Best Home Warranty Companies in Utah (2024)

By Jesus Sanchez Garcia | March 4, 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.

A home warranty is a service contract designed to cover home systems and appliance breakdowns that occur due to normal wear and tear. Home warranties also connect you to reputable service technicians who are near your home to keep your downtime to a minimum.

Our team researched the best home warranty companies in the United States and determined the top providers in the state of Utah. We considered factors such as coverage limits, customer service, and additional perks before making our recommendations.

Top 5 Home Warranty Companies in Utah

Here are the providers we recommend for Utah homeowners:

All pricing information used in this article is based on a single-family home (smaller than 5,000 square feet) in Salt Lake City, Utah. Your pricing may vary depending on your home’s size and type, your location, and your add-on coverage and plan options.

Compare Utah’s Top Home Warranty Companies

Best For
BBB Rating
Monthly Cost
Service Fee
Best for Extensive Coverage
Best Add-On Variety
Flexible Coverage
Best Budget Coverage
Best for Systems Coverage
Star Rating Monthly Cost Service Fee BBB Rating Link
American Home Shield American Home Shield
$39.99–$79.99 $100–$125 B VISIT SITE
Liberty Home Guard Liberty Home Guard
$49–$60 $65–$125 NR VISIT SITE
Elite Home Warranty Elite Home Warranty
$55–$75 $70 A+ 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 $39.99–$79.99
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
Elite Home Warranty
Logo Elite Home Warranty
Star Rating
Monthly Cost $55–$75
Service Fee $70
BBB Rating A+
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

Liberty Home Guard

Coverage Overview

Liberty Home Guard (LHG) offers an extensive list of add-on coverage options, positive customer feedback, and solid coverage caps. LHG provides three home warranty plans: Appliance Guard, Systems Guard, and Total Home Guard.

LHG includes additional coverage for a second air conditioner and HVAC system in its standard plans, whereas most providers offer these as add-ons for an extra fee. LHG also extends a 60-day workmanship guarantee for completed repairs, which is double the industry standard of 30 days.

Liberty Home Guard assigns a service call fee from $65 to $125 based on your home’s type and size, your location, and your coverage and add-on selections.


Below are Liberty Home Guard’s plans and monthly prices:

Appliance Guard ($49.99 per month): The Appliance Guard covers built-in microwave ovens, ceiling and exhaust fans, clothes washers and dryers, dishwashers, garage-door openers, garbage disposals, ranges, ovens, cooktops, and refrigerators with built-in ice makers.

Systems Guard ($54.99 per month): The System Guard protects major systems, including air conditioning, electrical, heating and plumbing systems, ductwork, and water heaters.

Total Home Guard ($59.99 per month): The Total Home Guard covers all items listed in its Appliance Guard and Systems Guard plans, making it LHG’s most comprehensive coverage plan.

Read more: Liberty Home Guard Review

American Home Shield

Coverage Overview

American Home Shield (AHS) is our top home warranty recommendation offering extensive home appliance and system coverage. Its three protection plans are ShieldSilver, ShieldGold, and ShieldPlatinum. AHS’s comprehensive plans cover common household systems and appliances, such as trash compactors, hot and cold water dispensers, and more.

American Home Shield pairs the ShieldSilver and ShieldGold plans with a $5,000 coverage cap per covered system and $2,000 per covered appliance. Its ShieldPlatinum plan doubles the appliance coverage cap to $4,000 per covered item, plus adds roof-leak repair, unlimited refrigerant collection, and code violation coverage. Additionally, you can choose from two service call fees that range from $100 to $125 per filed claim. Your monthly premium will be lower if you choose a higher service call fee.


Below are American Home Shield’s plans and monthly prices:

ShieldSilver ($49.99–$69.99 per month): The ShieldSilver plan includes coverage for doorbells and chimes, garage-door openers, ceiling fans, ductwork, attic and built-in exhaust fans, faucets, toilets, whirlpool tub motor components, water heaters, heating units plus interior electrical lines, main breaker, fuse panel boxes, and re-key coverage. Covered systems include electrical, plumbing, air conditioning and heating systems, plumbing stoppages, and interior plumbing lines. 

