Best Home Warranty Companies: Expert Reviewed (April 2024)

By Jesus Sanchez Garcia Reviewed By Nicole Fiorelli Updated April 22, 2024

All products and services featured are independently selected by our editors. However, when you buy something through our retail links, we may earn an affiliate commission.

Homeownership typically requires proactive maintenance to stay ahead of problems. With a home warranty, however, you can easily connect with a trusted technician while financially protecting the systems and appliances you use the most. After reviewing dozens of home warranty providers, our team arrived at the seven best home warranty companies in the nation. We considered several key factors including coverage caps, customer service, number of plans, and reputation.

Our Top Pick
VISIT SITE $200 Off + 2 Months Free + Roof Leak Protection
Monthly Cost $49–$60
Service Fee $65–$125
Plans Offered 3
Best for Extensive Coverage
VISIT SITE 40% Off Our Most Popular Plan
Monthly Cost $39.99–$79.99
Service Fee $100–$125
Plans Offered 3
Best Budget Coverage
VISIT SITE Use code HOUSE25 for $150 off & 2 months free
Monthly Cost $44–$48
Service Fee $65–$75
Plans Offered 3
Best for Systems Coverage
VISIT SITE Special Offer: $100 Off with Code “PROTECT”
Monthly Cost $45–$70
Service Fee $75–$125
Plans Offered 3

The Best Home Warranty Companies

Here are the best home warranty providers based on our research:

A home warranty is similar to homeowners insurance: You pay a monthly fee to keep your policy active, plus a small fee when you file a claim. The home warranty company chooses the service provider to repair or replace your home item.


Compare the Best Home Warranty Companies

Providers
Best For
Monthly Cost
Service Fee
BBB Rating
Best for Extensive Coverage
$39.99–$79.99
$100–$125
B
Best Add-On Variety
$49–$60
$65–$125
NR
Best Budget Coverage
$44–$48
$65–$75
B
Best for Systems Coverage
$45–$70
$75–$125
B
Best Membership Perks
$44–$97
$75–$125
B
Best for Pool Coverage
$45–$61
$100–$150
B+
BBB Rating Monthly Cost Service Fee Link
American Home Shield American Home Shield B $39.99–$79.99 $100–$125 VISIT SITE
Liberty Home Guard Liberty Home Guard NR $49–$60 $65–$125 VISIT SITE
Select Home Warranty Select Home Warranty B $44–$48 $65–$75 VISIT SITE
First American Home Warranty First American Home Warranty B $45–$70 $75–$125 VISIT SITE
AFC Home Warranty AFC Home Warranty B $44–$97 $75–$125 VISIT SITE
Cinch Home Services Cinch Home Services B+ $45–$61 $100–$150 VISIT SITE
American Home Shield
Logo American Home Shield
BBB Rating B
Monthly Cost $39.99–$79.99
Service Fee $100–$125
VISIT SITE
Liberty Home Guard
Logo Liberty Home Guard
BBB Rating NR
Monthly Cost $49–$60
Service Fee $65–$125
VISIT SITE
Select Home Warranty
Logo Select Home Warranty
BBB Rating B
Monthly Cost $44–$48
Service Fee $65–$75
VISIT SITE
First American Home Warranty
Logo First American Home Warranty
BBB Rating B
Monthly Cost $45–$70
Service Fee $75–$125
VISIT SITE
AFC Home Warranty
Logo AFC Home Warranty
BBB Rating B
Monthly Cost $44–$97
Service Fee $75–$125
VISIT SITE
Cinch Home Services
Logo Cinch Home Services
BBB Rating B+
Monthly Cost $45–$61
Service Fee $100–$150
VISIT SITE

Note: BBB Ratings are accurate as of April 2024. 

Note: We gathered all cost data, coverage options, and add-on availability in this article through a simulated quote process for a single-family home smaller than 5,000 square feet in Philadelphia.


Liberty Home Guard

Best Add-On Variety
4.5
Monthly Cost : $49–$60 Service Fee : $65–$125 BBB Rating : NR

Why Liberty Home Guard Stands Out

Liberty Home Guard is an excellent service provider for homeowners who want a little bit more from their home warranty coverage. Its extensive list of add-on options expand your protection for potential home repairs to include items such as roof leaks, pest control, pro-series appliances, and pool equipment.

