A home warranty is a service contract between you and a provider that covers repair costs on selected home items, including major appliances and home systems (such as air conditioning). Home warranties typically cover breakdowns due to routine wear and tear.
The This Old House Reviews Team researched dozens of home warranty companies on a variety of factors, including coverage plans and pricing, to help you find the best home warranty for your home.
Best Home Warranty Companies of 2022
The home warranty companies with the best ratings include the following:
- American Home Shield: Best Overall
- Select Home Warranty: Best Value
- Liberty Home Guard: Most Responsive
- America’s First Choice Home Club: Best for Customization
- First American Home Warranty: Best Appliance Coverage
- Cinch Home Services: Best Additional Perks
- 2-10 Home Buyers Warranty: Cheapest Appliance Plan
|Link||Superlative||Monthly Cost||Service Fee||BBB Rating|
|American Home Shield||VISIT SITE||Best Overall||$40–$58||$75–$125||B|
|Select Home Warranty||VISIT SITE||Best Value||$36–$38||$60–$75||B|
|Liberty Home Guard||VISIT SITE||Most Responsive||$40–$60||$65–$125||A-|
|AFC Home Club||VISIT SITE||Best for Customization||$38–$54||$75–$125||B|
|American Residential Warranty||VISIT SITE||Affordable Service Call Fees||$39-$65||$55||A+|
|First American Home Warranty||VISIT SITE||Best Appliance Coverage||$36–$38||$75||B|
|Cinch Home Services||VISIT SITE||Best Additional Perks||$35–$62||$100–$150||B|
|2-10 Home Buyers Warranty||VISIT SITE||Cheapest Appliances Plan||$22–$60||$65–$100||B|
|American Home Shield|
|Select Home Warranty|
|Liberty Home Guard|
|AFC Home Club|
|Superlative||Best for Customization|
|American Residential Warranty|
|Superlative||Affordable Service Call Fees|
|First American Home Warranty|
|Superlative||Best Appliance Coverage|
|Cinch Home Services|
|Superlative||Best Additional Perks|
American Home Shield: Best Overall
- Response Time: 48 hours
- State Availability: 49 states (excluding Alaska)
American Home Shield (AHS) has the best rating based on our home warranty review methodology. It earned 94 out of 100 available points. We named it “Best Overall” due to its comprehensive coverage, flexible service fees, and excellent industry reputation.
AHS plans provide comprehensive coverage, and even its basic plan, ShieldSilver, covers your HVAC system. The flexible service fees allow you to customize your monthly premium to fit your budget. Additionally, if you have trusted contractors in your area, you can choose them for covered repairs.
Pros and Cons
Take a look at the pros and cons of American Home Shield’s coverage:
Plans and Pricing
American Home Shield offers three comprehensive plans: ShieldSilver, ShieldGold, and ShieldPlatinum. ShieldSilver covers built-in systems and doesn’t impose a coverage cap. ShieldGold has a $3,000 coverage limit on home appliances and doesn’t include an HVAC tune-up. ShieldPlatinum raises that coverage limit to $6,000 per appliance, plus roof-leak coverage, up to $1,000 in code upgrades, an HVAC tune-up, and air filter discounts.
You can choose a service call fee of $75, $100, or $125. AHS allows customers to choose the service fee they want to pay—a higher service fee will result in a lower monthly premium and vice versa. Compare the monthly costs of AHS’ plans below. All AHS’ plans come with a 30-day workmanship guarantee.
Here are details on the covered items in each of American Home Shield’s plans:
- ShieldSilver ($29.99–$44.99 per month): Covers home systems, such as heating, cooling, and electrical
- ShieldGold ($39.99–$54.99 per month): Covers major systems and appliances, such as air conditioning, roof leaks, and plumbing
- ShieldPlatinum ($59.99–$74.99 per month): Covers systems and appliances and includes additional benefits, such as $1,500 for roof-leak repairs
- Optional Add-Ons: Electronics, pools/spas, guest units, septic pumps, and well pumps
Limited Offer: Get $50 Off!
