We named American Home Shield the best home warranty company in Pennsylvania for its extensive coverage, especially for systems and appliances with pre-existing issues. For homeowners seeking more affordable protection, Choice Home Warranty is a solid alternative, offering combination plans for under $70 per month.
From snowy winters to humid summers, Pennsylvania’s climate can put year-round stress on home systems. A home warranty can reduce repair costs by covering key system and appliance breakdowns for a predictable monthly fee. Keep reading to learn more about the top-rated home warranty companies in the Keystone State.
Key Takeaways
- We ranked American Home Shield as the top home warranty company in Pennsylvania, and it was also the most popular provider among state residents in our 2025 survey.
- A Pennsylvania home warranty costs around $52–$82 per month, or about $615–$965 per year.
- Our survey shows that Pennsylvania homeowners most often purchased home warranty protection for their heating or furnace systems.
Top Home Warranty Companies in Pennsylvania
We reviewed and scored 13 home service providers to find the best options for homeowners in the state. Below, we list our top four home warranty picks for Pennsylvania:
- American Home Shield: Best for Comprehensive Coverage
- Choice Home Warranty: Best Basic Plan Coverage
- First American Home Warranty: Best for High-End Items
- AFC Home Warranty: Best Technician Flexibility
Compare Home Warranty Companies in Pennsylvania
We evaluated dozens of the top home warranty companies in the country and chose four providers best suited for Pennsylvania homeowners, paying particular attention to companies that allow preexisting conditions and don’t limit coverage based on an item’s age.
Below is a comparison of the key attributes of our top-rated providers, including average national pricing, service call fee rates, and Better Business Bureau (BBB) ratings.
| Company | Our Score | Service Call Fee | Monthly Cost | BBB Rating |
|---|---|---|---|---|
$100–$125 | $36–$100 | B | ||
$100 | $60–$68 | B | ||
$65–$125 | $57–$68 | NR | ||
$100–$125 | $77–$130 | B+ | ||
$75–$125 | $44–$82 | B |
Our Reviews of Top Providers in Pennsylvania
Below is high-level information about our top picks for Pennsylvania home warranty providers.
American Home Shield
American Home Shield Overview
We recommend American Home Shield (AHS) for its comprehensive heating, cooling, and plumbing coverage with limits of up to $5,000, much higher than the industry-standard $2,000. The company offers roof-leak coverage with its highest plans and as an add-on for lower-tier plans, a nice feature to have in long, snowy Pennsylvania winters (around half of the Pennsylvanians we surveyed purchased additional roof-leak coverage). It’s worth noting, though, that American Home Shield’s top-tier plan is the most expensive on our list. Its service fees—the fixed cost you pay the contractor for each claim—are also the second-highest on our list.
Pros and Cons
Pros
- Covers items with preexisting physical damage, such as from rust and sediment
- Get video chat support from technicians to troubleshoot issues quickly
- Provides coverage caps of up to $5,000, higher than many competitors
Cons
- Doesn’t offer a plan for appliance-only coverage
- No annual payment option or perks such as free coverage months
- Only provides six add-on options, the fewest of our top picks
Plans and Cost
American Home Shield offers three plans: ShieldSilver, ShieldGold, and ShieldPlatinum.
We read through the American Home Shield sample contract and learned that the ShieldPlatinum plan includes $1,500 of roof-leak coverage. The other two plans require you to add this coverage. In addition, appliance coverage is only included in the ShieldGold and ShieldPlatinum plans. However, HVAC coverage is included in every plan at no extra charge.
Here’s an overview of American Home Shield’s coverage plans:
- ShieldSilver ($45 per month): The lowest-tier plan includes system-only coverage for major systems such as air conditioning, heating, and plumbing.
- ShieldGold ($65 per month): The next tier covers systems and appliances, such as washers and dryers, ranges, and water heaters.
- ShieldPlatinum ($95 per month): The highest-tier plan includes ShieldGold coverage plus benefits such as roof-leak repairs and HVAC tuneups.
During secret shopping, we received sample quotes for all three plans with service fees of $100 and $125. When we chose the higher service call fee, the monthly premium decreased. American Home Shield only offers monthly premium options for its plans. Most companies include an annual option with perks for paying in advance, such as free coverage months.