Benefits and Drawbacks

Benefits

➕ Unique coverage: LHG offers more than 40 add-on options, including coverage for pro-series appliances

➕ Customer service chat: LHG provides a 24/7 live-chat feature on its website to quickly connect with a representative if you have questions or concerns

➕ Workmanship guarantee: LHG re-services all approved repairs and replacements within 60 days at no additional charge

Drawbacks

➖ Opaque service call fees: LHG lacks transparency with its service call fee pricing as you pull a quote

➖ Fine print: LHG excludes its workmanship guarantee on repairs made by service providers outside its network

Plans, Pricing, and Availability

Liberty Home Guard (LHG) offers three plan options: Appliance Guard, Systems Guard, and Total Home Guard. Plans typically cost $600–$720 annually with service fees of $65–$125 per visit. A representative will assign a service fee to your account based on the location of your home, plan selection, and any additional coverage options you select. You can ask a representative about your service call fee during the quote process or review your assigned fee via your online portal after you sign up. Down below is a coverage and pricing breakdown for LHG plans:

  • Appliance Guard ($49.99 per month): Covers your clothes washer, clothes dryer, refrigerator with ice maker and display, built-in microwave oven, dishwasher, garbage disposal, range, oven, cooktop, ceiling and exhaust fans, and garage door openers
  • Systems Guard ($54.99 per month): Covers your air conditioning system, heating system, ductwork, plumbing system, electrical system, and water heater
  • Total Home Guard ($59.99 per month): Combines the coverage of the appliance and systems plans into one comprehensive package
  • Add-ons: Liberty Home Guard offers more than 40 additional coverage options, including carpet cleaning, guest units, gutter cleaning, lawn sprinkler systems, pro-series appliances, saltwater pools, and reverse osmosis systems. You can add any add-on to the plan options above

Coverage Caps and Exclusions

Liberty Home Guard lists its coverage caps and exclusions in its sample contract. A few to note include these:

  • Appliances: Up to $2,000 per item
  • Major systems: Up to $2,000 per item
  • Electrical and plumbing: $500 per item and $250 within the first 90 days of signing up
  • Add-ons: $500 per item $250 within the first 90 days of signing up

Liberty Home Guard does not cover any preexisting conditions or any damage that results from improper installation or modification.

Liberty Home Guard Reviews

At the time of writing, Liberty Home Guard is listed as NR* on the BBB, which cited a pattern of complaints. Before this update, Liberty held an A+ BBB rating. The BBB sent a request to LHG for “voluntary cooperation in addressing the identified issues” and is awaiting a response.

We contacted LHG, which shared the following statement: “Despite the BBB’s alert, our customer satisfaction levels remain by far the highest relative to our scale. Last month, we had the lowest percentage of customer cancellation requests in our entire history. On the BBB’s own platform, Liberty Home Guard has achieved a star rating of 4.5 out of 5 from nearly 2,500 reviews. For added context, the approximately 480 resolved complaints on Liberty Home Guard’s BBB profile equate to an extremely low fraction of a percentage relative to the size and scale of our total customer base. As we navigate this situation, which we believe will be resolved in time, we want to assure you that we remain committed to our customers and their satisfaction; they are the key stakeholders we orient all our efforts around.”

According to our research, LHG has a 4.7 out of 5 on other third-party review sites, such as Trustpilot. Its customers praise its user-friendly claim process and polite representatives. However, some customers noted that LHG doesn’t cover labor costs when a technician completes a repair.

*BBB rating is accurate as of April 2024

American Home Shield

Best for Extensive Coverage
4.9
Monthly Cost : $39.99–$79.99 Service Fee : $100–$125 BBB Rating : B

Why American Home Shield Stands Out

American Home Shield has comprehensive coverage plans for major appliances and home systems include high coverage caps, flexible service call fees, and responsive customer support. However, AHS offers limited add-on options, so it may not be your top choice if you prioritize coverage outside the typical systems and appliances.

Benefits and Drawbacks

Benefits

Flexible pricing structure: AHS allows you to choose your own service call fee, which provides a degree of customization that not all companies offer

Comprehensive coverage: AHS covers improper installation and modification, unknown preexisting conditions, and items damaged by rust and corrosion

Excellent roof-leak protection: AHS includes roof-leak coverage of up to $1,500 per claim in the ShieldPlatinum plan

Drawbacks

Limited contractor flexibility: AHS doesn’t allow customers to choose their own contractor unless the company can’t locate a technician

Not as many add-ons: AHS offers fewer add-on options than other providers

Plans, Pricing, and Availability

American Home Shield (AHS) offers three plan options: ShieldSilver, ShieldGold, and ShieldPlatinum. Plans are $360–$960 annually with service fees of $100 or $125 per visit. Below is a coverage and pricing breakdown for AHS plans:

  • ShieldSilver ($29.99–$39.99 per month): Covers 14 major systems, including air conditioning, heating units, ductwork, built-in exhaust, vents, attic fans, main breaker, and fuse panel boxes; doorbells, and chimes; interior electrical lines; ceiling fans, garage door openers, interior plumbing lines, toilets, faucets, and valves; whirlpool tub motor and components, and water heaters
  • ShieldGold ($39.99–$49.99 per month): Covers all the items in the ShieldSilver plan plus up to $4,000 of coverage for laundry and kitchen appliances, including refrigerators, ranges, cooktops, ovens, dishwashers, built-in microwaves, garbage disposals, instant hot/cold water dispensers, washers, and dryers
  • ShieldPlatinum ($68.99–$79.99 per month): Covers all of the items in the ShieldGold plan and raises the coverage cap for appliances to $4,000. It also covers up to $1,500 for roof leaks and provides a discounted annual HVAC tune-up, unlimited AC refrigerant, and up to $1,000 in code upgrades
  • Add-ons: Electronics Protection Plan, guest unit, pool or spa, septic system and pump, and well pump