ShieldGold ($69.99–$89.99 per month): The ShieldGold plan covers all items listed in the ShieldSilver plan plus built-in microwaves, clothes washers and dryers, dishwashers, garbage disposals, instant cold and hot water dispensers, ovens, cooktops, ranges, and refrigerators.

ShieldPlatinum ($99.99–$119.99 per month): The ShieldPlatinum plan protects home systems and appliances plus roof-leak coverage, plumbing system modifications, unlimited refrigerant, discounts on HVAC tune-ups, and an increased coverage cap of $4,000 per covered appliance.

Read more: American Home Shield Review

Select Home Warranty

Coverage Overview

Select Home Warranty is another recommendation for Utah homeowners. Select provides a generous coverage cap for heating and cooling systems. However, Select pairs other home systems and appliances with a lower coverage cap. With that said, Select offers one of the quickest response times to issues; it asserts it’ll send a vetted professional to your home within 12 hours of receiving your claim.  

In addition, Select allows you to file a claim within two days of discovering a breakdown, whereas other providers require you to file a claim immediately. Select includes roof-leak repair coverage in each plan, up to $400 of coverage annually.


Below are Select Home Warranty’s three plans with monthly prices:

Bronze Care ($44.42 per month): The Bronze Care plan includes coverage for built-in microwaves, clothes washers and dryers, dishwashers, garbage disposals, ovens, refrigerators, and stovetops.

Gold Care ($44.42 per month): The Gold Care plan protects ductwork, water heaters, cooling, heating, plumbing, and electrical systems.

Platinum Care ($47.75 per month): The Platinum Care plan combines everything in the Bronze Care and Gold Care plans into one comprehensive plan.

Read more: Select Home Warranty Review

First American Home Warranty

Coverage Overview

First American Home Warranty offers comprehensive home protection via generous coverage caps for each covered system and appliance. First American also offers discounts for select new appliances. Note that First American offers air conditioning coverage only as an add-on in its Starter Plan. However, it includes air conditioning coverage in its Essential and Premium plans. Additionally, First American provides service call fee flexibility via three service call fees.

With its First American Advantage upgrade, First American includes additional coverage for items most home warranties don’t cover. For example, the First American Advantage upgrade reimburses you for items and instances such as using cranes during installation, cosmetic damage to home appliances and systems, appliance removal fees, and local building permits coverage when required for replacing appliances. It bundles this upgrade with its Essential and Premium plans.


Below are First American’s home warranty coverage options and monthly costs.

Starter Plan ($42–$57 per month): It protects home appliances and systems such as built-in microwaves, dishwashers, ductwork, electrical, heating, and plumbing systems, oven/cooktop, plumbing stoppages, and refrigerators. It pairs this plan with a $3,500 coverage cap per covered appliance and an unlimited cap per covered system.

Essential Plan ($52–$67 per month): The Essential Plan covers Starter Plan items, plus air conditioning, ceiling/attic/exhaust fans, clothes washers, clothes dryers, the First American Advantage upgrade, garage-door openers, trash compactors, and water heaters.

Premium Plan ($67–$82 per month): This plan includes Essential Plan items and adds central vacuum, full garage-door systems, instant hot water dispensers, and luxury appliance coverage. It increases appliance coverage caps to $7,000 per covered appliance.

Read more: First American Home Warranty Review

AFC Home Warranty

Coverage Overview

AFC Home Warranty is another solid choice due to its flexible plan and service call fee options. AFC also provides an unlimited workmanship guarantee per covered repair for the length of your plan, whereas the industry standard is 30 days.  

Additionally, AFC Home Warranty offers an unlimited coverage cap for air conditioning and heating systems, plus $3,000 per covered appliance. However, AFC limits coverage caps for certain systems, such as plumbing. Also, covered items older than five years are subject to a depreciated value based on items of similar value. 


