To help homeowners choose the right home protection plan, the This Old House Reviews Team reviewed the best home warranty companies in California. We considered the number and quality of plan options, customer service ratings, pricing, availability by state, and other factors to determine which providers are the best. Read on to compare plans, pricing, and coverage.


California’s Top 6 Home Warranty Companies

The best home warranty companies provide comprehensive coverage, affordable plans, and around-the-clock customer service. The highest rated home warranty companies in California include these:


American Home Shield

We believe American Home Shield is the best home warranty company in California. It’s an industry leader and the oldest home warranty provider in the business. Since 1971, American Home Shield has earned a positive reputation for its customer service and comprehensive coverage plans.

Pros and Cons

✔ Offers roof leak coverage
✔ Covers undetectable pre-existing conditions and items without maintenance records
✔ Allows customers to choose their own service fee
✘ Its monthly premiums are higher than some competitors

Plans and Pricing

The company offers three plan options: ShieldPlatinum, ShieldGold, and ShieldSilver. The ShieldPlatinum plan is the most comprehensive plan offered by AHS, covering 23 essential home systems and including coverage for maintenance services, such as rekey, an HVAC tune-up, and air filter discounts.

American Home Shield also offers five optional add-ons that you can add to each plan: Pool and spa, well pump, electronics plan, guest unit under 750 square feet, septic pump

American Home Shield plans range from $40–$58 per month, and its service fees range between $75 and $125. By choosing a lower service fee, you may pay slightly more on your premium, while a higher service fee can decrease your monthly premium.

To get a free quote from American Home Shield, call 844-529-9298 or fill out a simple form.

Learn more: American Home Shield Review


Choice Home Warranty

Choice Home Warranty has an excellent basic plan that covers a combination of built-in systems and appliances at an affordable price point. For less than $50 per month, homeowners can cover 14 home essentials, including your heating system, ductwork, cooktop, and whirlpool bathtub.

Pros and Cons

✔ Plans less than $55 per month
✔ Up to $3,000 in coverage per item
✔ A small team of representatives consistently monitors each account so they can maintain a consistent point of contact with customers and promptly address any issues
✘ Pending legal action
✘ $85 service call fee is slightly higher than competitors that offer a $75 service call fee

Plans and Pricing

Choice Home Warranty offers two plans: the Basic Plan and the Total Plan. The Basic Plan covers 14 built-in systems and appliances, but it does not cover your washing machine, dryer, refrigerator, or air conditioner. The Total Plan expands coverage to these items.

You can also choose from several optional add-ons: Pool/spa, Limited roof leak, additional spa, stand-alone freezer, central vacuum, second refrigerator, well pump, septic system, sump pump, septic tank pumping

Both of Choice’s plans are less than $50 per month. The Basic Plan is $46.83 per month and the Total Plan is $54.75. Both plans come with an $85 service call fee.

To get a free quote from Choice Home Warranty, fill out this quick form.

Learn moreChoice Home Warranty Review

Note: Since 2019, Choice Home Warranty has been party to a pending class-action lawsuit in Arizona. The lawsuit alleges that the provider denied claims and didn’t follow through on its contractual obligations to homeowners. When we asked the company for comment, we were told that in 2021 the company approved 90% of over one million claims. To avoid denied claims, we recommend thoroughly reading your service agreement.


Liberty Home Guard

Liberty Home Guard earns its place on this list for its accessible customer service team. Like other providers, you can reach out by phone at any time to request service, but Liberty Home Guard also makes it possible to speak to a customer service representative through a built-in live chat feature on its website.

Pros and Cons

✔ 37 additional coverage options for unique items, such as pro-series appliances, saltwater pools, and pest control
✔ Can speak to a customer service representative via an instant messaging pop-up on the website
✔ 60-day workmanship guarantee, which means if a covered item breaks within 60 days of an approved claim, the provider will send out another technician free of charge
✘ Lack of transparency around your plan’s assigned service call fee during the quote process

Plans and Pricing

Liberty Home Guard offers three plan options: Appliance Guard, Systems Guard, and Total Home Guard. Appliance Guard covers appliances, such as your clothes washer and dryer while Systems Guard covers items such as your air conditioning, ductwork, and electrical system. Total Home Guard combines the coverage of the two earlier plans into one comprehensive package.