Coverage Caps and Exclusions

American Home Shield lists your plan’s coverage caps and exclusions in your service contract. Below are a few notable items we pulled from the sample service contract:

  • Appliances: Covered up to $2,000 with the ShieldGold plan; $4,000 with the ShieldPlatinum plan
  • Air conditioning, heating, HVAC: A $5,000 coverage cap for units up to 5-ton capacity. It covers up to $1,500 for geothermal, water source heat pumps, glycol, hot water, or steam circulating systems
  • Plumbing: A $5,000 coverage cap for accessible plumbing systems, but it will only pay $1,000 for systems in obstructed walls, ceilings, and floors
  • Roof leaks: Will pay up to $1,500 for roof leaks, but it excludes all metal roofs and items that penetrate the roof, such as skylights, roof-mounted installations like solar panels, gutters, and downspouts
  • General exclusions: Doesn’t cover routine maintenance; repair of cosmetic defects; malfunctions due to missing components, parts, or equipment; lack of capacity; or improperly sized systems

American Home Shield Reviews

American Home Shield is accredited and holds a B rating with the Better Business Bureau (BBB)*. We analyzed more than 800 positive and negative reviews and listened to dozens of customer service calls to determine how AHS handles its customer service. Overall, customers shared that they appreciate the quality of repairs done for their home items and the customer service they received.

A member of our team who owns an American Home Shield plan tested its services and agreed with many of the positive customer service themes in reviews. American Home Shield connected him with a local provider in under an hour when he filed his most recent claim. He appreciated how quickly the service provider repaired his issue. He had a similar experience with other claims he’s filed. He reported that American Home Shield always sent someone within 24 hours, and he only paid his service call fee for each completed repair.

However, we found there were several complaints regarding slow response time and miscommunication while reading consumer reviews.

*BBB rating is accurate as of April 2024

Select Home Warranty

Best Budget Coverage
3.9
Monthly Cost : $44–$48 Service Fee : $65–$75 BBB Rating : B

Why Select Home Warranty Stands Out

Select Home Warranty is another provider worth mentioning due to its uncommon inclusion of roof-leak protection with every plan option. Its base plans offer no-frills coverage for your home systems and appliances at a competitive price point, but its coverage caps are significantly lower than many of the other providers in this space.

Benefits and Drawbacks

Benefits

Roof-leak coverage: Select includes up to $400 in roof-leak coverage with every plan

Generous HVAC coverage: Select provides a $3,000 coverage limit for air conditioning and heating systems

Annual discounts: Select grants an additional two months of coverage when you pay annually

Drawbacks

Low coverage caps: Select provides a $500 coverage cap for appliances–lower than some competitors

Fewer add-on options: Select offers limited add-on options compared to other providers

Service call fee per claim: Select charges a service call fee for each claim filed, which means you could be charged twice if you have multiple issues to address during a technician’s visit

Plans, Pricing, and Availability

Select Home Warranty offers three standard plans: Bronze Care, Gold Care, and Platinum Care. Its standout feature is the inclusion of limited roof-leak coverage up to $400 with all plan tiers. Plans cost between $533–$573 annually, with a service fee of $60–$75 per claim. A Select representative we spoke with stated Select will grant you a lower service call fee if you sign-up over the phone.

More than 50% of the Trustpilot reviews we read rated Select Home Warranty four stars or higher. Many noted how easy and quick it was to sign up for coverage. One customer mentioned that Select’s representative explained its coverage clearly and concisely. However, other customer reviews we read lamented Select’s inconsistent customer service. Down below is a coverage and pricing breakdown for Select’s protection plans:

  • Bronze Care ($44.42 per month): Covers your home’s appliances, including your clothes washer, clothes dryer, garbage disposal, refrigerator, stove, oven, built-in microwave oven, cooktop, and dishwasher
  • Gold Care ($44.42 per month): Covers built-in systems, including your air conditioning system, heating system, plumbing system, electrical system, water heater, and ductwork
  • Platinum Care ($47.75 per month): Covers all the items in the Bronze Care and Gold Care plans, plus garage door openers and ceiling fans
  • Add-ons: Central vacuum, lawn sprinkler system, pool, septic system, spa, stand-alone freezer, sump pump, well pump

Coverage Caps and Exclusions

As mentioned above, Select Home Warranty’s coverage caps are slightly lower than other home warranty companies. We outlined notable coverage caps below:

  • Appliances: Covered up to $500 per item
  • Air conditioning, heating, and HVAC: Covered up to $3,000 per plan term
  • Electrical and plumbing: Covered up to $500 per item
  • Roof-leak coverage and other add-ons: Up to $400 per covered item
  • General exclusions: Only covers systems and appliances in a single-family dwelling, individual condominium units, townhouses, and modular homes. Prices may vary. It only covers systems and appliances properly and permanently installed and located within the living area of the home. Excludes coverage for systems or appliances in commercial properties or residential properties used for business purposes. Doesn’t cover preexisting conditions

Select Home Warranty Reviews

Select Home Warranty holds a B rating* with the BBB. As part of our analysis for Select, we combed through more than 1,000 Google and Trustpilot Reviews from existing customers. We found many customers enjoyed Select’s helpful and knowledgeable service providers. However, several customers lamented Select’s lack of communication. Others stated it was difficult to get ahold of a representative when filing a claim or making changes to their coverage plan.