American Home Shield offers just six add-ons, whereas many competitors offer many more customizable options. However, its add-on pricing is a competitive $5–$22 monthly.
Add-on coverage includes the following items:
- Electronics protection plan
- Guest unit
- Pool and spa
- Roof-leak repair
- Septic pump
- Well pump
Our Experience With American Home Shield
One of our team members recently filed an online claim with American Home Shield for a leaky bathroom pipe and had a seamless experience:
- He received an instant text confirming his claim submission after filing it online.
- He got a call from a technician within an hour and scheduled a next-day appointment.
- The technician fixed the leak in under two hours and only charged the standard service fee.
The company doesn’t let you use your own contractor for service repairs. You must select a service technician from its in-network options. American Home Shield plans include a 30-day workmanship guarantee, which is the industry standard.
Choice Home Warranty
Choice Home Warranty Overview
Choice Home Warranty is a good choice if you want comprehensive coverage at a low price. Choice’s comprehensive plan, which covers most appliances and home systems, offers the most affordable monthly price (with a $100 service fee) of any company on this list. Its coverage has few exclusions, and you can choose up to 10 add-ons to customize your plan. However, the company is in an ongoing lawsuit with the state of Arizona for alleged deceptive practices and has been sued or censured in several other states.
Pros and Cons
Pros
- Provides $3,000 coverage caps for most items
- Offers comprehensive coverage for less than $60 per month
- Contacts the service provider within four hours of filing a claim
Cons
- Is involved in a lawsuit in Arizona and previous legal issues in other states
- May be difficult to resolve more than one claim, per our tester
- Charges a $2.50 monthly fee if premiums are paid monthly
Plans and Cost
Choice Home Warranty offers only two service plan options, the Basic Plan and the Total Plan. CHW’s sample agreement outlines its generous $3,000 coverage limit for most appliances and systems, except for most add-ons, which generally have a $500 coverage limit. Choice offers a standard 30-day workmanship guarantee.
Here’s an overview of CHW’s service plans:
- Basic Plan ($60 per month): The lowest-tier plan covers most appliances and systems, excluding air conditioners, washers, dryers, and refrigerators.
- Total Plan ($68 per month): The comprehensive plan adds coverage for ACs, washers, dryers, and kitchen refrigerators.
Choice offers a monthly or yearly payment option but charges a $2.50 per month fee for monthly payments. You’ll pay a flat $100 service fee for all plans.
The company offers 10 add-on coverage options, which range from $3 to $15 per month. The company doesn’t provide limited roof-leak coverage within its plans, but you can add it for $6 per month.
Here’s a sample of Choice’s add-ons:
- Limited roof leak
- Pool and spa
- Second refrigerator
- Well pump
- Sump pump
Our Experience With Choice Home Warranty
Our team member purchased a Choice Home Warranty plan for several rental houses. She had a mixed experience with filing claims. When she called about an issue, she would sometimes have to wait for half an hour or more to speak with a representative. However, once representatives answered the phone, they typically filed her claim in around five minutes.
Though contractors arrived at her rentals in a timely manner, they weren’t always able to immediately fix the issue. They would sometimes return several times over several weeks or months to fix the issue. At least one contractor asked for the service fee, told her the problem, then left without fixing it.
Choice denied one claim for pipework the company said wasn’t covered. For a broken tub, none of the contractors the company sent out would agree to fix the issue, as they claimed they would not be paid enough for the job.
First American Home Warranty
First American Home Warranty Overview
We recommend First American Home Warranty for Pennsylvania homeowners who need substantial plan options for high-end appliances—its top plan offers up to $7,000 for most appliances and unlimited coverage for washers and dryers. The Premium Plan also offers coverage such as roof-leak protection and haul-away costs. You’ll need to purchase one of the top two plans to get decent coverage, though, as the bottom plan covers the bare minimum.
