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Expert Reviewed
| ContributorHome warranty companies help protect your house and wallet from unexpected repair bills resulting from just simply living in your home. Similar to home insurance, a home warranty is a contract agreement in which the home warranty company will repair or replace home and system equipment when needed in exchange for a monthly premium.
Unlike homeowner’s insurance which protects your home from the cost of natural disasters and unforeseen events, home warranties protect against normal wear and tear of appliances, HVAC, plumbing, electrical and other items in and around the house.
AFC Home Warranty takes our number one spot scoring 4.7 out of 5 stars against our home warranty company methodology metrics by offering the most available coverage plan options and a comprehensive list of additional protection choices. With so many options for homeowners to choose from, we love that AFC Home Warranty makes itself available and useful for a wide range of home warranty plans. The company also offers options outside of standard single-family house coverages, further securing its position as our best home warranty company.
We know that dozens of home warranty plans are available to homeowners, and sorting through all the fine print to choose one right for your house can be frustrating. That’s why we’ve evaluated the top companies with comprehensive plans and compiled this list of the best home warranty companies to help you make an informed decision based on your home and budget needs.The Forbes Home team is committed to bringing you independent, unbiased ratings and information. We use data and expert advice to inform all of our content. Plus, our advisory board of licensed professionals fact-checks and reviews our content for accuracy and relevancy. You can read more about our editorial guidelines for the ratings below.
Featured Partners
1
Select Home Warranty
Plans Available
3
Response Time
Great
Number of States
46 + District of Columbia
2
Choice Home Warranty
Plans Available
2
Response Time
Excellent
Number of States
49 + District of Columbia
3
American Home Shield
Plans Available
3
Response Time
Excellent
Number of States
48 + District of Columbia
4
AFC Home Warranty
Plans Available
4
Response Time
Excellent
Number Of States
47 excl. WA, HI and CA
Key Takeaways
We compared the ratings and costs of our top home warranty companies after completing our research and analysis across criteria including service fees, plans and coverage, add-ons covered, years in business and customer reviews and experiences.
| Company | Company - Logo | Forbes Home Rating | Forbes Advisor Rating | Best For | Monthly Service Fee | Learn More CTA text | Learn more CTA below text | Learn More |
|---|---|---|---|---|---|---|---|---|
| AFC Home Warranty |  | 4.7 |  | Best Overall | $41.83 - $152.20 | Get A Free Quote | On AFC's Website | |
| Liberty Home Guard |  | 4.7 | | Best Add-On Coverages | $54.99 | Get A Free Quote | On Liberty Home Guard's Website | |
| American Home Shield |  | 4.5 | | Best Value Options | $29.99 - $89.99 | Get A Free Quote | On American Home Shield's Website | |
| Cinch Home Services |  | 4.5 |  | Best Response Time | $30.99 (varies by plan and state) | Get A Free Quote | On Cinch's Website | |
| ARW Home |  | 4.3 | | Best Pricing Structure | $84.99 | Learn More | Read Forbes' Review | |
| The Home Service Club |  | 4.3 | | Best for Older Homes | $51.25 | Get A Free Quote | On The Home Service Club's Website | |
| Choice Home Warranty |  | 4.3 | | Most Straightforward | $46.83 - $54.75 | Get A Free Quote | On Choice Home Warranty's Website | |
| Home Warranty of America (HWA) |  | 4.2 |  | Best for Unique Home Features | $46.06 - $57.92 | Get A Free Quote | On HWA's Website | |
| 2-10 Home Buyers Warranty |  | 4.2 | | Most Budget-Friendly Plan | $27.00 | Learn More | Read Forbes' Review | |
| First American Home Warranty |  | 4.2 |  | Best for High Coverage Maximums | $62.00 - $87.00 | Get A Free Quote | On First American's Website |
Best Overall
Best Overall
AFC Home Warranty
We picked AFC Home Warranty as our top recommendation because of its extensive selection of coverage plans, alongside an impressive array of options for additional protection, ensuring homeowners have access to a wide variety of warranty solutions. We appreciated AFC Home Warranty’s versatility, offering plans beyond the traditional single-family home coverages and catering to diverse homeowner needs.
AFC Home Warranty offers four coverage plan options and several add-on coverages to provide some of the most comprehensive home warranty protections available. All four plan options allow customers to choose from three service fee levels—$75, $100 and $125. Family emergency services and partner company discounts are also available with some plans.
AFC customers can choose their service technicians for repairs or replacements. The company promises a response time of between 24 and 48 hours under normal circumstances and keeps its service request lines open 24/7.
Separate plan pricing is available for condominium coverages, and we like that customers can choose from a month-to-month payment plan or various annual contract lengths. However, canceling a contract before completion incurs a $75 cancellation fee and a prorated refund.
Why We Like It: AFC Home Warranty shines with its unparalleled array of coverage plans. All four plan options allow customers to choose from three service fee levels—$75, $100 and $125. Family emergency services and partner company discounts are also available with some plans. AFC customers can choose their service technicians for repairs or replacements. Under normal circumstances, the company promises a response time of between 24 and 48 hours and keeps its service request lines open 24/7.
What We Don’t Like: While AFC Home Warranty scores high in many areas, its discounts and transparency around certain fees could be improved. For example, canceling a contract before completion incurs a $75 cancellation fee and a prorated refund.
Who It’s Best For: Homeowners seeking extensive coverage options and additional protection plans. Those who value a wide selection of plans, including coverage beyond traditional single-family homes, will find AFC to be an excellent match.
Learn more: AFC Home Warranty review
Editor’s note: AFC Home Warranty doesn’t have enough consumer reviews to rank or rate consumer sentiment adequately. As additional data accumulates, we will include the Consumer Sentiment Index analysis for AFC Home Warranty in this space.
You can add extra services and coverage for the following items and systems:
Best Add-On Coverages
Best Add-On Coverages
Liberty Home Guard
Offering a range of plans that cover everything from appliances to home systems, Liberty Home Guard has made a name for itself as a dependable home warranty provider. Known for its excellent customer service, Liberty Home Guard responds quickly to customer needs and ensures issues are resolved efficiently. Customers particularly appreciate the flexibility in customizing plans and the ease of use of their online platform, which simplifies managing plans and filing claims. Overall, reviews of Liberty Home Guard are positive, often highlighting the company’s reliability.