*BBB rating is accurate as of April 2024

First American Home Warranty

Best for Systems Coverage
4.7
Monthly Cost : $45–$70 Service Fee : $75–$125 BBB Rating : B

Why First American Home Warranty Stands Out

First American Home Warranty offers comprehensive coverage, particularly for kitchen appliances. It also offers competitive pricing and bundles an attractive add-on package in two of its plans. This upgrade is for homeowners who want more coverage for miscellaneous repair costs, such as cranes and debris removal.

Benefits and Drawbacks

Benefits

➕ Generous coverage caps: Covers up to $3,500 for all covered appliances in the Starter and Essential plans, and many home systems don’t have a pre-set coverage limit

➕ First American Advantage Upgrade: First American provides this upgrade package that expands the coverage of First American’s Essential and Premium plans by covering additional components, debris disposal, code upgrades, and other costs

➕ Flexible Simple service fee model: First American allows you to choose from a $75, $100, or $125 service call fee

Drawbacks

AC as an add-on: First American excludes air conditioning in the Starter Plan. You can still purchase it, however, as an add-on if you opt for the Starter Plan

Limited service provider choices: First American doesn’t allow you to choose your technician unless there isn’t an in-network contractor near you.

Plans, Pricing, and Availability

First American Home Warranty offers three plans: the Starter Plan, Essential Plan, and Premium Plan. Plans cost between $540 and $840 annually with a service fee of $75 to $125 per visit. The Starter Plan and Essential Plan cover essential appliances and systems, and the Premium Plan extends that protection by increasing its coverage limit per appliance and select systems. It’s important to note that First American’s Starter Plan doesn’t cover air conditioning equipment, but coverage can be added for $8.33 per month. Down below is our plan and pricing breakdown for First American coverage:

  • Starter Plan ($45–$61 per month): Covers your built-in microwave, dishwasher, ductwork, electrical, heating, and plumbing systems, kitchen range hood, oven/cooktop, plumbing stoppages, refrigerator, and toilet tank
  • Essential Plan ($57–$66 per month): Covers all items in the Starter Plan. Includes additional coverage for air conditioning, ceiling, attic, and exhaust fans, clothes washers, clothes dryers, First American Advantage upgrade, garage-door openers, trash compactors, and water heaters
  • Premium Plan ($70–$76 per month): Covers all items in the Essential Plan and includes central vacuum and full garage door systems, faucets, garbage disposals, instant hot water dispensers, luxury appliances, shower heads and arms, and window air conditioning units
  • Add-ons: Additional refrigeration, central air conditioning (electric, Starter Plan only), HVAC tune-up, limited roof-leak repair, pool, and spa equipment, septic tank pumping and system, water softeners, well pump

Coverage Caps and Exclusions

First American Home Warranty’s sample contract outlines important coverage caps and exclusions. The most notable exclusions and coverage caps are noted below:

  • Appliances: Covered up to $3,500 per appliance in the Starter and Essential plans. The Premium Plan increases limits to $7,000
  • Air conditioning and heating systems: No preset coverage caps for heating, but air conditioning is only available as an add-on in the Starter Plan; geothermal or water source heat pumps or combination water heater/heating units may be limited to $1,500 per claim
  • Plumbing and electrical: No preset coverage cap, but coverage may be limited to $500 if technicians have to access it through concrete walls, floors, or ceilings. The Premium Plan increases the access limit to $1,000
  • Add-ons: Coverage may vary depending on the item. For example, First American limits additional refrigeration to $500 and well pumps to $1,500 per plan term
  • General exclusions: First American excludes commercial-use properties, construction costs, hazardous or toxic materials, and shared systems coverage

First American Home Warranty Reviews

First American holds a B rating* with the BBB. Our research process involved listening to dozens of customer service calls and thoroughly reviewing online reviews left by customers on sites such as Trustpilot and the BBB.

A team member also purchased a plan to test its customer service and claims process.

Overall, customer reviews are positive. Customers enjoy First American’s quick service and comprehensive coverage limits. Our team member experienced similar quick service and complete coverage when he filed his most recent claim. Once submitted, First American sent a service technician within the next business day. Our team member said the service technician repaired his issue on the same visit. Additionally, he only paid for his service call fee.

However, its lack of coverage in 18 states plus miscommunication issues lead some customers to leave dissatisfied reviews.