Liberty Home Guard also offers 37 additional coverage options that you can add to each plan: Pool and spa, additional spa, lawn sprinkler system, saltwater pool, generator, limited roof leak, re-key services, gutter cleaning, pest control, carpet cleaning, window washing/cleaning, electronics protection, central vacuum, stand-alone freezer, softener, swamp cooler, second refrigerator, trash compactor, in-fridge ice maker, freestanding ice maker, wine cooler/fridge, water dispenser water line, instant hot water dispenser, reverse osmosis water filter system, lighting fixtures, plumbing fixtures, sump pump, well pump, septic system pumping, ejector pump, grinder pump, pro-series refrigerator coverage, pro-series range/oven/cooktop coverage, pro-series dishwasher coverage, pro-series microwave, pro-series washing machines, and pro-series clothes dryer

Liberty Home Guard plans range from $64.99 to $74.99 a month. Your service call fee will be assigned to your account based on the location of your home, your plan, and any additional coverage items you select. According to a representative for the company, the fee will always fall between $65 and $125.

To request a personalized quote from Liberty Home Guard, fill out this quick form.

Learn more: Liberty Home Guard Review


Select Home Warranty

Select Home Warranty (SHW) offers some of the most affordable coverage in the home warranty industry. This not only includes the plans, but the deductibles also.

Pros & Cons

✔ Free roof coverage in every plan
✔ More than 10 add-on options
✔ 90-day repair guarantee
✘ Low coverage caps that leave the remaining repair costs up to the homeowner
✘ May be charged multiple service fees for one visit if that visit is for more than one repair

Plans & Pricing

SHW offers three plans—Bronze Care, Gold Care, and Platinum Care. Gold covers essential home systems, Bronze covers home appliances, and Platinum covers both.

You can also choose from this list of optional add-ons: Central vacuum, second refrigerator, stand-alone freezer, lawn sprinkler system, septic system coverage, refrigerator ice maker, plumbing fixtures, lighting fixtures, switches and outlets, pool and spa equipment, well pump, sump pump

All of SHW’s plans are under $40 a month. Bronze Care and Gold Care cost $35.85 a month, and Platinum Care costs $37.50 a month. Your service fee will be between $60 and $75 per visit.

For a free quote from Select Home Warranty, fill out this online form or call 888-370-3956.

Learn more: Select Home Warranty Review


First American Home Warranty

First American Home Warranty is another attractive and reputable option for California homeowners. Offering two plans, First American stands out for its affordability and value.

Pros & Cons

✔ Monthly fees below $50
✔ 24-hour claims
✔ First Class Upgrade package increases covered expenses
✘ Service call fee of $85 is slightly higher than average
✘ Air conditioning coverage is only available as an add-on

Plans & Pricing

First American offers two coverage options for homeowners. The Basic Plan, available for only $37 per month, offers appliance-only coverage, while the Premier Plan covers both appliances and systems. It’s important to note that air conditioning is not covered by either plan but is available as an add-on.

First American Home Warranty customers can also add coverage for the following items: Central air conditioning, second refrigerator, pool/spa equipment, well pump, first class upgrade package, septic system and pumping, HVAC tune-up

The First Class Upgrade package is really what sets First American Home Warranty apart from other companies featured on this list. If you expect to make a lot of renovations to your home, the First Class Upgrade package offers coverage for:

  • Expenses from using cranes to install systems and appliances
  • Pays up to $250 for permits
  • Pays for removal expenses of old appliances that need to be replaced
To request a free and customized quote for your home from First American Home Warranty, call 800-891-9778 or fill out this quick form.

Learn more: First American Home Warranty Review


Cinch Home Services

Cinch Home Services earns its spot on this list for its uncommon suite of additional benefits when you enroll in a policy. After more than 40 years of service in the contiguous United States, Cinch Home Services has maintained its reputation for providing reliable coverage to California homeowners. All of Cinch’s plans come with an air conditioner or water filter credit and a free water sensor.

Pros & Cons

✔ Offers coverage for unknown pre-existing conditions
✔ Discounts on new appliances
✔ Workmanship guarantee is 180 days
✘ Not many add-on coverage options
✘ Only available in the contiguous U.S.
✘ Lowest service fee is $100

Plans & Pricing

Cinch Home Services offers three plans. The Built-in Systems Plan covers exclusively systems, the Appliances Plan covers exclusively appliances, and the Complete Home Plan covers both.

Some optional add-on items for Cinch are: Spas, pools, septic tanks, well pumps

In general, customers will pay in between $35 and $62 per month for a plan. For a lower service fee, your monthly premiums will be higher, but if you select a higher deductible, your monthly premiums will be lower.

Reach out to Cinch Home Services by filling out this quick form or calling 844-979-0899 for a quote.

Learn more: Cinch Home Services Review


Our Conclusion

If you’re unsure which California home warranty company to go with, consider getting quotes from at least three providers. You’ll be able to compare coverage and choose a plan that fits within your budget. It’s also important to keep in mind that plan costs will vary depending on where you live and the type of coverage you select.

American Home Shield and Cinch Home Services are excellent options for homeowners who want to work with a decades-old home warranty provider, and Choice Home WarrantyFirst American Home Warranty, and Select Home Warranty all offer competitively priced plans for customers on a budget.


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.

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