We think Liberty Home Guard stands out from the crowd by offering over two dozen add-on coverage options. The company also provides your choice of three comprehensive appliances, systems and combined service plans, all of which come with service fees of between $65 and $125.
According to our reach the company enjoys high overall customer ratings, including high marks from Google and Trustpilot and high average scores across several other platforms.
In some cases, Liberty Home Guard customers can choose their own contractors. However, the company must approve them first and highly recommends using one of its more than 10,000 vetted technicians for repairs and replacements.
Why We Like It: We think Liberty Home Guard stands out from the crowd by offering over two dozen add-on coverage options. The company also offers your choice of three comprehensive appliances, systems and combined service plans, all of which have service fees between $65 and $125. Its digital platform is also straightforward, making it convenient for customers to manage their accounts, file claims, and access services online at any time.
What We Don’t Like: While Liberty Home Guard offers great service, their plans can be on the pricier side compared to competitors. Also, some customers have noted limitations in coverage for certain items or situations, which might not be immediately clear from the plan details.
Another downside is that while Liberty Home Guard customers can choose their own contractors, the company must approve them first and highly recommends using one of its more than 10,000 vetted technicians for repairs and replacements.
Who It’s Best For: It’s ideal for those who prefer managing their home maintenance needs through a user-friendly digital platform and who are willing to pay a bit more for excellent customer service and comprehensive plan options.
Learn more: Liberty Home Guard review
Liberty Home Guard hosts mixed user reviews. Though some reviews discuss claim denials and lack of coverage for essential repairs, other customers praised the provider for the easy sign-up process and top-notch customer service. Other company concerns include deceptive practices and inadequate payouts, despite positive interactions with representatives.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Liberty Home Guard hosts mixed user reviews. Though some reviews discuss claim denials and lack of coverage for essential repairs, other customers praised the provider for the easy sign-up process and top-notch customer service. Other company concerns include deceptive practices and inadequate payouts, despite positive interactions with representatives.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Coverage and Exclusions
🟢 18% Positive; 🟡 3% Neutral; 🔴 78% Negative
Relative to other insurers, Liberty Home Guard is ranked 2 out of 8 for Coverage and Exclusions.
Contract Terms and Conditions
🟢 26% Positive; 🟡 5% Neutral; 🔴 69% Negative
Ranked 1 out of 8
Cost and Plan Options
🟢 54% Positive; 🟡 0% Neutral; 🔴 46% Negative
Ranked 1 out of 8
Reputation and Customer Reviews
🟢 77% Positive; 🟡 1% Neutral; 🔴 22% Negative
Ranked 1 out of 8
Service Response Time
🟢 70% Positive; 🟡 4% Neutral; 🔴 26% Negative
Ranked 1 out of 8
Coverage and Exclusions
🟢 18% Positive; 🟡 3% Neutral; 🔴 78% Negative
Relative to other insurers, Liberty Home Guard is ranked 2 out of 8 for Coverage and Exclusions.
Contract Terms and Conditions
🟢 26% Positive; 🟡 5% Neutral; 🔴 69% Negative
Ranked 1 out of 8
Cost and Plan Options
🟢 54% Positive; 🟡 0% Neutral; 🔴 46% Negative
Ranked 1 out of 8
Reputation and Customer Reviews
🟢 77% Positive; 🟡 1% Neutral; 🔴 22% Negative
Ranked 1 out of 8
Service Response Time
🟢 70% Positive; 🟡 4% Neutral; 🔴 26% Negative
Ranked 1 out of 8
You can add extra services and coverage for the following items and systems:
Best Value Options
Best Value Options
American Home Shield
American Home Shield stands as one of the pioneers in the home warranty industry, with a legacy of over 50 years of service. Its plans are designed to accommodate the varied needs of different homeowners, from essential appliance protection to all-inclusive coverage for nearly every system in the home.
American Home Shield stands out by its promise to cover items regardless of age, making it a preferred choice for owners of older homes who might struggle with frequent repairs.
With service plans starting at under $30 per month and high coverage maximums up to $6,000, still with competitive pricing, American Home Shield offers some of the best value pricing in our review.
The company offers three plan options that combine coverages for appliances, home systems and various maintenance needs. Plans even include some pre-existing condition repair solutions, code violation fixes and rust and corrosion coverages.
American Home Shield offers its plans and a few add-on coverages with service fee levels ranging from $100 to $125 and is available everywhere except Alaska and Washington, D.C. The company encourages using its network of contractors for repairs and replacements. However, with pre-approval, customers can sometimes use their technicians, which we noted as a plus.
Why We Like It: To start, American Home Shield offers plans starting at under $30 per month, with coverage limits reaching up to $6,000 per item, providing exceptional value. Its comprehensive plans also include coverage for pre-existing conditions, code violations, and even rust and corrosion, which are often excluded by other providers. Moreover, you can choose your service call fee, ranging from $100 to $125, adding an element of flexibility to control costs.
What We Don’t Like: Some customers do report increased costs upon renewal. Also, although the option to use personal technicians is available with pre-approval, the primary reliance on their contractor network could be restrictive.
Who It’s Best For: American Home Shield is best suited for homeowners who want comprehensive coverage across a wide range of home systems and appliances, including those with older homes or homes with existing issues like rust or code violations.
Learn more: American Home Shield review
American Home Shield receives predominantly negative feedback from users, who often express dissatisfaction with customer service and the quality of the service providers. Many customers report long wait times for repairs, denied claims and an unhelpful support team, leading to frustration and mistrust in the company.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
American Home Shield receives predominantly negative feedback from users, who often express dissatisfaction with customer service and the quality of the service providers. Many customers report long wait times for repairs, denied claims and an unhelpful support team, leading to frustration and mistrust in the company.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Contract Terms and Conditions
🟢 1% Positive; 🟡 1% Neutral; 🔴 97% Negative
Relative to other insurers, American Home Shield is ranked 4 out of 8 for Contract Terms and Conditions.
Service Response Time
🟢 11% Positive; 🟡 1% Neutral; 🔴 87% Negative
Ranked 4 out of 8
Cost and Plan Options
🟢 6% Positive; 🟡 1% Neutral; 🔴 93% Negative
Ranked 5 out of 8
Reputation and Customer Reviews
🟢 14% Positive; 🟡 1% Neutral; 🔴 85% Negative
Ranked 4 out of 8
Coverage and Exclusions
🟢 9% Positive; 🟡 0% Neutral; 🔴 91% Negative
Ranked 4 out of 8
Contract Terms and Conditions
🟢 1% Positive; 🟡 1% Neutral; 🔴 97% Negative
Relative to other insurers, American Home Shield is ranked 4 out of 8 for Contract Terms and Conditions.