*BBB rating is accurate as of April 2024

AFC Home Warranty

Best Membership Perks
4.4
Monthly Cost : $44–$97 Service Fee : $75–$125 BBB Rating : B

Why AFC Home Club Stands Out

AFC Home Warranty stands out for its plan variety, lengthy workmanship guarantee, and suite of additional benefits that come with any tier of plan coverage.

Benefits and Drawbacks

Benefits

Plan variety: AFC offers customizable plans via four coverage plans and three service call fee options

Longest repair guarantee: AFC provides a workmanship guarantee that extends the life of your plan per completed repair

Additional benefits: Includes security perks such as identity protection and free credit monitoring services

Drawbacks

Coverage exclusions: Doesn’t cover items with preexisting conditions

Limited coverage caps: AFC limits reimbursement for covered items older than five years to their depreciated value

Plans, Pricing, and Availability

AFC Home Warranty offers four plan options. Plans cost between $528 and $1,164 annually with services fees of $75–$125 per claim. Additionally, AFC provides an extensive workmanship guarantee and additional membership perks. Down below is a coverage and pricing breakdown for AFC protection plans:

  • Silver Plan ($36.25–$43.58 per month): Covers essential appliances and systems, such as your clothes washer and dryer, kitchen refrigerator, oven, range, cooktop, stove, dishwasher, garbage disposal, and garage door opener
  • Gold Plan ($50–$51.95 per month): Combines a wider range of major appliances and systems, such as heating and cooling, kitchen appliances, garbage disposal, and plumbing
  • Platinum Plan ($51.95–$54.13 per month): Includes all the items in the Gold Plan plus coverage for built-in microwaves, faucets, ice makers, and plumbing stoppages
  • Diamond Plan ($89.17–$97.50): AFC Home Warranty’s premium plan with the widest coverage; includes all items in previous plans plus electronics and exterior sewer and water lines
  • Add-ons: Built-in microwave, central vacuum, double oven, electronic coverage, hot water dispenser, ice maker, in-ground pool, septic system, stand-alone freezer, sump pump, tankless water heater, and well pump

Note: Our quote did not include ductwork in the Systems Plan. When we reached out to the provider for clarification, a representative informed us that this confusion resulted from a clerical error. However, all plans that cover systems will also cover ductwork.

Coverage Caps and Exclusions

In general, AFC Home Warranty offers similar coverage terms compared to other home warranty providers. Here are a few key limitations and exclusions to consider:

  • Appliances: Up to $3,000 per covered item
  • Systems: Prorated coverage based on the depreciated value of systems five years or older
  • Add-ons: Varies by item (e.g., $500 for pool and spa equipment, sump pump, and well pump, but $200 for central vacuums)
  • General exclusions: Malfunction or improper operation due to rust or corrosion, collapsed ductwork, known or unknown preexisting conditions, routine maintenance, cosmetic defects, and secondary damage caused by an uncovered item

AFC Home Warranty Reviews

AFC Home Warranty has a B rating* on the BBB. We reviewed hundreds of customer reviews on the BBB website and Google Reviews to determine that AFC has an overall satisfactory rating from existing customers.

AFC Home Warranty customers admire the friendly and knowledgeable customer service representatives and minimal hold times. Several customers wrote complaints regarding coverage—the biggest complaint being coverage claims denied due to technicalities. We recommend you review your service contract and plan options carefully with any provider before signing up.

*BBB rating is accurate as of April 2024

Cinch Home Services

Best for Pool Coverage
4.4
Monthly Cost : $45–$61 Service Fee : $100–$150 BBB Rating : B+

Why Cinch Home Services Stands Out

Cinch Home Services can be a great choice for homeowners who don’t mind paying slightly higher service call fees for flexible monthly prices and a suite of additional benefits. These additional benefits include a $25 air conditioner or refrigerator filter credit to encourage routine maintenance.

Benefits and Drawbacks

Benefits

Comprehensive coverage: Cinch provides coverage for unknown preexisting conditions, plus rust and corrosion damage

Unique benefits:  Cinch includes rare extra perks in the Complete Plan, such as a homeowners deductible reimbursement of up to $500

Quick response times: Cinch attempts to find a service technician within two hours if you file a claim during normal business hours. If you file a claim after hours, Cinch will attempt to find one within 24 hours

Drawbacks

No roof-leak repair: Excludes roof-leak coverage

Limited add-on options: Cinch provides a limited selection of add-ons compared to other providers

Plans, Pricing, and Availability

Cinch Home Services offers three standard plans and a customizable service call fee model, which allows you to adjust your monthly or yearly premium to suit your needs. Plans cost $540–$732 annually with service fees of $100, $125, or $150 per claim.

