Best Home Warranty Companies in Massachusetts (2024)

By Jesus Sanchez Garcia | March 1, 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.

The cold winter months of Massachusetts strain your home’s major systems. Over time, your major systems and appliances can break down due to normal wear and tear. Having a home warranty may help cover repair costs. To simplify your purchasing journey, we compared the best home warranty companies nationwide and selected the best options in Massachusetts.



The Top 5 Home Warranty Companies in Massachusetts

We rated the following home warranty companies based on our in-depth review standards. We considered coverage limits, plans, pricing, and service reputability.

Note: The cost data displayed in this article is a national average based on the 120 sample quotes we requested. We used a 2,000-square-foot, single-family home for our quotes. Your cost may vary based on your coverage and home size, type, and location.

Compare Massachusetts Top Home Warranty Companies

Best For
BBB Rating
Monthly Cost
Service Fee
Best for Extensive Coverage
Best Add-On Variety
Best Budget Coverage
Best for Systems Coverage
Star Rating Monthly Cost Service Fee BBB Rating Link
American Home Shield American Home Shield
$40–$80 $100–$125 B VISIT SITE
Liberty Home Guard Liberty Home Guard
$49–$60 $65–$125 NR VISIT SITE
Select Home Warranty Select Home Warranty
$44–$48 $65–$75 B VISIT SITE
First American Home Warranty First American Home Warranty
$45–$70 $75–$125 B VISIT SITE
American Home Shield
Logo American Home Shield
Star Rating
Monthly Cost $40–$80
Service Fee $100–$125
BBB Rating B
Liberty Home Guard
Logo Liberty Home Guard
Star Rating
Monthly Cost $49–$60
Service Fee $65–$125
BBB Rating NR
Select Home Warranty
Logo Select Home Warranty
Star Rating
Monthly Cost $44–$48
Service Fee $65–$75
BBB Rating B
First American Home Warranty
Logo First American Home Warranty
Star Rating
Monthly Cost $45–$70
Service Fee $75–$125
BBB Rating B

American Home Shield

Best for Extensive Coverage
Monthly Cost : $40–$80 Service Fee : $100–$125 BBB Rating : B

Why We Chose American Home Shield

American Home Shield (AHS) stands out from other competitors because of its high coverage caps, flexible service call fees, and responsive customer support. One drawback of AHS is its limited add-on options. If you prioritize additional coverage outside typical systems and appliances, AHS may not be the best choice for you.

Benefits and Drawbacks


Flexible pricing structure: You can choose your own service call fee with American Home Shield, which offers more flexibility than other providers.

Comprehensive coverage: Unlike other providers, AHS covers issues such as unknown preexisting conditions, items affected by rust and corrosion, and improper modification and installation.

Excellent roof-leak protection: You can get up to $1,500 per claim in roof-leak coverage with the ShieldPlatinum plan.


Limited contractor flexibility: AHS will choose your contractor. You can only select a contractor if AHS cannot find one near you.

Fewer add-ons: AHS offers five add-on options, which is fewer than other home warranty providers.

Plans, Pricing, and Availability

American Home Shield (AHS) offers three plan options: ShieldSilver, ShieldGold, and ShieldPlatinum. Plans are $360–$894 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): This plan protects major systems, such as air conditioning, heating units, ductwork, built-in exhaust fans, vents, attic fans, main breakers, and fuse panel boxes. It also covers doorbells, chimes, interior electrical lines, ceiling fans, garage-door openers, interior plumbing lines, toilets, faucets, and valves, whirlpool tub motors and components, and water heaters.
  • ShieldGold ($49.99–$64.50 per month): This plan covers everything in the ShieldSilver plan plus up to $2,000 of coverage for major appliances, including refrigerators, ranges, cooktops, ovens, dishwashers, built-in microwaves, garbage disposals, instant hot/cold water dispensers, washers, and dryers.
  • ShieldPlatinum ($68.99–$74.50 per month): This plan protects everything 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: Add-ons include the Electronics Protection Plan and guest unit, pool or spa, septic system and pump, and well pump coverage.

Coverage Caps and Exclusions

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

  • Appliances: Appliances are covered up to $2,000 with the ShieldGold plan and up to $5,000 with the ShieldPlatinum plan.
  • Air conditioning, heating, HVAC: AHS will cover up to $5,000 for units with up to 5-ton capacity. However, it will only pay up to $1,500 for geothermal, water source heat pumps, glycol, hot water, or steam circulating systems.
  • Plumbing: AHS covers up to $5,000 for accessible plumbing systems, but it will only pay $1,000 for systems in obstructed walls, ceilings, and floors.
  • Roof leaks: AHS covers up to $1,500 for roof leaks, but it excludes all metal roofs and items that penetrate the roof, such as skylights and roof-mounted installations, including solar panels, gutters, and downspouts.
  • General exclusions: AHS excludes routine maintenance, repair of cosmetic defects, malfunctions due to missing components, parts, or equipment, lack of capacity, and improperly sized systems.

