guarantee that ensures your home systems and appliance repairs will be professionally done. Not to mention, it has a broad range of coverage options that will give homeowners peace of mind.
Cinch Home Services offers 3 plans for Seattle homeowners. The Appliances Plan, Built-in Systems Plan, and Complete Home Plan are the options they have, which contain a mix of system and appliance coverage. Cinch has coverage caps of around $1,000-$2,000 for most appliances and systems, but with some plans, the coverage caps can be higher, so be sure to check with the provider. Service fees are customizable and range from $75 to $150.
To get a free quote from Cinch Home Services, you can fill out this online form or call 877-589-0505. Read more by visiting our comprehensive review of Cinch Home Services.
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 offers the best home warranty with the quickest service for Seattle residents. HSC is a home warranty company with 15 years of experience in the industry, and it has established itself as one of the best providers in the business. The 2 policies that HSC offers include options for appliance and system coverage. With a home warranty from HSC, you can enjoy quick coverage where the home warranty goes into effect just ten days after you pay for the plan, instead of the typical 30 days. Not to mention, 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 offers 2 plans for Seattle homeowners. The Standard Coverage Plan and Comprehensive Coverage Plan are the options they have, which contain a mix of system and appliance coverage. HSC has coverage caps of around $2,000 for most appliances and systems, but with some plans, the coverage caps can be higher, so be sure to check with the provider. Service fees are customizable and range from $65 to $90.
To get a free quote from The Home Service Club, you can fill out this online form or call 800-750-9443. Read more by visiting our comprehensive review of The Home Service Club.
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 | $6,912 |
| Heating | $4,608 |
| Electrical | $691 |
| Toilets | $576 |
| Washer/Dryer | $922 |
| Plumbing | $691 |
| Oven | $1,843 |
| Fridge | $691 |
A home warranty is a protection policy that assists Seattle homeowners reduce the high costs of household repairs. These plans provide financial protection to fix or swap out appliances and systems that break down from normal wear and tear.
Homeowners file a claim and pay a service fee when something breaks. The home warranty company then finds 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 plan gives homeowners peace of mind because it can help avoid expensive 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 need a home warranty.
Home warranties cover your home systems and appliances. Common appliances covered include dishwashers, microwaves, refrigerators, dryers, garbage disposals, washers, and more. Covered systems are typically heating, electrical, air conditioning, and plumbing. Many home warranty providers offer add-on coverage for septic systems, locksmiths, central vacuums, and roof leaks. Seattle homeowners should know that most home warranty policies have a 30-day period you must wait before they can be used to cover repairs. Additionally, policies typically only cover repairs and replacements that result from normal wear and tear. Home warranties don't cover problems such as cosmetic issues, natural disasters, pre-existing conditions, or damage caused by improperly using a system or appliance. You need to keep up with preventative maintenance to ensure that your next repair or replacement will be covered by your policy.
Here are some essential home warranty words to know 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 widely in the items that are included. Most plans cover heating, AC, plumbing, electrical, and appliances. More comprehensive plans also include protection for other items such as pools, roof leaks, well pumps, and spas. Look for companies with a range of coverage choices, such as upgraded plans. Flexibility helps you tailor your protection for your needs.
With any home warranty claim, you'll pay a service fee, usually falling in the $60 to $100 range, which gets paid per claim you submit. The costs from multiple fees can add up. You may decide to look for companies with lower service fees to maximize your savings on each claim. Some firms also offer disappearing deductibles when customers go a period with no claims filed.
A home warranty provider's reputation provides insight into things such as approval rates, repair timeliness, contractor quality, and customer satisfaction. Use review platforms such as the Better Business Bureau (BBB), Google Reviews, or TrustPilot to research companies. Positive ratings and feedback indicate a company known for exceptional service.
Home warranty providers have networks of technicians that they use to tackle covered repairs. Bigger networks increase the probability of getting qualified contractors to your home swiftly. Contact possible providers to ask how many repair professionals they have in Seattle. This helps you understand how long repairs may take in an urgent situation.
Some home warranty providers may include perks such as smart home device coverage, reduced maintenance fees, and energy efficiency upgrades. These can provide extra value beyond repair coverage. Added bonuses allow you to enhance your home and get the most from your home warranty.
Temperatures in Seattle can drop to the negatives in the winter, which means your heating system is most likely going to get a good bit of use. As a homeowner in Seattle, one benefit of having a home warranty is that these home systems and major appliances can be covered if they need to be repaired or replaced.
Not only can a home warranty give you some financial relief, but it also saves you time. If an appliance breaks, the last thing you want to do is find a repair person and schedule a repair. A home warranty takes care of the research by sending trusted professionals to your door when you need them most. A home warranty can also provide value in other ways. For instance, some policies can be transferred between owners during a home sale.
One downside of purchasing a home warranty is that there are often exclusions. For example, if one of your appliances already has a manufacturer's warranty, it may not be included in the home warranty, so it’s important to read through any contracts you’re considering carefully to get a sense of what is included and what isn’t.
Another stipulation is that home warranties typically only cover repairs needed due to normal wear and tear. They often won’t cover home systems or appliances that have stopped working due to natural disasters, animal infestations, improper maintenance, etc.
A home warranty policy costs, on average, around $300 to $600 a year in Seattle. Our top-rated home warranty companies' most comprehensive coverage options vary from $546 to $840 per year. You can decrease your monthly bill with some companies by choosing a higher service fee. In addition, it's often cheaper to pay annually rather than monthly.
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 home systems and appliances. Homeowners insurance protects your entire home in case of a situation such as a fire or natural disaster. With homeowners insurance, you won't be able to file a claim should you need a new dryer or air conditioner, unless the damage is due to a natural disaster, which isn't that common in Seattle.
First-time homebuyers, home sellers, landlords, real estate agents, and homeowners 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 kinds of home warranties in Seattle include plans with coverage for either appliances or systems as well as combination plans. A combination plan will cover your home systems and appliances, such as your dishwasher, washing machine, and heating and cooling systems. An appliance or system plan will cover only the specific items mentioned in the contract.
Generally, a home warranty plan lasts for a year and can be renewed annually. Some companies may offer month-to-month plans.
Usually the one who owns the home is responsible for paying for the home warranty. In some cases, though, the one selling the home may purchase 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. Since the average home value in Seattle is $836,889, a home warranty can save you some money when buying a home.