Pros and Cons
Pros
- Has appliance coverage limits of $7,000 with the highest-tier plan
- Will cover water heater even with rust and corrosion
- Offers optional upgrade for preexisting condition coverage
Cons
- Doesn’t cover ACs in the lowest plan
- Excludes essential appliances, such as washers and dryers, from its lowest plan
- Doesn’t cover appliance parts such as lights, knobs, dials, and clocks in its lowest plan
Plans and Cost
First American Home Warranty offers three service plan options: the Starter, Essential, and Premium plans. The First American Home Warranty sample contract details coverage caps for major systems and appliances: Generally, major systems have an unlimited coverage cap, while appliances have a $3,500 coverage cap, or a $7,000 coverage cap with the Premium Plan. Limited roof-leak coverage and ductwork have a cap of $1,000.
Here’s an overview of FAHW’s service plans:
- Starter Plan ($66 per month): This plan covers some systems and appliances, including heaters, but it excludes ACs, water heaters, washers, and dryers.
- Essential Plan ($88 per month): This plan adds coverage for additional appliances (kitchen refrigerators, washers, and dryers), electrical components including garage door openers, and HVAC.
- Premium Plan ($118 per month): The highest-tier plan also provides roof-leak coverage, higher spending limits for appliances, and out-of-pocket expenses for code upgrades and haul-aways..
You can pay your premium monthly or annually, although the representative we spoke to said monthly payments are the better option as paying annually only saves you handling fees of $24 per year. First American’s service fees are $100 or $125, and monthly premiums vary slightly based on your chosen fee.
First American offers seven add-on coverage options, including roof leak, outdoor kitchen, and pool and spa.
Here are some add-ons First American offers:
- HVAC tuneups
- Pool and spa
- Roof leaks
- Septic system
- Water softener
Our Experience With First American Home Warranty
Our team member received a First American Home Warranty when he purchased his new home in 2008 and has renewed it each year since. He filed the claim using the online portal; a contractor called within an hour and scheduled an appointment within two business days. He only paid his $85 service fee, as First American covered the rest. His previous claims were equally smooth.
First American guarantees its contractors’ work for 30 days, but you must use one of its service technicians. We found its policy here fairly restrictive.
AFC Home Warranty
AFC Home Warranty Overview
We recommend AFC Home Warranty for homeowners who want extensive coverage and protections for new homes. The company allows you to hire your own contractor for repairs, unlike most competitors, and provides workmanship warranties that last the life of your plan. You’re assigned a dedicated account manager as long as you’re a customer. Additionally, AFC Home Warranty has added a promotional roof-leak coverage for no additional cost to all plan tiers.
But while AFC Home Warranty has lots of perks, you’ll pay for them—its monthly premiums are some of the highest on this list.
Pros and Cons
Pros
- Allows you to choose your own technician
- Provides industry-leading workmanship warranty for your plan’s life
- Covers any device in your home that connects to Wi-Fi in its Diamond Plan
Cons
- Doesn’t offer systems coverage in bottom-tier Silver Plan
- Requires immediate claim submission
- Only offers a $5,000 aggregate claim limit per year for electronics
Plans and Cost
AFC Home Warranty offers four plans: Silver, Gold, Platinum, and Diamond. We read through all four AFC Home Warranty sample contracts to understand what each plan covers. The basic Silver Plan offers appliance coverage only. Systems coverage begins with the Gold Plan. The Platinum Plan offers additional appliance coverage, and the Diamond Plan offers smart-home electronics coverage for your phone, watch, or even gaming device, as well as exterior sewer and water lines.
Here’s an overview of what each plan covers:
- Silver Plan (call for a quote): The lowest-level plan includes coverage for many appliances, including your cooktop, refrigerator, washer, and dryer.
- Gold Plan ($44 per month):The next tier adds coverage for major systems, including HVAC, electrical, and plumbing.
- Platinum Plan ($51 per month):This tier adds coverage for built-in microwaves and garage door openers, plus plumbing stoppages, faucet repairs/replacement, and icemakers.
- Diamond Plan ($82 per month): AFC’s highest tier adds coverage for electronics—including TVs, computers, and smartphones—exterior sewer lines, and exterior water lines.