Service Response Time
🟢 11% Positive; 🟡 1% Neutral; 🔴 87% Negative
Ranked 4 out of 8
Cost and Plan Options
🟢 6% Positive; 🟡 1% Neutral; 🔴 93% Negative
Ranked 5 out of 8
Reputation and Customer Reviews
🟢 14% Positive; 🟡 1% Neutral; 🔴 85% Negative
Ranked 4 out of 8
Coverage and Exclusions
🟢 9% Positive; 🟡 0% Neutral; 🔴 91% Negative
Ranked 4 out of 8
You can add extra services and coverage for the following items and systems:
Best Response Time
Best Response Time
Cinch Home Services
Cinch Home Services stands out for its extensive coverage options that go beyond typical wear and tear, including rust and corrosion and even unknown pre-existing conditions. Cinch is also committed to high service standards, with a promise of a 180-day workmanship guarantee on repairs, which is significantly longer than many competitors. On top of that, plans are customizable with different service fee options, allowing homeowners to choose the balance between monthly premiums and per-visit costs that works best for them.
Cinch Home Services has a long service history dating back to 1979. Formerly known as Cross Country Home Services, the company offers two service plans that cover systems and a combination of both, plus a handful of additional service options.
We noted that deductibles are slightly higher than those of some competitors, ranging from $100 to $150. However, Cinch’s most comprehensive plan, the Complete Home option and offers competitive pricing for its substantial protection benefits.
Why We Like It: Cinch stands out for including unique perks like a $500 reimbursement towards a homeowner’s insurance deductible. We also appreciate its 180-day workmanship guarantee, which is above industry standard.
What We Don’t Like: It’s worth noting Cinch’s service fees range from $100 to $150, which are slightly higher than some of their competitors. This could be a drawback for budget-conscious homeowners. Moreover, customers do not have the option to choose from third-party contractors, which might be concerning for those who prefer having a say in who enters their home for repairs.
Who It’s Best For: Cinch Home Services is best suited for homeowners who value extensive coverage and the peace of mind that comes with long-term workmanship guarantees. Homeowners who are less concerned about the higher service fees and contractor selection flexibility will find Cinch’s offerings particularly attractive.
Learn more: Cinch Home Services review
Cinch Home Services has a largely negative consumer index, and users have overall reported a less-than-satisfactory experience. Common issues mentioned in reviews include poor customer service and support, a lack of timely repairs and narrow coverage for necessary repairs and replacements. Users have indicated that these frustrations have led to out-of-pocket expenses.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Cinch Home Services has a largely negative consumer index, and users have overall reported a less-than-satisfactory experience. Common issues mentioned in reviews include poor customer service and support, a lack of timely repairs and narrow coverage for necessary repairs and replacements. Users have indicated that these frustrations have led to out-of-pocket expenses.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Cost and Plan Options
🟢 1% Positive; 🟡 0% Neutral; 🔴 99% Negative
Relative to other insurers, Cinch Home Services is ranked 8 out of 8 for Cost and Plan Options.
Service Response Time
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 8 out of 8
Reputation and Customer Reviews
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 7 out of 8
Coverage and Exclusions
🟢 1% Positive; 🟡 0% Neutral; 🔴 99% Negative
Ranked 7 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
Cost and Plan Options
🟢 1% Positive; 🟡 0% Neutral; 🔴 99% Negative
Relative to other insurers, Cinch Home Services is ranked 8 out of 8 for Cost and Plan Options.
Service Response Time
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 8 out of 8
Reputation and Customer Reviews
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 7 out of 8
Coverage and Exclusions
🟢 1% Positive; 🟡 0% Neutral; 🔴 99% Negative
Ranked 7 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
You can add extra coverage for the following items and systems:
*All plans are subject to terms, conditions and limitations in your service plan agreement. Deductible due at time of service call. Non-covered charges may apply to certain repairs and replacements. Coverage and pricing may vary by state. Sales tax may apply.
Best Pricing Structure
Best Pricing Structure
ARW Home
The strength of ARW Home lies in its ability to offer customizable plans that can be tailored to fit the specific requirements of different homeowners. Whether it’s basic appliance coverage or extensive system protection, they provide a range of options that can be adjusted according to individual preferences.
Among their standout features are their competitive pricing, no age restrictions on covered items, and a commitment to no hidden fees, which enhances the overall transparency of their services. Additionally, ARW Home offers unique perks such as discounts on appliances and a flexible cancellation policy, which add considerable value for their customers.
ARW Home offers three service plans, including one for appliances, one for home systems and one that combines the two and adds a few extra coverages. We like that ARW offers all its plans at a single service fee price tier of $55.
Customers have several options when choosing ARW: choose from using one of ARW’s contractor technicians for repairs or replacements, or choose your own properly licensed technician. Manufactured homes and condominiums are coverable with ARW, which is available in all 50 states.
Choose from a quarterly or annual contract length and expect response times of 24 hours in an emergency or 48 hours for standard service calls. Cancellation fees for terminating a contract are $49.
Why We Like It: ARW’s three-tiered service plans provide comprehensive coverage options for appliances, home systems, and a combination of both with added coverages. The simplicity of a single service fee of $55 across all plans makes budgeting straightforward and transparent for homeowners.
Another significant advantage of ARW is the option to use one of their contractor technicians or to choose your own licensed technician for repairs or replacements. Moreover, it offers the choice between quarterly or annual contract lengths to give you the commitment level that best suits your needs.
What We Don’t Like: While ARW scores highly in many areas, the $49 cancellation fee for terminating a contract could be a drawback for some
Who It’s Best For: ARW Home is best suited for homeowners seeking comprehensive and customizable home warranty coverage with a straightforward pricing model. It’s particularly appealing to those who value the flexibility of choosing their service technicians and need coverage that extends to diverse types of properties, including manufactured homes and condominiums.