Select Home Warranty: Best Value
- Response Time: 12 hours
- State Availability: 46 states (excluding Nevada, New Mexico, Washington, and Wisconsin)
We awarded Select Home Warranty 89 out of 100 points and named it the “Best Value” out of all the home warranty companies we reviewed. Select Home Warranty is a great option if you’re looking for an affordable home warranty since all its plans are less than $50 per month and include free roof-leak coverage (up to $400 annually). This benefit isn’t typically offered by home warranty companies without an additional fee.
Pros and Cons
Compare the pros and cons of Select Home Warranty:
Plans and Pricing
Select Home Warranty offers three plan options: Bronze Care, Gold Care, and Platinum Care. All of Select’s plans require a $75 service call fee per claim. HVAC systems are covered up to $2,000, and plumbing, electrical, and appliances are covered up to $500 per item. Select’s plans include a 30-day workmanship guarantee.
Here are more details about Select Home Warranty’s plans:
- Bronze Care ($41.67 per month): Covers appliances, such as clothes washers and dryers, garbage disposals, refrigerators, and cooktops
- Gold Care ($41.67 per month): Covers systems, such as air conditioning, heating, plumbing, electrical systems, water heaters, and ductwork
- Platinum Care ($46.08 per month): Covers all the appliances and built-in systems in the Bronze and Gold Care plans, plus garage door openers and ceiling fans
- Optional Add-Ons: Central vacuums, lawn sprinkler systems, pools, spas, stand-alone freezers, sump pumps, and well pumps
Use Code HOUSE25 for $150 Off & 2 Months Free
Liberty Home Guard: Most Responsive
- Response Time: 48 hours
- State Availability: 48 states (excluding Washington and Wisconsin)
Liberty Home Guard (LHG) earned 87 out of 100 points in our rating system and won the title of “Most Responsive” due to its live-chat customer service feature. This benefit isn’t yet commonplace among home warranty providers, and many customers appreciate the ease of communication when questions arise.
Pros and Cons
You can review Liberty Home Guard’s pros and cons below:
Plans and Pricing
Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. Unlike providers with a flexible service call fee, LHG assigns a service call fee to your account based on your plan, add-on selections, and the location of your home. According to the company, service fees range from $65 to $125. All LHG’s covered items are subject to a $2,000 coverage cap and come with a 60-day workmanship guarantee.
Here are details on LHG’s plans and optional add-on coverage:
- Appliance Guard ($69.99 per month): Covers appliances, such as dishwashers, clothes washers, and dryers
- Systems Guard ($74.99 per month): Covers built-in systems, such as air conditioning, heating, ductwork, and water heater
- Total Home Guard ($79.99 per month): Covers all the items in the Appliance and Systems Guard plans
- Optional Add-Ons: Up to 38 options, including pest control, re-key service, gutter cleaning, floor cleaning, and generator coverage
$200 Off + 1 Month Free + Free Roof Coverage
America’s First Choice Home Club: Best for Customization
- Response Time: 2 business hours
- State Availability: 49 states (excluding Hawaii)
America’s 1st Choice Home Club (AFC Home Club) made it onto our list thanks to its customization options for add-ons and its four distinct plans. In our review standards, the company earned a score of 90 out of 100 and the designation of “Best for Customization.” Along with its flexible service call fee model, the variety of plans offered by AFC Home Club is ideal for homeowners who want a personalized home warranty package and pricing.
Pros and Cons
Below you’ll find a few notable pros and cons of AFC Home Club’s coverage:
Plans and Pricing
AFC Home Club offers a portfolio of four plan options: a Platinum Plan, Gold Plan, Silver Plan, and Systems Plan. AFC Home Club offers a flexible service call fee model with options at $75, $100, and $125. Appliances are subject to a $2,000 coverage cap, and the coverage cap is set for each built-in system separately based on its depreciated value. All repairs and replacements are protected by a plan-length workmanship guarantee.