We received over-the-phone quotes for Pennsylvania for all four plans. While monthly premiums decrease by about $100 each with a higher service call fee of $125, the representative we spoke with said most customers choose the $75 service call fee as it pays for itself in two claims. AFC Home Warranty offers monthly premium options, yearly options that offer a savings of roughly 9%, or three-year payment options that lock in your price for three years.
AFC Home Warranty offers a small number of add-ons that range from $25–$150 per year.
Add-on coverage includes the following items:
- Additional appliances or electronics
- Pool and spa
- Septic system
- Sump pump
- Well pump
Our Experience With AFC Home Warranty
When our team member filed a claim with AFC Home Warranty, she found the online portal easy to use, but the multiple text messages she received afterward confused her. One message instructed her to call the company, but when she did, she was told her claim had been processed online and it wasn’t necessary to call. She had to get two contractors out to fix her leaky toilet but was only charged for one service call fee and had no other out-of-pocket costs.
AFC Home Warranty offers a workmanship warranty for the life of your plan—by far the best guarantee of any company on this list.
Our Experience Filing Claims
To give you a firsthand account of our top providers’ claims process, we had a team member who’s a homeowner purchase an American Home Shield warranty and document his experience filing a claim.
The team member noticed a pipe leak and used the online portal from his smartphone to file his claim. He received an immediate confirmation email from American Home Shield and a call from a contractor within five minutes.
At first, the contractor offered him very early and very late appointment times, but he was finally able to schedule an appointment for a more reasonable window of 9–10 a.m. The contractor arrived early and fixed the issue quickly. He was professional and courteous, offering tips to remediate mold caused by the leak.
American Home Shield wouldn’t let our team member choose his own contractor, unfortunately. The company reimbursed him for a drywall contractor he used to repair a drywall issue caused by the leak.
While the claim was resolved satisfactorily, the team member is on the fence about keeping his policy, as he currently pays $63 a month for a ShieldEssential policy. He says his policy has increased several times and was $50 when he first took out a contract.
Home Warranty Costs in Pennsylvania
The average home warranty cost in Pennsylvania ranges from $52–$82 per month, or approximately $615–$965 annually. These prices are on par with national average, which typically fall between $47 and $82 per month, or $564–$984 per year. Service call fees, paid each time you request a repair or replacement, range from $75–$125. Final pricing depends on your provider, the size and type of your home, and your location within the state.
| Provider | Monthly Plan Cost in Pennsylvania |
|---|---|
| American Home Shield | $45–$95 |
| Choice Home Warranty | $60–$68 |
| First American Home Warranty | $66–$118 |
| AFC Home Warranty | $44–$82 |
We’ve listed additional cost factors that can impact your home warranty pricing in Pennsylvania below:
If you live in an older Pennsylvania home, your appliances and systems could also be older and have certain physical damage. David Bringer, owner and head technician of Bringer Appliance Repair, recommends home warranties for older houses because their appliances and systems have probably exhausted their manufacturer’s warranty coverage. You’ll need coverage that includes items with preexisting conditions, such as a policy from American Home Shield or an add-on from First American Home Warranty. Many low-cost plans don’t include this coverage type.
You’ll pay more for comprehensive coverage than appliance- or system-only plans. Assess your coverage needs and choose plans that align with your home items. Avoid overpaying for coverage you don’t need.
Most companies don’t offer baseline coverage for items such as extra refrigerators, roof leaks, sump pumps, or well pumps. You’ll need add-on coverage for those protections, increasing your overall costs. We recommend comparing quotes with all add-ons included for accurate pricing.
How We Determined Home Warranty Pricing
We gathered nearly 4,000 home warranty quotes from 13 companies across all 50 states to estimate costs in Pennsylvania and nationwide. To calculate average pricing, we used sample addresses for single-family homes both above and below 5,000 square feet. In Pennsylvania, we requested quotes from homes in Allentown, Harrisburg, Pittsburgh, and Renovo to reflect both urban and rural markets. We then averaged the costs by state to build a reliable national price range.
How Do Pennsylvania Home Warranty Costs Compare to Nearby States?