Below are AFC Home Warranty’s four plans with monthly prices:

Silver Plan ($41.50–$46.83 per month): The Silver Plan covers appliances, including clothes washers and dryers, dishwashers, garage-door openers, garbage disposals, ovens, ranges, stovetops, and refrigerators.

Systems Plan ($49.50–$54.83 per month): The Systems Plan covers major systems, such as ductwork, air conditioning, electrical, plumbing, and heating systems, plus water heaters.

Gold Plan ($57.50–$62.83 per month): The Gold Plan bundles home appliance and systems coverage. 

Platinum Plan ($62.83–$68.17 per month): The Platinum Plan includes all items listed in the Gold Plan, plus built-in microwaves, faucets, ice makers, and plumbing stoppages.

Read more: AFC Home Warranty Review

Home Warranty Regulations in Utah

Utah’s Department of Insurance (DOI) regulates Utah home warranties. To safeguard consumers, the DOI requires home warranty providers to deposit a bond letter of up to $100,000 with the DOI. Providers must also adhere to an annual financial reporting cadence with the DOI to ensure it is in good standing.

If you own a home warranty policy and believe your provider has not honored your contract, you can file a complaint with the DOI’s Property and Casualty Division.

Home warranties self-regulate via industry associations alongside government oversight. 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 regarding sound business practices.

Understanding Home Warranty Fine Print

No home warranty company includes coverage for every home item, and coverage varies by provider and plan. Therefore, it is crucial to be aware of what your provider outlines in the fine print of your contract to avoid surprises when you file a claim.  

Covered Items

Home warranty companies typically cover your home’s most essential home systems and appliances, such as plumbing systems and stovetops. Providers also cover the core components necessary for an item to function correctly. For example, your refrigerator’s compressor is considered a core component.  

Excluded Items

Generally, most home warranty companies don’t cover items that aren’t essential to a system or appliance’s basic functions. For example, cosmetic damage coverage, such as broken appliance knobs or dials, is typically excluded. Miscellaneous items, instances, and fees, such as roof attachments, appliance removal, and rot repair, are also typically excluded.

Our Recommendation

Our team recommends American Home Shield since provides extensive systems and appliance coverage along with rust, corrosion, and sediment damage. Liberty Home Guard is our second recommendation because of its reputable customer service and generous coverage caps. Our final pick, First American Home Warranty, offers comprehensive coverage at a fair price. 

We recommend you request quotes from at least three providers to compare coverage options and costs for your Utah home.

Utah Home Warranty Companies FAQ

How is a home warranty different from a homeowners insurance policy?

A home insurance policy covers items in your home damaged by incidents such as theft, fire, or storms. A home warranty covers items in your home that fail due to normal wear and tear. Having both policies in place could save you a significant amount in repairs because they provide complementary coverage.

Do home warranty companies guarantee their work?

Yes, reputable home warranty providers offer a workmanship guarantee for completed home repairs. The industry standard is a 30-day guarantee. If a repaired item breaks down during the 30 days, your provider will send a service technician to fix it for free (no additional service call fee). Some providers, such as Liberty Home Guard and AFC Home Club, offer a longer workmanship guarantee than the industry standard for added peace of mind.

How often do I have to pay my service call fee?

Typically you are required to pay your provider’s service call fee each time you file a new claim. However, reputable providers won’t charge an extra service call fee if your completed repair has issues again within 30 days. Certain providers extend their repair guarantee past the industry standard of 30 days. 

Why is there a waiting period before my home warranty coverage begins?

Most home warranty companies have a waiting period of 30 days before coverage begins because they want to ensure a breakdown that you file a claim for isn’t a preexisting condition. Like any other type of insurance company, home warranty providers won’t cover an item that is broken down prior to purchasing coverage.

Do home warranty companies cover furnaces?

Yes, many home warranty providers offer furnace coverage in their base plans. However, it is important to note that each provider offers different coverage limits for furnace systems. You should check your provider’s service contract for the extent of coverage.

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.