Best Home Warranty Companies in Washington (2024)

By Jesus Sanchez Garcia Updated December 18, 2023

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.

Your home’s roof can wear out quickly in Washington’s rainy weather. Most reputable home warranties offer roof-leak coverage plus protection for your home’s major systems and appliances. They can also connect you with vetted contractors, saving you time otherwise spent searching for one yourself. We reviewed the best home warranty companies nationwide and chose the best options in Washington.


The Top 5 Home Warranty Companies in Washington

Based on our comprehensive review standards, we rated the following home warranty companies on coverage limits, plans, pricing, and service reputability. Check out our top Washington home warranty providers:

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 Washington’s 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 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


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


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–$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): 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 ($49.99–$64.50 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–$74.50 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 June 2023

Liberty Home Guard

Best Add-On Variety
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


➕ Unique coverage: LHG offers more than 38 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


➖ 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 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 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

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

AFC Home Warranty

Best Membership Perks
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


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


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 $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 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.

Cinch Home Services

Best Coverage Variety
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


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


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 $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 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.


Best for Specific Needs
Monthly Cost : $29–58 Service Fee : $0–$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


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.


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 ($4.99 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 ($6.99 per month): Covers water heater repairs up to $850
  • Exterior Water Service Line Coverage ($7.95 per month): Covers exterior water service lines and exterior water service line restoration up to $7,000
  • Water Heater Repair and Replacement Plan ($8.99 per month): Extends the coverage of the Water Heater Repair plan to include replacement (Coverage cap is $850)
  • Interior Electrical Line Coverage ($11.99 per month): Covers up to $1,000 in your interior electrical line repairs
  • Exterior Sewer/Septic Line Coverage ($12.98 per month): Covers exterior sewer/septic lines and exterior sewer/septic line restoration up to $10,000
  • 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
  • Exterior Pipe Plan ($15.99 per month): Covers your exterior water service line, exterior water service line restoration, exterior sewer/septic line, and exterior sewer/septic line restoration up to $10,000
  • Interior Plumbing and Drainage System ($18.99 per month): Covers interior plumbing and drainage up to $2,000
  • Heating and Cooling Plan ($19.99 per month): Covers your heating and cooling system up to $10,000
  • Home Plumbing and Drainage Coverage ($21.98 per month): Covers your exterior sewer/septic line, exterior sewer/septic line restoration, interior plumbing, interior drainage, and drain cleaning up to $12,000. The exterior sewer/septic line is eligible for up to $7,000 in coverage, and the interior plumbing is eligible for up to $5,000.
  • 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
  • Complete Plumbing Plan ($41.99 per month): Covers your exterior water service line, exterior sewer/septic line, exterior sewer/septic line restoration, interior plumbing, interior drainage, drain cleaning, interior gas line, exterior gas line, and water heater repair up to $10,000
  • TotalHome Warranty Appliances ($48.33 per month): Covers your refrigerator, clothes washer, clothes dryer, range, dishwasher, built-in microwave, trash compactor, and garage door opener up to $1,500 per appliance
  • Interior Protection Plan ($55.99 per month): Covers your interior plumbing, interior drainage, interior gas line, exterior gas line, interior electrical line, cooling system, heating system, and water heater repair up to $10,000
  • TotalHome Warranty Combo ($58.33 per month): Covers your refrigerator, clothes washer, clothes dryer, range, dishwasher, built-in microwave, trash compactor, garage door opener, interior plumbing, interior electrical lines, cooling system, heating system, water heater repair, heat pump, ductwork, garbage disposal, attic and ceiling fans, doorbell system, and central vacuum system. Each built-in system and appliance is covered up to $1,500.
  • Premium Home Protection Plan ($69.99 per month): Covers your exterior water service line, exterior sewer/septic line, interior plumbing, interior drainage, interior gas line, drain cleaning, exterior gas line, interior electrical line, exterior electrical line, cooling system, heating system, and water heater repair up to $10,000. Each item is covered up to $2,500.
  • 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.


Home Warranty Regulations in Washington

The state of Washington has two government bodies that oversee home warranties. The first is the Department of Finance. It outlines regulatory practices under Washington Statute §§ 48.110.010–48.110.901. The second is the Office of the Insurance Commissioner. This government body provides resources to consumers who buy home warranties. For example, it answers frequently asked questions and provides a complaint form and access to a business license database where consumers can look up a provider and confirm it is licensed in the state. 

Home warranties self-regulate via industry associations. For instance, the National Home Service Contract Association (NHSCA) is an industry organization that oversees member companies. The NHSCA can expedite consumer complaints by contacting the upper management of member companies.


Do Home Warranties Cover Roof Leaks?

Most home warranty companies offer roof-leak coverage. However, coverage can vary widely depending on the provider. Generally, home warranties cover roofs over an occupied living area. There are limits to the type of roof material a provider will cover. For example, most providers cover shake and composition shingles. They don’t cover decks, metal roofs, patios, roof replacements, skylights, or solar equipment. We suggest reading your provider’s sample contract to understand the exact terms of coverage.


Our Recommendation

Protecting your Washington home involves more than just routine maintenance. Take the surprise out of an unexpected system or appliance breakdown with a home warranty. Consider Liberty Home Guard for its lengthy workmanship guarantee. American Home Shield is a solid choice if you want total home protection. Finally, AFC Home Club makes sense for those who want contractor flexibility. We suggest pulling quotes from three providers to compare coverage options, costs, and limits.


Washington Home Warranty Companies FAQ

Do home warranties cover broken home items?

All home warranty providers require your home items to be in working condition before providing coverage. You can file a claim if a covered item breaks after your initial waiting period.

Is a home warranty worth it for an older home?

A home warranty could be worth it for an older home with aged appliances and home systems because those items will likely break down from wear and tear. A home warranty isn’t worth it, however, if your home systems and appliances have preexisting conditions, as many providers exclude these. If you want coverage for items with preexisting conditions, American Home Shield covers certain preexisting conditions, and it does not require a home inspection before beginning coverage.

What are the benefits of a home warranty in Washington?

The major benefit of a home warranty in Washington is financial protection for a home system or major appliance breakdown. As a homeowner, a home warranty protects your savings account and provides convenience by connecting you with a service technician when a covered appliance or system malfunctions.

Do home warranty companies cover furnaces?

Yes, many home warranty providers offer furnace coverage in their base plans. However, each provider offers different coverage limits for furnace systems. Therefore, it’s important to 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.