All Cinch plans also come with a 180-day workmanship guarantee. This provides roughly a six-month window to re-service a covered item if it malfunctions again without an additional service charge. Down below is a coverage and pricing breakdown for Cinch Home Services plans:

  • Appliances Plan ($39.99–$48.99 per month): Covers your clothes washer, clothes dryer, cooktop, dishwasher, built-in food center, freestanding ice maker, built-in microwave, range, range exhaust hood, refrigerator, built-in trash compactor, and wall oven. It also comes with a $25 air conditioner or refrigerator filter credit. Cinch includes this credit in each coverage plan
  • Built-in Systems Plan ($44.99–$57.99 per month): Covers your air conditioning including ductwork, heating including ductwork, attic fans, ceiling fans, central vacuum, doorbell, electrical system, garage door openers, garbage disposal, instant hot/cold water dispenser, plumbing system, smoke detectors, sump pump, toilets, water heater, and whirlpool/jetted tub
  • Complete Home Plan ($54.99–$63.99 per month): Covers all the items in the Appliances and Built-in Systems plans. It also includes a homeowners insurance deductible reimbursement of up to $500
  • Add-ons: Pool, pool with spa, Premier Upgrade Package, septic tank/pumping, spa, well pump

Coverage Caps and Exclusions

Cinch Home Services makes its coverage cap simple by stating that the entire plan is capped at $10,000 per calendar year. All covered items must be properly maintained and in working order, and they must also be “domestic grade.”

In general, Cinch’s plans only cover mechanical components, which can exclude certain items, such as oven racks. When you read through the sample contract, examples of uncovered items are listed in each covered item’s section.

Cinch Home Services Review

Cinch Home Services is accredited by the BBB and holds a B rating*. Our research involved reading more than 1,000 BBB reviews and nearly 2,000 Trustpilot reviews. The most common theme from Cinch customers is its comprehensive coverage for items that typically aren’t covered by most home warranty providers. Common complaints include inconsistent customer service experiences.

*BBB rating is accurate as of April 2024

HomeServe

Best for Specific Needs
4
Monthly Cost : $29–58 Service Fee : $100 BBB Rating : A+

Why HomeServe Stands Out

HomeServe is an excellent choice for homeowners and home buyers who want to personalize their coverage for the items that matter the most to them. HomeServe offers a wide variety of plan options—more than any other provider we reviewed—as well as a long workmanship guarantee that extends the entire length of your plan term.

Benefits and Drawbacks

Benefits

Highly specialized plans: HomeServe offers six plans that cover specific home items, such as plumbings systems and interiors.

Lifetime repair guarantee: HomeServe provides a plan-length workmanship guarantee for completed repairs.

Generous coverage caps: Most covered items are subject to a $10,000 coverage cap.

Drawbacks

No add-on coverage: Excludes add-on coverage completely from all plans.

Lacks service provider flexibility: Does not let you choose your own service provider for repairs.

Plans, Pricing, and Availability

HomeServe stands out from its competitors due to its highly specialized plans. However, your availability may vary depending on your location and utility provider. Its 20 plans range from coverage for single items, such as your water heater, to a combo plan covering 20 essential built-in systems and appliances. Each plan has varied terms and conditions, so it’s important to read the service contract carefully. The more comprehensive plans typically cost $503–$839 annually with a service fee of $100 per claim.

  • Electrical Surge $1,000 Coverage ($3.99 per month): Covers electrical surges up to $1,000
  • Gas Line Plus ($6.49 per month): Covers your interior gas line, interior gas restoration, exterior gas line, and exterior gas line restoration (maximum payout amount of $8,000)
  • Exterior Electrical Line Coverage ($5.49 per month): Covers your exterior electrical line up to $2,000
  • Water Heater Repair ($12.99 per month): Covers water heater repairs up to $850
  • Water Heater Repair and Replacement Plan ($12.99 per month): Covers water heater repairs and replacements up to $850
  • Interior Electrical Line Coverage ($5.49 per month): Covers up to $1,000 in your interior electrical line repairs
  • Cooling System Coverage ($12.99 per month): Covers your cooling system up to $1,500
  • Heating System Coverage ($12.99 per month): Covers your heating system up to $1,500
  • Heating and Cooling Plan ($19.99 per month): Covers your heating and cooling system up to $10,000
  • Home Comfort Plan ($29.99 per month): Covers your interior gas line, exterior gas line, cooling system, heating system, and water heater repair up to $10,000
  • Tech Protection Essentials ($11.99): Covers essential home electronic devices including PCs, tablets, and televisions up to $3,000
  • Tech Protection Premier ($17.99): An upgrade to the Total Protection Essentials package that adds cellphone protection and has a coverage limit of $3,000
  • Add-ons: Additional refrigerator/freezer, exterior water service line, exterior septic line/tank, gas line, and sewer line, pool and spa systems, well pump, water softener

HomeServe is available in 48 states. It is not available in Alaska or Hawaii.

Coverage Caps and Exclusions

HomeServe has a sample contract available for each of its plans on its quote page. You can read through the terms and conditions to have a more precise understanding of your specific plan. The coverage caps for each plan option are outlined in the plan section above.