American Home Shield Reviews

American Home Shield holds a B rating* and accreditation with the Better Business Bureau (BBB). We read over 800 positive and negative reviews and listened to dozens of customer service calls to understand how AHS handles its customer service.

Overall, customers gave positive marks on the quality of repairs done for their home items and the customer service they received. However, there were some complaints about slow response time and miscommunication.

*BBB rating is accurate as of July 2023.

Get a quick quote: Visit American Home Shield’s site

Read more: American Home Shield Review



Liberty Home Guard

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

Why We Chose Liberty Home Guard

We chose Liberty Home Guard (LHG) because it’s a great option for homeowners who want more unique coverage from their home warranty. LHG’s extensive list of add-on options expands your protection for potential home repairs to include items such as pools, spas, water softeners, plumbing fixtures, and pest control.

Benefits and Drawbacks


➕ Unique coverage: LHG offers provides 38 add-on options, such as pool coverage

➕ Customer service chat: LHG has 24/7 live-chat feature built into their website to easily connect you with a representative if you have questions or concerns

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


➖ Cloudy service call fees: LHG excludes its service call fee pricing when you pull a quote

➖ Workmanship guarantee limits: LHG excludes its workmanship guarantee on repairs made by service providers outside its network

Plans, Pricing, and Availability

Liberty Home Guard (LHG) offers three coverage plans: Appliance Guard, Systems Guard, and Total Home Guard. Plans typically cost $600–$720 annually with service fees of $65–$125 per visit. Based on our conversation with a representative, LHG will assign a service fee to your account. It considers the location of your home, plan selection, and any additional coverage options you select when choosing your service call fee. Additionally, 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. Here is a coverage and pricing breakdown for LHG plans:

  • Appliance Guard ($49.99 per month): Covers home appliances, including 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 home systems, such as your air conditioning system, heating system, ductwork, plumbing system, electrical system, and water heater
  • Total Home Guard ($59.99 per month): Bundles the coverage of the appliance and systems plans into one comprehensive package
  • Add-ons: Liberty Home Guard offers up to 38 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 fine print. A few to note include the following:

  • 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 your policy
  • Add-ons: $500 per item $250 within the first 90 days of your policy

Liberty Home Guard excludes preexisting conditions or damage that results from improper installation or modification.

Liberty Home Guard Reviews

Liberty Home Guard holds an A+ rating from the BBB. Through our research, we found that LHG customers enjoyed the claims experience due to its user-friendliness and quick over-the-phone service. One negative is that some customers noted LHG does not cover labor costs when a technician completes a repair.

Get a quick quote: Visit Liberty Home Guard’s site

Read more: Liberty Home Guard Review



Select Home Warranty

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

Why We Chose Select Home Warranty

We chose Select Home Warranty due to its unique inclusion of roof-leak protection with every coverage plan. Its base plans offer basic coverage for your home systems and appliances at an affordable price point. However, its coverage caps are significantly lower than many other home warranty providers.

Benefits and Drawbacks


Roof-leak coverage: All of Select’s plans include up to $400 in roof-leak coverage

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

Annual discounts: Select provides two extra months of coverage when you pay annually


Low coverage caps: Select limits appliances to $500 per claim–lower than other competitors

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

Service call fee per claim: Select charges a service call fee per filed claim, meaning 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 protection plans: Bronze Care, Gold Care, and Platinum Care. Its standout feature is the inclusion of limited roof-leak coverage. Select covers 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 reviewers appreciated how easy 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): Includes coverage for 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): Protects built-in systems, such as your air conditioning system, heating system, plumbing system, electrical system, water heater, and ductwork
  • Platinum Care ($47.75 per month): Covers everything 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

Select Home Warranty’s coverage caps are lower for appliances and select systems. We outlined notable coverage caps below:

  • Appliances: Covered up to $500 per appliance
  • Air conditioning, heating, and HVAC: Covered up to $3,000 per plan term
  • Electrical and plumbing: Covered up to $500 per covered 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. Monthly premiums 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. Also excludes preexisting conditions

Select Home Warranty Reviews

Select Home Warranty holds a B- BBB rating. We looked through more than 1,000 Google and Trustpilot Reviews from existing customers. We found many customers enjoyed Select’s knowledgeable service providers. Others, however, disliked the difficulty to connect with a representative when filing a claim or making changes to their home warranty plan.