Here are details on each plan offered by AFC Home Club:
- Silver Plan ($33–$37.67 per month): Covers appliances, such as clothes washer, clothes dryer, garbage disposal, and dishwasher
- Systems Plan ($40–$44.75 per month): Covers systems, such as air conditioning, heating, water heaters, and plumbing
- Gold Plan ($47.08–$51.83 per month): Covers both appliances and systems, such as electrical, ductwork, oven, range, plumbing stoppages, and garage door openers
- Platinum Plan ($51.83–$56.50 per month): Covers all items and systems included with the Gold Plan, plus a built-in microwave and ice maker
- Optional Add-Ons: Sump pump, septic system, central vacuum, pool, spa, stand-alone freezer, and roof leak repair
Save up to $150!
First American Home Warranty: Best Appliance Coverage
- Response Time: 24–48 hours
- State Availability: 35 states (excluding Alaska, Connecticut, Delaware, Hawaii, Illinois, Louisiana, Maine, Massachusetts, Minnesota, New Hampshire, New York, North Dakota, Rhode Island, Vermont, and Wisconsin)
First American Home Warranty earned 88 out of 100 points in our review standards. What makes First American Home Warranty a stand-out is its affordably priced Basic Plan, which covers appliances for about $36 per month. It also offers an optional First-Class Upgrade, which protects systems and appliances that were improperly maintained, modified, or installed—a rarity in the home warranty business.
Pros and Cons
Compare the pros and cons of First American Home Warranty:
Plans and Pricing
First American Home Warranty offers two plans: the Basic Plan and the Total Plan. Both plans include an $85 service fee. The coverage limit for appliances is set at $3,500 per item, and the company doesn’t outline hard limits for built-in systems coverage. All covered repairs are protected for 30 days.
Here are more details about First American’s plan coverage:
- Basic Plan ($36.00 per month): Covers appliances, such as garbage disposals, dishwashers, oven/ranges, and refrigerators
- Premier Plan ($46.50 per month): Covers all of the appliances in the Basic Plan plus built-in systems, such as ductwork and electrical
- Optional Add-Ons: Central air conditioning, additional refrigerators, pool and spa equipment, well pumps, First-Class Upgrade, septic tank systems, and HVAC tune-ups
$100 Instant Online Discount
Cinch Home Services: Best Additional Perks
- Response Time: 2 business hours or 24 hours outside business hours
- State Availability: 48 states (excluding Alaska and Hawaii)
Cinch Home Services (CHS) earned 88 out of 100 points in our review standards. The company brings a lot to the table, including its lengthy 180-day workmanship guarantee, which is significantly longer than the industry standard of 30 days. It also offers a unique $500 home insurance deductible reimbursement that comes with the Complete Home Plan. We recommend this provider to homeowners who want to get the most out of their plan with a lengthy reservicing guarantee.
Pros and Cons
You can review Cinch Home Services’ pros and cons below:
Plans and Pricing
Cinch Home Services offers three plans: the Appliances Plan, Built-In Systems Plan, and Complete Home Plan. Cinch also offers a flexible service call fee model, and its options for service fees are $100, $125, and $150. Cinch’s workmanship guarantee is valid for 180-days (six months) after the original repair date. The company sets its coverage caps at $1,500 for central air conditioning and $1,000 for plumbing systems, which will be subtracted from the policy’s total coverage limit of $10,000 for all covered items.
Here are more details about Cinch Home Services’ plans:
- Appliances Plan ($27.99–$50.99 per month): Covers appliances, such as clothes dryer, washer, built-in food center, freestanding ice maker, microwave, and refrigerator
- Built-In Systems ($32.99–$57.99 per month): Covers built-in systems, such as water heater, air conditioner, built-in trash compactor, smoke detector, and jetted tub
- Complete Home ($39.99–$67.99 per month): Covers all the items in the earlier plans, plus up to $500 per term for a homeowners insurance deductible reimbursement
- Optional Add-Ons ($4.58 to $22 depending on the item): Pools, spas, pools with spas (heater included), septic tanks, well pumps, and a Premier Upgrade Package (increases limits up to $1,000 to help pay for unforeseen costs during a claim, such as debris removal or code upgrades)
First Two Months Free on All Plans (Exclusions Apply)
2-10 Home Buyers Warranty: Cheapest Appliance Plan
- Response Time: 48 hours
- State Availability: 42 (excluding Alaska, Hawaii, Montana, New Hampshire, North Dakota, Oklahoma, South Dakota, and Wyoming)
2-10 Home Buyers Warranty earned 93 out of 100 available points in our rating system. Not only does it offer an affordably priced appliance plan, but its customizable service call fee, competitive add-on options, comprehensive policies, and easy-to-understand coverage caps make it a worthwhile consideration for any homeowner.