The average monthly home warranty cost in Pennsylvania is $67, which is 20% more expensive than the national average cost of $56. This cost is 6% more expensive than the closest five states’ average cost of $63.
| State | Average Monthly Cost | % Difference from Pennsylvania |
|---|---|---|
| Delaware | $49 | -27% |
| Maryland | $62 | -7% |
| New Jersey | $62 | -7% |
| New York | $77 | +15% |
| Ohio | $67 | 0% |
Note: The above pricing information is based on a 2025 survey of home warranty buyers nationwide.
Regional Pennsylvania Coverage Guide
Pennsylvania’s climate can vary significantly, from hot and humid summers to snowy, frigid winters. Understanding your area’s conditions can help you choose home warranty coverage that best suits your needs.
Western Pennsylvania
In cities like Pittsburgh, Erie, and Johnstown, long, snowy winters and frequent freeze-thaw cycles can put heavy strain on your home’s heating systems, plumbing, and roofing. Many homes in this region are decades old, which increases the likelihood of breakdowns in essential systems. Homeowners in this region can benefit most from combined coverage for heating and plumbing, with added roof leak protection. In addition, sump pump and water heater coverage can help guard against basement flooding from snowmelt and aging water systems.
Central Pennsylvania
Central Pennsylvania, which includes Harrisburg, State College, and Altoona, experiences both hot summers and cold winters, which can put steady wear on HVAC systems, water heaters, and plumbing. The region’s mix of suburban and rural homes means some homeowners also depend on well pumps and septic systems. A solid home warranty plan in this area should include system protection for your home’s HVAC, water heater, and plumbing. We also recommend considering optional add-ons for well pumps and septic systems for homes located farther from urban centers.
Eastern Pennsylvania
Eastern Pennsylvania’s urban hubs, including Philadelphia, Allentown, and Reading, are densely populated and feature a range of home styles and ages. High humidity in summer and icy conditions in winter make HVAC systems and electrical panels vulnerable to overwork and surge damage. For this region, consider combined home warranties that include HVAC, electrical, and appliance protection. Add-on roof leak protection can also provide added protection, particularly during severe weather seasons.
Northeastern Pennsylvania
In cities like Scranton, Wilkes-Barre, and the Pocono Mountains, residents deal with harsh winters, heavy snowfall, and seasonal flooding from snowmelt and spring rains. Homes in this mountainous region are often built on sloped terrain, which increases the risk of basement flooding. Older heating systems may also struggle with extended periods of freezing temperatures. We recommend homeowners in northeastern Pennsylvania consider a system plan with strong heating and plumbing coverage and added sump pump protection. Additional add-ons, like roof leak, septic system, and well pump protection, can offer extra security during prolonged cold spells and wet seasons.
Survey Insights from Pennsylvania Homeowners
Our 2025 home warranty survey provided valuable insight into Pennsylvania homeowners and their shopping habits and experiences with home warranties. For 62% of state respondents, protecting aging systems and appliances was the main reason for purchasing coverage. This aligns with the 83% of Pennsylvania policyholders who reported living in a pre-owned home, where having aging equipment is more common. To maximize protection, 69% of state respondents chose a combination plan that covers both systems and appliances.
Pennsylvania homeowners most often prioritized heating or furnace systems and electrical systems when selecting coverage. For appliances, water heaters and refrigerators topped the list of important items. Add-on coverage was also popular, with roof leak protection being the most frequently selected option. Other common choices included secondary appliance protection, supplemental system coverage, and septic tank add-ons.
Overall, Pennsylvania residents reported being happy with their home warranty plans—82% said they were either very satisfied or satisfied. Nearly 64% of current policyholders said they plan to renew coverage when their term ends. Claims success rates were high as well, with 87% of respondents reporting that their most recent claim was approved. Of those, 40% of policyholders had their issue resolved with a repair, while 34% received a full replacement.
How We Collected Our Survey Data
In 2025, we surveyed 2,000 home warranty plan holders across all 50 U.S. states to better understand their experiences. We asked why homeowners chose to purchase a warranty, if they’re satisfied with their coverage, and about claims and customer service experiences. We also looked at how pricing, add-on choices, and renewal plans have influenced their decisions.
Is a Pennsylvania Home Warranty Worth It?
While you may pay several hundreds of dollars per year for a home warranty, this coverage can offer Pennsylvania homeowners some key benefits.