Learn more: ARW Home review
ARW Home has a variety of mixed user reviews. Some reviews express appreciation with the company’s prompt service, effective repairs and helpful customer support. However, other reviews focus on concerns with longer wait times, communication gaps, denied claims and vague coverage details. Many users express dissatisfaction with the company’s failure to honor claims and the perceived lack of transparency in their policies.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
ARW Home has a variety of mixed user reviews. Some reviews express appreciation with the company’s prompt service, effective repairs and helpful customer support. However, other reviews focus on concerns with longer wait times, communication gaps, denied claims and vague coverage details. Many users express dissatisfaction with the company’s failure to honor claims and the perceived lack of transparency in their policies.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Service Response Time
🟢 59% Positive; 🟡 4% Neutral; 🔴 37% Negative
Relative to other insurers, ARW Home is ranked 2 out of 8 for Service Response Time.
Reputation and Customer Reviews
🟢 74% Positive; 🟡 1% Neutral; 🔴 25% Negative
Ranked 2 out of 8
Coverage and Exclusions
🟢 13% Positive; 🟡 0% Neutral; 🔴 87% Negative
Ranked 3 out of 8
Cost and Plan Options
🟢 29% Positive; 🟡 0% Neutral; 🔴 71% Negative
Ranked 3 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 7% Neutral; 🔴 93% Negative
Ranked 3 out of 8
Service Response Time
🟢 59% Positive; 🟡 4% Neutral; 🔴 37% Negative
Relative to other insurers, ARW Home is ranked 2 out of 8 for Service Response Time.
Reputation and Customer Reviews
🟢 74% Positive; 🟡 1% Neutral; 🔴 25% Negative
Ranked 2 out of 8
Coverage and Exclusions
🟢 13% Positive; 🟡 0% Neutral; 🔴 87% Negative
Ranked 3 out of 8
Cost and Plan Options
🟢 29% Positive; 🟡 0% Neutral; 🔴 71% Negative
Ranked 3 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 7% Neutral; 🔴 93% Negative
Ranked 3 out of 8
You can add extra services and coverage for the following items and systems:
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website 
Best for Older Homes
Best for Older Homes
The Home Service Club
The Home Service Club (HSC) offers two main plans with options to add coverage for additional items such as pools, spas, and specialty appliances. One of HSC’s key features is that they do not require a home inspection to begin coverage. Moreover, HSC is known for its prompt response to claims, typically initiating service within 24-48 hours of a claim being reported.
The Home Service Club offers just two residential home protection plan choices. However, the company also offers its services to real estate professionals and home sellers to enhance home buying and selling appeal.
The two normal plans include a standard coverage plan and a comprehensive plan. Both plans, plus the professional ones, come with service fee levels of between $65 and $125 and a long list of available add-on coverages.
The Home Service Club provides service in all 50 states and offers a grace period of 30 days before a $45 fee applies to cancel the contract if desired.
Why We Like It: While The Home Service Club offers just two primary residential home protection plans—Standard and Comprehensive—their range of available add-ons is impressive. We like that it also caters to real estate professionals and home sellers, providing specialized services to enhance the appeal of properties on the market.
What We Don’t Like: The range in service fees from $65 to $125 might be a bit wide for some customers, especially those who prefer a more predictable cost structure. Also, while HSC offers a 30-day grace period for cancellations, the subsequent $45 cancellation fee might deter some homeowners from opting into the service due to the potential extra cost if they decide it’s not the right fit.
Who It’s Best For: The Home Service Club is best suited for homeowners who want a clear choice between basic and comprehensive coverage with the option to extensively customize their plans through add-ons. It’s also ideal for those involved in real estate transactions, such as home sellers and real estate professionals, who can leverage these warranties to increase property appeal.
Learn more: Home Service Club review
The Home Service Club hosts significantly negative user reviews, which express deep dissatisfaction with elements like poor customer service and difficulties in claim resolutions. Many users reported having issues with delays in service and denied claims. A few positive reviews mention efficient service and helpful customer support, but these are overshadowed by the frequent negative experiences reported by most customers.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
The Home Service Club hosts significantly negative user reviews, which express deep dissatisfaction with elements like poor customer service and difficulties in claim resolutions. Many users reported having issues with delays in service and denied claims. A few positive reviews mention efficient service and helpful customer support, but these are overshadowed by the frequent negative experiences reported by most customers.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Service Response Time
🟢 31% Positive; 🟡 0% Neutral; 🔴 69% Negative
Relative to other insurers, The Home Service Club is ranked 3 out of 8 for Service Response Time.
Reputation and Customer Reviews
🟢 28% Positive; 🟡 0% Neutral; 🔴 72% Negative
Ranked 3 out of 8
Cost and Plan Options
🟢 44% Positive; 🟡 0% Neutral; 🔴 56% Negative
Ranked 2 out of 8
Coverage and Exclusions
🟢 32% Positive; 🟡 0% Neutral; 🔴 68% Negative
Ranked 1 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
Service Response Time
🟢 31% Positive; 🟡 0% Neutral; 🔴 69% Negative
Relative to other insurers, The Home Service Club is ranked 3 out of 8 for Service Response Time.
Reputation and Customer Reviews
🟢 28% Positive; 🟡 0% Neutral; 🔴 72% Negative
Ranked 3 out of 8
Cost and Plan Options
🟢 44% Positive; 🟡 0% Neutral; 🔴 56% Negative
Ranked 2 out of 8
Coverage and Exclusions
🟢 32% Positive; 🟡 0% Neutral; 🔴 68% Negative
Ranked 1 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
You can add extra services and coverage for the following items and systems:
Most Straightforward
Most Straightforward
Choice Home Warranty
Choice Home Warranty (CHW) is a well-regarded provider in the home warranty industry. CHW simplifies the decision-making process with two core plans: the Basic Plan and the Total Plan. The Basic Plan covers essential home appliances and systems, while the Total Plan offers extended coverage that includes air conditioning, refrigerators, and washers.
One of Choice Home Warranty’s strengths lies in its transparent pricing structure and reasonable service call fees. The company also frequently offers promotional deals and discounts, especially for new customers and multiple-year coverage plans, enhancing the overall value of its services.
Additionally, their lack of coverage limitations on older appliances and systems is a significant advantage for many homeowners.
Offering two service plans at a single service fee level of $100 keeps things simple when choosing Choice Home Warranty. While having just two plan options can be somewhat limiting, we like that the company offers a solid list of additional coverages to help customize each plan.