Get a quick quote: Visit Select Home Warranty’s site

Read more: Select Home Warranty Review



AFC Home Warranty

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

Why We Chose AFC Home Warranty

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

Benefits and Drawbacks


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

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

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


Coverage limitations: Doesn’t cover items with preexisting conditions

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

Plans, Pricing, and Availability

AFC HomeWarranty offers four plan options. Plans cost between $435 and $649 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–$40.55 per month): Covers essential appliances, such as your clothes washer and dryer, kitchen refrigerator, oven, range, cooktop, stove, dishwasher, garbage disposal, and garage door opener
  • Systems Plan ($43.17–$48.55 per month): Covers your water heater, air conditioning system, heating system, electrical system, plumbing system, and ductwork.
  • Gold Plan ($50–$51.95 per month): Combines the coverage of the two basic plans into one comprehensive package
  • 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
  • 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 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 holds a B rating* from the BBB. We reviewed hundreds of customer reviews on the BBB website and Google Reviews to determine that AFC has an overall positive rating from existing customers.

Positive reviews mention AFC Home Warranty’s friendly and knowledgeable customer service representatives and relatively short hold times. The biggest complaints customer reviews shared was coverage claims being denied due to technicalities. We recommend you review your service contract and plan options carefully with any provider before signing up.

Get a quick quote: Visit AFC Home Warranty’s site

Read more: AFC Home Warranty Review



Cinch Home Services

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

Why We Chose Cinch Home Services

We chose Cinch Home Services as a great choice for homeowners who don’t mind paying slightly higher service call fees for flexible monthly prices and a multitude of additional benefits. One of these additional benefits is a $25 air conditioner or refrigerator filter credit to encourage routine maintenance.

Benefits and Drawbacks


Extensive coverage: Cinch provides coverage for unknown preexisting conditions, as well as 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 service connections: 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


No roof-leak repair: Excludes roof-leak coverage

Limited additional 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 $480–$768 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 caps 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 3,000 combined reviews from BBB and Trustpilot. Many Cinch customers gave positive reviews to the company’s comprehensive coverage for items that typically aren’t covered by most home warranty providers. Inconsistent customer service experiences was a common customer complaint.

Read more: Cinch Home Services Review



Home Warranty Regulations in Massachusetts

Massachusetts regulates home warranties via its Department of Insurance (DOI). It outlines regulatory practices under Massachusetts Statute §§ 175, 146B–149F. The state requires all home warranty providers to file a $25,000 surety bond to confirm their financial well-being.

In addition to government oversight, home warranties self-regulate through industry associations. For example, the National Home Service Contract Association (NHSCA) is an industry organization that regulates member companies and provides consumer resources to homeowners. Arthur Chartrand, of counsel to the NHSCA, suggests signing up with member home warranty companies because their interests align with the NHSCA.



Do Home Warranties Cover Furnaces?

Home warranty providers cover furnaces. Most companies classify furnaces as part of the broader HVAC system category. Coverage can vary significantly depending on the provider. Generally, home warranties cover the essential components of a furnace, such as blower motors, heat pumps, ignitors, and thermostats. However, home warranties won’t cover cosmetic components such as flues, grills, and vents. We suggest reading your provider’s service contract to understand the terms, exclusions, and limitations.



Our Recommendation

A home warranty can suit your needs whether you recently purchased a new home or own an older one. We recommend American Home Shield due to its comprehensive coverage and plan flexibility. Liberty Home Guard offers coverage for a second heating and cooling system within its standard systems plan. Select Home Warranty provides generous HVAC coverage at an affordable rate. Before choosing a provider, we recommend pulling quotes from three providers and reading their sample contracts to compare costs, coverage options, and exclusions.



Massachusetts Home Warranty Companies FAQ

Do I need a home warranty when buying or selling a home?

You don’t need a home warranty when buying or selling a home. However, a home warranty can give peace of mind to a new homeowner by covering their new home’s systems and appliances within the length of the policy (typically the first year of homeownership). For home sellers, a home warranty adds an extra incentive for homebuyers to consider your home over others. It raises the value of your home and could lead to a quicker sale.

What are the benefits of a Massachusetts home warranty?

There are several benefits to a Massachusetts home warranty. The biggest benefit is that it could cover costly repairs or replacements of your home’s systems and appliances if you lack the funds to pay out of pocket. A home warranty also sends vetted service providers directly to your home, saving you time from sourcing a service provider on your own.

How long does it take for a home warranty to fix my issue?

Providers typically address claims within 48 business hours. Your home warranty provideru0026#8216;s response time may vary.

What is the average cost for a home warranty in Massachusetts?

A home warranty policy in Massachusetts costs an average of $53.70 monthly. Your monthly premium will vary depending on which provider you choose, your home’s location, and your selected plan.



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.