Pros and Cons
Take a look at 2-10 Home Buyers Warranty’s notable pros and cons:
Plans and Pricing
2-10 Home Buyers Warranty offers three plan options: Simply Kitchen, Complete Home, and Pinnacle Home. Simply Kitchen covers appliances, such as your range, dishwasher, and built-in microwave. Complete Home covers all the items in the Simply Kitchen plan, plus six built-in systems. Pinnacle Home is 2-10’s most comprehensive policy, and it covers all the items in the previous plans, plus concrete or encased systems, disposal fees, crane costs, and more.
2-10 offers a flexible service call fee model, which means you can select a $65, $85, or $100 service call fee. Like other companies with flexible service call fees, the higher your service call fee, the lower your monthly fees will be.
You can compare 2-10’s monthly prices below:
- Simply Kitchen ($15.49–$25.18 per month): Covers appliances, including built-in microwave, cooktop, dishwasher, oven, range, and refrigerator with ice maker
- Complete Home ($47.09–$56.94 per month): Covers appliances and home systems, including all the items in the Simply Kitchen plan, plus air conditioning, electrical, heating system, interior gas lines, plumbing, electrical, and thermostats
- Pinnacle Home ($62.41–$72.27 per month): Covers all the items in the two earlier plans, plus attic and bathroom exhaust fans; burglar and fire alarms; concrete encased or concealed water lines; concrete encased or concealed wiring; cosmetic appliance parts; crane costs; electrical cut-off switches; faucets and faucet handles; filters, gas, waste and vent piping leaks or breaks in the plumbing system; haul away/disposal fees; interior and exterior hose bibbs; PEX manifold plumbing system; refrigerant recovery and recharge up to $150; shower heads, shower arms and tub spouts; and washer and dryer
- Optional Add-Ons: Additional freestanding freezer, additional refrigerator, additional wet bar refrigerator, additional wine cooler, extended pipe leak, garage door opener, HVAC surplus, luxury package (increases coverage limits), pool, preseason HVAC tune-up, roof leak, septic system, washer and dryer, water softener, and well pump
The best home warranty company for you depends on your unique coverage needs and budget. Your home is one of your most valuable assets—it deserves a reputable warranty provider to help keep your appliances and home systems running smoothly. It’s important to choose a home warranty company that offers excellent customer service, comprehensive coverage for the items you have in your home, and affordable plans and service call fees.
We recommend American Home Shield for its generous coverage, flexible contractor options, and customizable service fee. If AHS isn’t the perfect fit for you, First American Home Warranty is a top pick for added appliance protection if you have a long list of appliances you want included in coverage. Similarly, Liberty Home Guard is worth consideration for any homeowner who wants the ability to customize their plan with extensive add-ons.
Before making your final choice, we recommend getting at least three quotes to ensure you find the best price and protection plan for your home. Once you’ve received your personalized quotes, we suggest carefully reading and comparing the service contracts to choose the one that has the best coverage and service for your budget and home.