Besides the pair of residential plans that include a basic option or a more comprehensive plan, Choice Home Warranty also offers professional plans for home sellers and buyers to help add selling value to a house.
The company offers price discounts for veterans and military personnel and offers a 30-day trial before a $50 cancellation fee becomes applicable. Coverage options are also available for mobile homes and condos.
Why We Like It: Choice Home Warranty (CHW) keeps it straightforward with two primary service plans, each with a fixed service fee of $100. This simplicity helps homeowners easily choose a plan without the complexity of varying fees. It also provides specialized plans for home sellers and buyers, which is a notable benefit for real estate transactions.
Moreover, a 30-day trial period before a $50 cancellation fee applies offers new customers the opportunity to experience CHW’s services with less risk.
What We Don’t Like: hile the simplicity of having just two plans is appealing, it can also be somewhat restrictive. Homeowners may find themselves needing more customized coverage options that aren’t fully addressed by either the Basic or Total Plan.
Who It’s Best For: Choice Home Warranty is best suited for individuals looking for a straightforward warranty service.
Read more: Choice Home Warranty review
Choice Home Warranty reviews are overwhelmingly negative. Many reviews cite issues like unresponsive customer service, denied claims and poor communication. There are widespread reports of delays in repairs, unauthorized charges, and misleading practices, leading many users to label the company as unreliable and deceptive.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Choice Home Warranty reviews are overwhelmingly negative. Many reviews cite issues like unresponsive customer service, denied claims and poor communication. There are widespread reports of delays in repairs, unauthorized charges, and misleading practices, leading many users to label the company as unreliable and deceptive.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Cost and Plan Options
🟢 3% Positive; 🟡 1% Neutral; 🔴 96% Negative
Relative to other insurers, Choice Home Warranty is ranked 7 out of 8 for Cost and Plan Options.
Service Response Time
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 7 out of 8
Reputation and Customer Reviews
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 8 out of 8
Coverage and Exclusions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 8 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
Cost and Plan Options
🟢 3% Positive; 🟡 1% Neutral; 🔴 96% Negative
Relative to other insurers, Choice Home Warranty is ranked 7 out of 8 for Cost and Plan Options.
Service Response Time
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 7 out of 8
Reputation and Customer Reviews
🟢 2% Positive; 🟡 0% Neutral; 🔴 98% Negative
Ranked 8 out of 8
Coverage and Exclusions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 8 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 0% Neutral; 🔴 100% Negative
Ranked 6 out of 8
You can add extra services and coverage for the following items and systems:
Best for Unique Home Features
Best for Unique Home Features
Home Warranty of America (HWA)
Home Warranty of America (HWA) differentiates itself with its wide range of warranty plans. These plans are designed to cater to different levels of coverage needs, from basic appliance protection to more inclusive systems coverage. HWA also offers a unique GreenPlus option that replaces covered appliances with energy-efficient models, appealing to environmentally conscious consumers.
One of HWA’s strengths is its transparent pricing structure, which includes no age restrictions on covered items, a 30-day money-back guarantee, and the lack of a home inspection requirement before coverage starts.
Home Warranty of America (HWA) operates somewhat differently than other home warranty companies. Instead of offering several plans that cover differing items throughout the home, HWA covers a comprehensive list of items at various coverage levels, depending on whether customers choose the Premier Plan or the more robust Premier Plus Plan.
HWA is available in all 50 states and offers its service plans with the customer’s choice of service fee levels of $75 and $100. The company’s add-on coverages include package options to make plan customization easy, which helped it to land a spot on our list.
No cancellation fees exist for most HWA contracts. However, after 30 days, refunds will be on a prorated basis only.
Why We Like It: HWA offers a streamlined approach to home warranty coverage with its two main plans: the Premier Plan and the Premier Plus Plan. Customers can choose their preferred service fee level of either $75 or $100, which adds a level of predictability and control over out-of-pocket costs when services are needed. Also, the company’s policy of no cancellation fees and a 30-day money-back guarantee makes it appealing to those who value flexibility and straightforward terms.
What We Don’t Like: Some homeowners might prefer more specialized plan options that cater specifically to either appliances or systems rather than the comprehensive approach HWA employs.
Who It’s Best For: Home Warranty of America is best suited for homeowners who prefer a straightforward, no-fuss approach to home warranty coverage with the flexibility to enhance their plan as needed. It’s ideal for those who value having comprehensive coverage under fewer, more robust plans rather than multiple specialized options.
Learn more: Home Warranty of America review
Editor’s note: HWA doesn’t have enough consumer reviews to rank or rate consumer sentiment adequately. As additional data accumulates, we will include the Consumer Sentiment Index analysis for HWA in this space.
You can add extra services and coverage for the following items and systems:
Most Budget-Friendly Plan
Most Budget-Friendly Plan
2-10 Home Buyers Warranty
Offering specialized warranty plans tailored to home buyers, sellers, and builders, 2-10 Home Buyers Warranty has carved out a niche that addresses the specific needs of each segment within the real estate market.
Home buyers can benefit from comprehensive coverage that protects major systems and appliances, home sellers can enhance the appeal of their properties with warranty protections during the listing period, and builders can secure structural warranties for new constructions.
In addition to standard warranty services, 2-10 Home Buyers Warranty offers unique features such as the Homeowner’s Resource Center, which provides valuable maintenance tips and home management advice
2-10 Home Buyers Warranty offers the most budget-friendly plan in our review. Starting at $17 monthly, the company’s Simply Kitchen plan provides basic-level coverage for primary kitchen appliances. Of course, 2-10 also offers two more comprehensive plans, all with service fees ranging from $65 to $100.
2-10 is available in all 50 states for residential customers and sales professionals. Professional plans offer coverages designed to increase the selling appeal of homes. Regardless of plan choice, the company also provides a solid list of additional coverage options to choose from.
We do want to note that a cancellation fee applies to annual contracts, starting at $25 for the first 30 days and increasing to 10% of the plan cost afterward. While choosing your own contractor is possible, the company requires pre-approval and doesn’t cover any cost differences between your technician and one of its own.
Why We Like It: First of all, we liked its budget-friendly options with plans starting at $17 per month. In addition, you can choose the amount you want to pay for your service fees ranging from $65 to $100, giving you more budget flexibility.