- Protection for older homes: If you live in an older home, there’s a chance a major system, such as your HVAC unit or electrical system, could break at any time. With a home warranty, your repair will likely be covered. Over the years, as your appliances and systems age, a warranty can cover most, if not all, of the replacement costs.
- Budget-friendly maintenance: Instead of a large, unexpected repair bill when an appliance or system breaks, you’ll have a manageable monthly or annual warranty charge, plus your service call fee.
- Weather-related deterioration: The diverse weather in the Keystone State can put a strain on your home’s systems, such as plumbing, heating, and air. The cold, snowy winters and long, humid summers may cause your systems or appliances to break down more frequently than someone living in a state with a more moderate climate. A home warranty can provide peace of mind by covering these repairs.
Quick Tip
- When shopping for a home warranty, keep in mind that Pennsylvania’s cold winters can strain heating systems, roofs, and plumbing. Plus, packed snow and freezing pipes can lead to unwanted leaks.
Advice From Pennsylvania Homeowners
We spoke to several homeowners across the state of Pennsylvania for insight into why you might consider a home warranty if you own a home there.
“As someone living in Southwestern PA, we get both very hot and humid summers as well as cold, snowy winters. I’ve had my furnace give out twice in December (once due to a gas leak that forced us to turn the gas off—another time because the furnace control board malfunctioned and had to be replaced). I had to scramble and use a bunch of space heaters in the interim, which wasn’t cost-effective and had a fire risk that made me anxious.”
—Pennsylvania homeowner
All of the recommended providers on our list offer heating coverage with their systems plans. Given the state’s inevitable breakdowns during long, cold winters, you might consider the convenience of a home warranty to get a repairman out to fix your issue quickly.
“As a Pennsylvania homeowner, one common challenge is finding trustworthy and quality contractors at a fair value. Even with referrals, every homeowner has different expectations of quality and expense.” —Pennsylvania homeowner
Our recommended home warranty providers work with large networks of thousands of reputable contractors, so with a home warranty, you don’t have to worry about finding someone reputable. You can file a claim on the online portal and let the home warranty company worry about the rest.
FAQs About Home Warranties in Pennsylvania
When can I purchase a home warranty in Pennsylvania?
As a homeowner, you can purchase a warranty at any time, whether that’s immediately after buying a home or after years of ownership. As a real estate agent or home seller, you may want to purchase a plan while the house is on the market and include it in the sale as an incentive. If a potential buyer sees your home has protection while others don’t, they may be more inclined to purchase it.
Do I need a home inspection if I get a home warranty in Pennsylvania?
No, you don’t need a home inspection if you’re considering a home warranty in Pennsylvania. Some providers waive their waiting period if you provide them with a recent home inspection. However, providers may request your system and appliance maintenance records if they believe the item has preexisting conditions.
When can I start using my home warranty in Pennsylvania?
Most Pennsylvania home warranties follow the 30-day rule, where coverage starts 30 days after purchasing the plan. However, some companies will waive the waiting period if a different provider was protecting your home immediately before you purchased a new plan.
Do I need a Pennsylvania home warranty when my systems and appliances are new?
Yes, we recommend getting home warranty coverage in Pennsylvania even with new systems and appliances. No home systems or appliances are immune to breakdowns, and items will eventually break due to normal wear and tear.
Are home warranties regulated in Pennsylvania?
Pennsylvania doesn’t regulate home service contracts the way it does insurance products, but home warranty companies are still subject to general business oversight. If you have an issue with your contract or service, you can contact the Pennsylvania Office of the Attorney General or the Pennsylvania Insurance Department for help.
How We Evaluated Home Warranty Providers
To find the top Pennsylvania home warranty companies, we researched options in the state, simulated the process of shopping for quotes, and spoke with industry professionals to identify common repairs and replacements.
We back up our home warranty ratings and recommendations with a detailed rating methodology to objectively score each provider. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts from each company, and conducting focus groups and consumer surveys. We then score each provider against our review standards for coverage, cost, trustworthiness, plan transparency, customer support, and flexibility to arrive at a final score on a 5-point rating scale.