HomeServe Reviews

HomeServe is another highly rated company with the BBB, scoring an A rating* for its customer service. HomeServe customers value the quality customer service experience HomeServe provides and the lack of service call fees when requesting a home system repair. A few complaints consist of repair delays and inconsistent follow-ups from customer service reps and service providers.

*BBB rating is accurate as of April 2024


Home Warranty Coverage

A home warranty covers the cost of repairing, servicing, or replacing a covered item. Covered items generally consist of the most commonly used home systems and appliances, such as your HVAC system and refrigerator. Some home warranties also offer additional coverage options, such as guest houses and pools. Actual coverage options and limits vary among providers. Before signing up, consider the items you want to protect, and choose the provider that best fits your needs. 

Here is a list of the most common covered systems and appliances:

  • Air conditioning systems
  • Built-in microwaves
  • Central vacuum
  • Clothes washers and dryers
  • Dishwashers
  • Ductwork
  • Electrical systems
  • Garbage disposals
  • Heating systems
  • Ovens, cooktops, or stovetops
  • Plumbing systems
  • Refrigerators
  • Water heaters

As noted above, read your contract to understand the limits of your home warranty coverage.

Roofing and plumbing are two major systems that can be a gray area for home warranty plans. Some home warranty companies cover roof leaks, but it’s not universal in the industry. 

Home warranties generally cover roof leaks that are not covered by homeowner’s insurance. Each home warranty company will have its own exclusions, limitations, and caps for roof-leak coverage. The top three companies we recommend for roof leak coverage are the following:

Home warranty companies cover plumbing in their home systems plans. Home warranty plans typically cover toilets, faucets, and fixtures. Read your service contract carefully, as some home warranty providers have a specific coverage cap for plumbing, while others have a more general coverage cap for home systems.

Use the table below to compare home warranty companies’ plumbing coverage caps:

ProviderCoverage Cap
American Home ShieldNo preset coverage cap
Liberty Home Guard$2,000
First American Home WarrantyNo preset coverage cap
America’s 1st Choice Home Club$500
HomeServeNo preset coverage cap
Cinch Home Services$10,000 for the whole policy; $1,000 if the plumbing is in concrete
Select Home Warranty$500

How to Choose a Home Warranty

Shopping around is essential to choosing a home warranty that fits your needs. Below you’ll find a breakdown of the best way to select a home warranty.


What Are Experts Saying?

Our team sourced a panel of experts to answer the most common questions homeowners have about home warranties. Here are their responses:


Our Home Warranty Recommendation

In carefully vetting all of the providers on this list, our team considered factors such as customer support infrastructure, how comprehensive the plan offerings are, and whether or not the company provides additional features such as coverage for roof leaks or particularly high coverage allowances. We recommend the featured companies as among the most reliable across the industry.

We recommend you request quotes from at least three providers, read sample agreements thoroughly, and speak to representatives for clarification before enrolling in any policy. With that said, American Home Shield has remained an industry leader for more than 50 years, and its high coverage caps and comprehensive policies are unmatched by any other provider on this list. However, one drawback is that its workmanship guarantee is limited to 30 days, while some providers offer workmanship guarantees between 60 and 90 days.

If you’re interested in a long workmanship guarantee that protects you for the entire length of your plan, AFC Home Warranty may be a worthwhile consideration. On the other hand, Select Home Warranty offers the best value per plan, and Liberty Home Guard’s long list of add-on coverage options may appeal to you.


Home Warranty Annual Cost Calculator

To help homeowners estimate the cost of a home warranty, we created an annual cost calculator. Simply input the cost of your monthly premium, your service call fee, and an estimated number of claims to receive a projected annual cost. Note that annual costs and service fees vary depending on your chosen provider. We recommend requesting quotes from top home warranty companies for more accurate pricing.


Steps to Take When Reading Home Warranty Fine Print

Due to the variety of home warranty providers and coverage options, it’s essential you understand your contract to avoid surprises when you file a claim. Below are four of the most common sections to be aware of when reviewing your provider’s fine print:

Our tips below outline the specifics of what to look for when reviewing your home warranty contract’s fine print.

Read the Terms of Coverage

Before purchasing a home warranty, review the contract sections that outline the exact terms of coverage. Home warranty providers usually only cover the essential components of covered items. If an essential part, such as your refrigerator’s expansion valve, breaks, it will likely be covered. Nonessential parts are often excluded from coverage. For example, a broken rack inside your refrigerator likely wouldn’t be covered. Many providers also exclude items with preexisting conditions. Your provider’s service technician will determine whether your item has a preexisting condition. Each home warranty contract will break down what items and specific parts of items are covered.

Understand the Claims Process

The claims process varies by provider, so knowing how quickly a provider can resolve a breakdown is important. Typically, most providers will send a technician within 24–48 hours after receiving your claim. If you file a claim after normal business hours, on the weekend, or during a holiday, expect a delay in service. Your warranty contract will have a section detailing each step of the claim process, including customer and company obligations, expected processing times, and service contractor restrictions and selection procedures.