Best Home Warranty Comparison
|Provider||Best For||Monthly Cost||Service Fee||BBB Rating||States Not Covered|
|American Home Shield||Best Overall||$29.99–$74.99||$75–$125||B||AK|
|Select Home Warranty||Best Value||$41.67–$46.08||$60–$75||C||NV, NM, WA, WY|
|Liberty Home Guard||Most Responsive||$69.99–$79.99||$65–$125||A+||WA, WI|
|AFC Home Club||Best for Customization||$33.00–56.50||$75–$125||B||HI|
|First American||Best Appliance Coverage||$36.00–$46.50||$75.00||B||AK, CT, DE, HI, IL, LA, ME, MA, MN, NH, NY, ND, RI, VT, WI|
|Cinch Home Services||Best Additional Perks||$27.99–$67.99||$100–$150||B||AK, HI|
|2-10 Home Buyers Warranty||Cheapest Appliances Plan||$15.49–$72.27||$65–$100||B+||AK, HI, MT, NH, ND, OK, SD, WY|
How to Choose the Best Home Warranty
Different homeowners will purchase a home warranty for different reasons, so here are some tips for finding the best home warranty for your specific coverage needs:
- Determine your coverage needs: Determine which items in your home you want to protect before deciding on a plan. Many companies have plans that cover appliances only, plans that cover systems only, and plans that cover both systems and appliances.
- Request multiple quotes: Request quotes from at least three providers before making your final decision. Timothy Meenan, JD, who serves as executive director and general counsel for the Service Contract Industry Council (SCIC), recommends that homeowners shop around because there may be another provider with similar coverage at a lower price. He noted that providers are competitive and “trying to do things better, faster, cheaper, and give more consumer choice.”
- Read sample contracts: Comparing contract details for several home warranty providers is a great way to determine which home warranty is best for your needs. All home warranty companies provide a sample contract, which details home warranty coverage limits, exclusions, and the provider’s claims process.
Are Home Warranties Worth It?
Home warranties are worth it if you aren’t financially prepared for unpredictable repairs and replacements for your most-used appliances and home systems. When we surveyed 1,000 homeowners in 2021, we found that more than 74% of respondents had spent at least $400 on a home repair, and 27% of these homeowners spent more than $1,000 on a repair. Home warranties can help defray these expenses and give you peace of mind. According to House Method’s analysis of the average cost of a home warranty in every state, the annual price of a plan generally falls in the range of $600–$800 no matter where you live, making it likely that you will come out ahead if you unexpectedly need to repair or replace a major system or appliance.
However, if you have a significant financial nest egg set aside for home repairs or your appliances and systems are protected by manufacturers’ or installation warranties, a home warranty isn’t going to be worth it for you. Home warranty contracts stipulate that any item currently covered by another warranty is not covered.
Learn More: Are Home Warranties Worth It?
How Do Home Warranties Work?
When a home system or major appliance breaks down due to normal wear and tear, you can call your home warranty company to file a claim or submit a service request online. Your company will respond to your service request within a specified timeframe, which is typically less than 48 hours. If a contractor can’t be located within this time frame, the company may allow you to choose an approved contractor of your choice.
After the company responds to your request, it will forward your claim to an approved contractor who will schedule with you directly. At this initial visit, the technician will access, diagnose, and determine whether the malfunction is the result of a covered issue. Minor repairs will typically be completed during this initial visit if the claim is approved, while other repairs or replacements may require an additional visit to order the necessary parts.
It’s typical for home warranty companies to offer a 30-day workmanship guarantee after they’ve completed a covered repair. This guarantee means your contractor will assess the issue and provide service without an additional service charge.
Learn More: How Does A Home Warranty Work?
How Are Home Warranties Regulated?
Each state regulates home warranty and service contract licensure independently. For example, in Texas, the Department of Licensing and Regulation handles service contracts, whereas in Arizona, it’s regulated by the Consumer Protection Division of the Department of Insurance. According to Meenan, some states, such as Pennsylvania, have a more hands-off approach, whereas states such as Florida and California can be more difficult for new providers to get licensed.
Many states do have similar rules based on the Service Contract Model Act that the SCIC and the National Association of Insurance Commissioners (NAIC) promoted to state legislatures. Since 1988, the SCIC has worked to promote industry regulation nationwide. Regulation provides assurance that you can trust that your home warranty provider is financially sound and can follow through on its promises. State regulations also ensure various consumer protections, such as these measures:
- Contracts that are clear and use easy-to-read print
- Extensive disclosures of what is covered and excluded
- The ability to cancel and receive a full refund within a certain time period (typically 30 to 45 days)
While you’re shopping for a home warranty policy, it’s a good idea to check with your state’s regulatory body to confirm the provider is licensed to operate in your state. You can also read through a sample contract, many of which have state-specific clauses that clarify the protections and exclusions you are subject to.