What We Don’t Like: The cancellation policy includes a fee structure that might deter some potential customers. Starting at $25 for the first 30 days and increasing to 10% of the plan cost afterward. In addition, while 2-10 Home Buyers Warranty allows customers to use their own contractors, the requirement for pre-approval and not covering cost differences can complicate the repair process.
Who It’s Best For: 2-10 Home Buyers Warranty is best suited for homeowners looking for cost-effective ways to protect their primary appliances. It is also an excellent choice for real estate professionals who wish to enhance the appeal and value of the properties they are selling.
Learn more: 2-10 Home Buyers Warranty review
2-10 Home Buyers Warranty consumer reviews are largely negative, citing drawbacks such as poor customer service, lengthy claim processes and a failure to honor warranty terms. While some users have had positive interactions and found the service beneficial, dissatisfaction is the prevailing sentiment due to denied claims and inadequate contractor support.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
2-10 Home Buyers Warranty consumer reviews are largely negative, citing drawbacks such as poor customer service, lengthy claim processes and a failure to honor warranty terms. While some users have had positive interactions and found the service beneficial, dissatisfaction is the prevailing sentiment due to denied claims and inadequate contractor support.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Coverage and Exclusions
🟢 7% Positive; 🟡 1% Neutral; 🔴 92% Negative
Relative to other insurers, 2-10 Home Buyers Warranty is ranked 5 out of 8 for Coverage and Exclusions.
Reputation and Customer Reviews
🟢 7% Positive; 🟡 2% Neutral; 🔴 91% Negative
Ranked 5 out of 8
Service Response Time
🟢 4% Positive; 🟡 1% Neutral; 🔴 95% Negative
Ranked 6 out of 8
Cost and Plan Options
🟢 8% Positive; 🟡 2% Neutral; 🔴 90% Negative
Ranked 4 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 3% Neutral; 🔴 97% Negative
Ranked 5 out of 8
Coverage and Exclusions
🟢 7% Positive; 🟡 1% Neutral; 🔴 92% Negative
Relative to other insurers, 2-10 Home Buyers Warranty is ranked 5 out of 8 for Coverage and Exclusions.
Reputation and Customer Reviews
🟢 7% Positive; 🟡 2% Neutral; 🔴 91% Negative
Ranked 5 out of 8
Service Response Time
🟢 4% Positive; 🟡 1% Neutral; 🔴 95% Negative
Ranked 6 out of 8
Cost and Plan Options
🟢 8% Positive; 🟡 2% Neutral; 🔴 90% Negative
Ranked 4 out of 8
Contract Terms and Conditions
🟢 0% Positive; 🟡 3% Neutral; 🔴 97% Negative
Ranked 5 out of 8
You can add extra services and coverage for the following items and systems:
On AFC's Website Have you considered AFC Home Warranty?
Whether you need repairs or a new appliance, AFC can help cover the cost of even the most expensive items like HVAC and plumbing. Here’s why we chose it:
Available plans to choose from: Silver Plan, Gold Plan, Platinum Plan, Systems Plan
Three years work guarantee of repairs
Plans include free credit monitoring, family emergency services and discounts on household items, restaurants and more
On AFC's Website Best for High Coverage Maximums
Best for High Coverage Maximums
First American Home Warranty
First American Home Warranty is a distinguished provider in the home warranty industry, offering robust coverage options to homeowners for over 35 years. First American stands out with its easy-to-understand coverage options, which include the Basic Plan and the Premier Plan. The Basic Plan primarily covers common home appliances, while the Premier Plan extends to major home systems and appliances, providing more comprehensive protection.
One of the key attractions of First American Home Warranty is the inclusion of unique coverage items that are not typically covered by other home warranty companies. For example, its plans cover improperly installed or maintained items, and it offers first-class upgrade options that cover the cost of obtaining permits and disposing of old appliances.
First American Home Warranty offers three plan options at service fee levels of between $75 and $125. However, we like that First American goes the extra mile by providing high coverage maximums and no caps at all for several home system repairs. Its top plans include additional coverage limits and protections for code violations, improper installations and other benefits.
The company offers these and more benefits at competitive pricing. However, it only provides service in 37 states. Rental property coverages aren’t available, and customers can’t choose their own contractors or technicians.
Why We Like It: First American Home Warranty sets itself apart by offering high coverage maximums and no caps on several crucial home system repairs. The three plan options provided cover a wide range of needs, from basic appliance protection to comprehensive home systems and appliance coverage.
But, what we liked the most is that despite the extensive coverage and added features, First American maintains competitive pricing, making it an affordable option for comprehensive home warranty coverage.
What We Don’t Like: Unfortunately, First American Home Warranty is only available in 37 states, which restricts its accessibility to potential customers nationwide. In addition. Customers cannot choose their own contractors or technicians. Furthermore, they do not provide coverage options for rental properties.
Who It’s Best For: First American Home Warranty is best suited for homeowners who require robust coverage for both appliances and major home systems without worrying about hitting coverage caps. It’s particularly beneficial for those looking for additional protections that cover uncommon areas such as code violations or improper installations.
Learn more: First American Home Warranty review
Most users express dissatisfaction with First American Home Warranty, frequently citing issues with poor customer service, service delays and denied claims. Some users note that the coverage led to cost savings on repairs, but the prevalent sentiment reflects frustration with the reliability and efficiency of the services provided.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Most users express dissatisfaction with First American Home Warranty, frequently citing issues with poor customer service, service delays and denied claims. Some users note that the coverage led to cost savings on repairs, but the prevalent sentiment reflects frustration with the reliability and efficiency of the services provided.
The Consumer Sentiment Index from Forbes Home uses a proprietary weighting system designed by our subject matter experts. It evaluates thousands of consumer insights and reviews from leading online forums to determine customer satisfaction at scale.
*Percentages may not total 100 as all percentages are rounded to the nearest whole number.
Service Response Time
🟢 5% Positive; 🟡 1% Neutral; 🔴 93% Negative
Relative to other insurers, First American Home Warranty is ranked 5 out of 8 for Service Response Time.