Review Exclusions

The contract will clearly outline everything included in your plan and all its exclusions. Some contracts will only list the contents of your chosen plan, while others include the coverage or every plan the company offers. Common exclusions include items in hard-to-reach areas, items with preexisting conditions, and non-essential item components.  Read your contract thoroughly for exclusions for preexisting conditions and a waiting period before you purchase coverage.


Understanding Home Warranty Regulations

Home warranties are regulated by state governments and industry associations. Since there isn’t federal government regulation for home warranties, each state government regulates home warranty companies differently. For example, California’s home warranty regulation falls under the Department of Insurance, whereas Virginia places home warranty regulation under the state’s Board of Agriculture and Consumer Services.  

Many states require home warranty companies to prove financial responsibility before granting them a license to sell service contracts. Companies typically must submit annual financial statements, purchase surety bonds, and maintain reserve funds to establish financial responsibility. In addition, most states require companies to outline clear and concise service contract terms and cancellation policies. 

Alongside government oversight, home warranties are self-regulated by industry associations. For example, the National Home Service Contract Association (NHSCA) is a nonprofit industry trade organization consisting of member companies that follow a code of ethics around fair business practices. Attorney Arthur Chartrand, who is of counsel to the NHSCA, states that member companies undergo background checks and a top-down review that analyzes how companies handle claims before being listed as members.

Our team recommends checking with your state’s regulatory body to confirm the provider is licensed to operate in your state. Chartrand additionally recommends checking whether a provider is listed on the NHSCA before signing a home service contract.


Frequently Asked Questions About Home Warranties

Is a home warranty worth it?

A home warranty is worth it for the peace of mind of knowing that your most-used home items aren’t your sole responsibility. Enrolling in a home warranty plan can take the pressure off finding a reliable contractor because all you have to do is request service, pay the service fee, and someone will contact you.

Based on our survey of 1,000 homeowners, we learned that the most significant homeownership expenses were related to general maintenance and repairs. General maintenance included changing air filters and cleaning gutters, while repairs included repairing a leaking pipe. In any of these scenarios, a home warranty can lessen homeownership expenses by providing necessary repairs and replacements or reimbursing you for approved claims.

How much does a home warranty cost?

Based on the quotes we pulled for this article, a home warranty costs an average of $43.07 per month. Comprehensive plans tend to cost up to $90 per month, whereas basic plans can cost as little as $36 per month. Your monthly premium will vary depending on which provider you choose, your home’s location, and your selected plan. 

What is the best home warranty company in the market?

Based on our comparison of dozens of home warranty companies, we believe American Home Shield is the best home warranty company on the market due to its comprehensive coverage, generous coverage limits, and flexible pricing options. Your needs may vary, however. We recommend comparing several quotes to choose the provider that best fulfills your needs.

Are home warranty companies trustworthy?

Some home warranty companies are more trustworthy than others. While there are many reputable home warranty providers in the industry, there are some red flags you can look for to determine a company’s trustworthiness. For example, if a company lacks coverage and claims information on its website, has unclear language in a sample policy, or has a hard-to-reach customer service team, it may not be the most reliable provider.

Additionally, home warranty companies don’t face the same strict regulations that home insurance companies do, which can open the door to legal issues like cease-and-desist orders and lawsuits. While it’s important to be aware of any legal matters surrounding a home warranty company, these issues are fairly common in the industry and don’t necessarily indicate that plan-holders will have a negative experience.

Do home warranty companies have coverage limits?

Yes, home warranty companies have coverage limits. Each home warranty provider’s coverage will vary depending on its terms and conditions. When researching a provider, you’ll want to read the exclusions and limitations sections to identify the coverage caps and gaps.

Some providers, such as American Home Shield, don’t impose a limit on built-in systems but may set a coverage limit up to $6,000 on appliances. On the other hand, some providers may stipulate a total coverage amount per plan term. It’s always a good idea to compare service contracts to determine how coverage caps are set for each provider.

Do home warranties cover old appliances?

Many home warranty providers cover appliances and built-in systems regardless of age. Still, the amount of coverage available on a 5-year-old refrigerator may vary from what’s available for a fridge purchased earlier this year.

When you file a claim, the service technician will determine whether the malfunction results from normal wear and tear. If your claim is approved, the home warranty provider will determine the amount of coverage your item is eligible for based on age and depreciated value. The homeowner will be responsible for all additional expenses that exceed the coverage limits outlined in the plan.

Related: Best Home Appliance Insurance Companies


How We Chose the Top Home Warranty Providers

Our team reviewed and researched dozens of home warranty providers, thoroughly analyzed sample agreements, and identified customer pain points based on our analysis of customer reviews and interviews with industry experts. Our in-depth methodology outlines our review process to provide transparent information about the companies we review.

We determined that the following factors are the most important when comparing home warranty companies: available plans, plan coverage, price range, industry reputation, customer support, and additional features. Our research supported that plan coverage, customer service, and industry reputation should carry the most weight. While important, the other factors should not have as much influence when choosing a home warranty provider.