What Do Home Warranties Cover?
Typically, a home warranty plan covers the repair, service, or replacement of major home systems and appliances. However, many companies split coverage options into systems plans, appliance plans, and combination plans.
The most common systems and appliances covered under home warranty plans include:
- Air conditioning
- Built-in microwaves
- Clothes dryers
- Clothes washers
- Garbage disposals
- Heating system
- Water heaters
Learn More: What Does a Home Warranty Cover?
What Do Home Warranties Typically Not Cover?
Home warranties typically do not cover built-in systems and appliances that have been modified incorrectly or improperly installed or that suffer malfunctions as a result of neglect, misuse, accidental damage, or an “act of God.” It’s important to read service contracts carefully because the terms can vary considerably.
As a general rule, home warranties do not cover structural elements. Home warranties also don’t cover any item that’s protected by a manufacturer’s warranty.
How Much Does a Home Warranty Cost?
A home warranty typically costs $465–$760 per year according to quotes we’ve requested from providers across the nation. It’s important to factor in service fees when determining the price of your home warranty. These charges are an added cost each time your home needs repairs and replacements. After requesting quotes from 57 home warranty providers, we found that the range of service call fees typically falls within $65–$125.
According to our research on more than 57 home warranty companies, 12 home warranty companies allow you to choose your own service call fee. Lower service fees can make your monthly fees more expensive, which is an important consideration if you plan on making several service requests throughout your home warranty term. However, if you choose a higher service fee, your monthly cost will likely be lower. Just remember that when you choose a high service fee, you’ll pay more for a technician’s visit.
Learn More: How Much Does a Home Warranty Cost?
What Are Common Home Warranty Complaints?
In researching hundreds of third-party customer reviews, we have learned these are some of the common home warranty complaints:
- Slow or refused claims payouts
- Inexperienced technicians
- Long wait times for replacements on appliances or parts
- Unclear coverage limits
- Slow responses to complaints
These traits are the hallmarks of poor service from a home warranty and are certainly not true for every provider on the market. We recommend that you ask questions about policies on claims, wait times, and coverage limits before buying to be sure you are aware of your home warranty company’s terms.
Frequently Asked Questions
Our Rating Methodology
The This Old House Reviews Team is committed to providing comprehensive and unbiased reviews to our readers, and we aim to provide transparency in our review standards and research process.
Our research process includes speaking with representatives from more than 40 home warranty providers, requesting quotes, and asking clarifying questions to gain insight into each provider’s benefits and downsides. We also analyze sample contracts from each company to understand specific coverage terms.
To rate companies, we apply the data we have gathered to our review standards. These standards are on a 100-point scoring system, which is detailed below:
- Coverage (35 points): Providers are scored based on breadth and depth of coverage. We focused on key home systems (HVAC, plumbing, and electrical), essential appliances (refrigerator, ovens, and laundry machines), and unique coverage items (such as roof-leak coverage and code violation allowances). Coverage scores are weighted by taking into account coverage caps and other limiting factors, meaning providers with greater range of coverage and higher coverage caps score the highest.
- Value (30 points): A company’s plan value is a reflection of how well it serves the customer in comparison to what the customer pays for the policy. We accounted for monthly costs, service call fees, and cost flexibility (such as customizable service call fees, discounts, and multi-year policies).
- Trustworthiness and Transparency (21 points): Trustworthiness and transparency are a reflection of how well the provider considers the customer’s interests. We scored items such as the length of workmanship guarantees, online availability of a sample contract, policy change flexibility, and ease of cancellation. Additionally, we scored items that reflect industry reputation and customer satisfaction, including analyzing brand reputation across the Better Business Bureau and third-party customer review aggregators.
- Availability and Service (14 points): Quality of customer service is key to customer satisfaction. We dug into each provider’s guaranteed response times, claims processes, service flexibility, emergency availability, and more.
To share feedback or ask a question about this article, send a note to our Reviews Team at email@example.com.