Coverage and Exclusions
🟢 3% Positive; 🟡 0% Neutral; 🔴 96% Negative
Ranked 6 out of 8
Reputation and Customer Reviews
🟢 4% Positive; 🟡 1% Neutral; 🔴 96% Negative
Ranked 6 out of 8
Contract Terms and Conditions
🟢 10% Positive; 🟡 2% Neutral; 🔴 88% Negative
Ranked 2 out of 8
Cost and Plan Options
🟢 4% Positive; 🟡 0% Neutral; 🔴 96% Negative
Ranked 6 out of 8
Service Response Time
🟢 5% Positive; 🟡 1% Neutral; 🔴 93% Negative
Relative to other insurers, First American Home Warranty is ranked 5 out of 8 for Service Response Time.
Coverage and Exclusions
🟢 3% Positive; 🟡 0% Neutral; 🔴 96% Negative
Ranked 6 out of 8
Reputation and Customer Reviews
🟢 4% Positive; 🟡 1% Neutral; 🔴 96% Negative
Ranked 6 out of 8
Contract Terms and Conditions
🟢 10% Positive; 🟡 2% Neutral; 🔴 88% Negative
Ranked 2 out of 8
Cost and Plan Options
🟢 4% Positive; 🟡 0% Neutral; 🔴 96% Negative
Ranked 6 out of 8
You can add extra services and coverage for the following items and systems:
Your neighbors’ home warranty policy may be very different from the one that would benefit you the most. To decide if a home warranty is worth the cost for you, we recommend understanding exactly what’s covered and to what extent before committing to a plan.
In general, if you own a new home, your systems and appliances are likely covered by manufacturer’s warranties for the first several years and builder’s warranties for a few years also. meaning you can probably skip purchasing a separate home warranty policy.
A home warranty may be worth it for owners of houses that have outlived their builder’s warranties. Before buying a plan, ensure that the policy adequately covers the items you need to protect and that you can live with any exclusions in your contract.
Compare Quotes From Top-rated Home Warranty Companies
Free, No-commitment Estimates
The typical cost of a home warranty is around $50 per month or $600 to $900 annually, plus service fees for claims made against the policy. The average total cost of a plan is about $900 per year, including a normal amount of service fees. For minimal coverage, the cost can be as low as $250 per year and reach $1,700 per year for substantial coverage, including add-ons.
However, our research found that the cost of home warranties can significantly differ, influenced by various factors, such as:
Find the top ranked home warranty company in your area
Home warranties can protect you against unexpected expenses. Click on your state today to find out more.
We know having a home warranty plan can save a homeowner a lot of cash in the right circumstances. Homes age and so do big and small appliances and other items within the home. Without a good home warranty plan, you will likely be paying for repairs and replacements into the hundreds and thousands. Here are some of the most common repairs and their associated costs, with labor and materials combined:
| COMMON REPAIRS | COST |
|---|---|
| Leaky faucet | $150 - $350 |
| Roof repairs | $950 |
| Water heater repairs | $600 |
| HVAC issues | $215 - $1,200+ |
| Electrical issues | $250 - $1,000+ |
| Septic issues | $1,775 |
| Dishwasher repairs | $250 |
The sheer quantity of home warranty providers and the fact that each one offers numerous policies and options can be overwhelming. To choose the best home warranty company for you, we recommend considering the following factors, how important each one is to you and if the providers you’re choosing from meet your needs.
Depending on your home, appliances and systems, you may only need a basic home warranty plan that covers the big necessities or a more comprehensive plan. To determine the type of plan you need, take stock of your appliances and systems and focus on getting a warranty for older items (since newer items don’t necessarily need to be under warranty right away).
Home warranty companies offer a range of plans and pricing, so we suggest going with whatever plan checks the majority of your coverage boxes while also fitting your budget. Gather quotes from multiple companies so you can determine the average cost of a home warranty that covers your prioritized items. If you’re not sure where to start, real estate agents are great resources to ask, or even friends and neighbors.
When shopping around for a home warranty company it’s best to request multiple quotes from different companies. Carefully review plans and pricing from each company and request a sample home warranty contract so you can see what is and what is not covered. This can help you know what you are getting into before you sign on the dotted line. Remember to keep in mind what you specifically need in your home.
Before signing on that final line of a contract, thoroughly read it so that you’re aware of what isn’t covered, any limitations to coverage and replacement policies.
Pay attention to the exclusions and limitations. Some companies use overall limits and will only pay for a specific amount for each home repair and once that limit is reached then any repairs and replacements are out of pocket.
Other companies may put a specific dollar limit on certain items. Companies may give you cash for the cost of what the home warranty company would have paid to make the repair or replacement.
It is important to ensure that your contract doesn’t have numerous limits. Before choosing a warranty, be sure to notice if lower-priced options have less coverage but higher limits than higher-cost warranties.
A home warranty is, at its core, an insurance policy against repair and replacement costs of the mechanical components in and around your home. Although it works similarly to homeowner’s insurance, the coverage generally applies to the systems and appliances in your home instead of the home itself.
You can call on your home warranty provider when items such as your heating, air conditioning or appliances break down. Some policies even help to cover the cost of maintenance for some systems.
We know that deciding on what home warranty plan to buy can be a difficult decision. There are so many factors to consider. No two home warranty plans are the same so it’s important to do your homework to find a home warranty plan that meets your home’s needs. Here are a few things that should always be considered:
Not all home warranty companies cover all 50 states, so you’ll want to find a company that not only covers your state but also offers the type of plan that you need. For example, if you reside in a rural area or remote location, make sure a provider can supply a service provider in your area. Also, find out if you can use your own technician if your provider doesn’t have one in your area.
Just because a company doesn’t cover all 50 states doesn’t mean you should not consider them. Comparison shop, ask for quotes, check out customer reviews and look at the reputation of the company before making your decision.
Getting a home warranty plan for the sake of just getting one is not enough. Some home warranty plans cover items that don’t necessarily apply to your home. They also offer different coverage levels, so it’s important to choose a company that offers warranty plans that cover everything important to you.
Most plans will cover heating and air conditioning systems, water heaters, electrical systems, plumbing and major appliances and some may have separate plans for systems and appliances. Most will have add-on options for other items you may want covered. Make sure to find the plan that works for you.
You are paying good money for a home warranty plan so you want to make sure that, should any issues arise, you are with a company that has a fast response time. Response time can range from anywhere between 24 to 48 hours and sometimes longer. There are a few companies that may even respond within 24 hours.
We recommend finding out ahead of time the process to file a home warranty claim and what the turnaround time is, should an appliance need to be replaced or repaired.
The majority of home warranty companies will charge a service fee. This can vary widely and can be different depending upon a particular plan or level that you choose. Service fees can range from $50 to $150. Usually, one service fee is per repair or replacement service. These fees are usually expected at the time of placing the request or when the service is being done.
Home warranty companies typically have a workmanship guarantee to safeguard homeowners from extra fees when a contractor doesn’t repair the problem the first time.
The monthly premium is the cost of the selected coverage plan. How much you pay depends on things like the plan and company chosen, specific coverage in the plan, location and square footage of the property, service fees and more. Most companies have the option of paying every month over the life of the service contract.
The reputation of a company is an important factor to look at, as are customer reviews. Companies that have been in business longer typically have long established their reputation and customer reviews will be easy to find. Another factor to look at is a company’s Trustpilot, Google Review and BBB rating, which also lists the number of and types of complaints.
Customers should take all of this into consideration before going with a company. Bad marketing tactics and sales pitches are a red flag. Ask questions, do your research, do your due diligence and take your time to shop around.
Compare Quotes From Top-rated Home Warranty Companies
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It’s important to learn the difference between a home warranty and a homeowner’s insurance policy, as they operate similarly with a few critical distinctions. When you purchase a home insurance policy, you insulate yourself against the cost of repairing or replacing your home and the things in it should a disaster occur. In a home warranty, you purchase a policy, which will be in the form of a contract, usually lasting a year or more.
That contract covers the cost of repairs or replacements of your home’s systems, such as HVAC components or appliances, due to normal wear and tear and breakdowns apart from a disaster.
Home insurance involves the consumer paying a monthly premium and a deductible each time a claim against the policy is made. A home warranty works in the same way except that the premium is simply the annual or monthly cost of the contract, and the deductible is called a service fee. Service fees for home warranties usually cost less compared to standard insurance deductibles.
The federal government regulates home warranties. However, there is no set format for home warranties, meaning providers can include or exclude items in contracts as they see fit. They can also include or restrict regionally-based add-on item coverages. Regulation enforcement is conducted through various state-level entities.
Home warranties cover appliances and mechanical systems and can also provide coverage for numerous additional items, depending on the company and your needs. Your specific coverages depend on the items listed in your contract. Often, you can choose from systems-only or appliances-only plans or a combination of the two.
Typical system-plan coverages include:
Appliance coverages often include:
Add-on coverages can include:
A home warranty contract is a specific list of items your policy covers and the dollar amount of that coverage. It will also list any exclusions that aren’t covered. Be sure to read the fine print before signing yours.
Typical items not covered by a home warranty can include systems or appliances that are too old, any item not specifically listed in your contract, or an item that hasn’t been maintained properly or has been misused. Systems and appliances that have suffered pest damage or residual damages due to the failure of another covered item are often not protected either.
While it’s not always obvious what is excluded in warranty coverage, some other common items are generally excluded:
Contracts can be intimidating to look at. They can be pages long with so much information and detail that it’s easy to get overwhelmed. However, approaching a home warranty contract and carefully reading through all sections is important so you know what you are getting into when you sign the contract. Here we share a few tips to break down the process:
Looking for the best home warranty company available in your state? See our list here to find out.
Home Warranty Reviews
If you’re unsure whether a home warranty is right for you, it can be helpful to ask your fellow homeowners. Luckily, we did just that for you and conducted a home warranty survey. Here are some of the most interesting points:
Our home warranty content is reinforced by the Forbes Home Advisory Board. Our home warranty experts have more than 20 years of combined first-hand experience in the field. Along with home warranty, our board members boast a depth of knowledge and expertise ranging from property management to home inspections and real estate investing. With their extensive knowledge, these industry experts help us review articles and advise on content at numerous stages in the editorial process, from ideation to publication.
Residential home inspections, rental and investment property inspections
Homeownership, Home Warranty Claims and Coverage, Real Estate Investing, Property Value, Home Insurance
To determine the best home warranty companies, the Forbes Home editorial team analyzed 52 companies, across 60 different attributes encompassing the following categories:
All figures and facts were accurate at the time of first publication.
You can find out more about how Forbes Home rates home warranty companies in our detailed methodology page.
Home warranties are offered via a contract for a monthly or annual fee. In the contract terms, you get a fixed service call fee and annual coverage limits for repairs. Service fees and coverage limits vary depending on the company.
If a home system or appliance breaks down, you can file a complaint online or contact your warranty’s customer service team. They connect you with an approved service provider to assess the problem and then perform the repair.
One way to find the right home warranty company in your state is to check consumer reviews and the Better Business Bureau website. Read some reviews, including the negative ones, and how the company handles complaints. Perhaps the best way to find your company is to ask friends and relatives about their experiences with individual companies
The best home warranty company for you will meet your coverage needs, stay within your budget and will ideally have a quick response time to claims. Consider the following when choosing the right coverage for you:
• Does your house have pre-existing conditions?
• Do you have old appliances or systems?
• Do you want to work with a specific contractor?
• Is the company part of an organization like •the National Home Service Contract Association?
Typical complaints against home warranty companies stem from coverage exclusions and coverage limits. Often, the exclusions and limitations are stated somewhere in the contract but aren’t read, understood or explained well. To avoid these situations, read your agreement thoroughly and obtain a detailed answer from your provider before signing with them.
Our choice for the best home warranty company this year is AFC Home Warranty, including their coverages for systems and appliances. The best home warranty provider will depend on the age and manufacturer of your appliance. Choose a company that provides coverage for your model and a limited amount that covers its replacement cost if necessary.
No, it is not a requirement but it is beneficial to get a home warranty that covers repair or replacement of appliances and home systems that fail because of wear and tear or old age. It can save homeowners money.
You can purchase a home warranty plan at any time, but it may be a wise choice to ensure you are covered before you close on your home.
Having spent 30+ years in residential construction, contracting, remodeling, maintenance and home repair, Deane now contributes DIY, informational and financial content as a freelance writer and consultant for several publications such as Angi, Trusted Company Reviews, USNews and World Report and Small Spaces Great Life.
Geraldine has over a decade of experience writing within the home improvement sector. Additionally, she has unique first-hand renovation experience as the previous owner of a house-flipping business.
Hilary is a licensed California home inspector, and both her formal education and training set her apart from others in the field. She earned her licesne from the New York School of Home Inspection and Construction.
