Best Home Warranty Companies in California
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California’s high housing prices mean you’ll want to keep your home protected and its systems functioning at peak performance to protect your investment. Many California homeowners face costly repairs, such as plumbing issues, roof leaks, or appliance failure. Without adequate home warranty coverage, these surprise repairs can be financially painful and disrupt your life. Home warranty plans are an investment in your home’s long-term health and value.
After researching home warranty companies in California, we recommend American Home Shield (AHS) as our top choice. Our team rated 13 top home warranty companies to find the best options for California homeowners. We considered local homeowner needs, industry insights, and our secret shopping experiences. Using 31 key scoring factors, we narrowed our list to the top five companies.
Key Takeaways
- The best home warranty companies in California are American Home Shield and Liberty Home Guard, based on our research of 13 home warranty providers.
- A California home warranty costs $733 annually on average, or $48–$79 per month, depending on your provider and coverage.
- California’s diverse climate means homeowners should seek out specific coverage and request quotes from at least three of the providers below to save the most money.
Did You Know?
- In the last 30 days, more than 2,500 people bought home warranties from the above providers. Liberty Home Guard is our most popular provider, with 55% of buyers choosing to cover their homes with an LHG plan.
The 5 Best Home Warranty Companies in California
- American Home Shield: Best for Comprehensive Coverage
- Liberty Home Guard: Best Customer Support
- First American Home Warranty: Best for High-End Items
- 2-10 Home Buyers Warranty: Best Workmanship Guarantee
- Select Home Warranty: Best Budget Plan
AHS stands out for its comprehensive protection of essential home systems and appliances. In our survey of 1,000 homeowners, we found that 37.5% of respondents have a plan with American Home Shield, making it the most popular player in the industry. We also like Liberty Home Guard for its expansive add-on catalog, featuring high-end appliances and upgraded plumbing protection coverage.
Comparing California Home Warranty Companies
We surveyed 1,000 homeowners and learned that price was a top consideration when shopping for a home warranty. As of April 2024, the average cost of a home warranty plan in California is $64 per month. The table below compares the top California providers based on pricing and other key metrics, including response time and service fees:
| Company | BBB Rating | Monthly Cost in CA | Service Fee | Visit Site |
|---|---|---|---|---|
| NR** | $59–$69 | $65–$125 | VISIT SITE | |
| B | $49–$109 | $100–$125 | VISIT SITE | |
| B- | $45–$50 | $60–$75 | VISIT SITE | |
| B | $47–$87 | $100–$125 | VISIT SITE | |
| A | $22–$74 | $65–$100 | VISIT SITE |
| Star Rating | Monthly Cost in CA | Service Fee | Response Time | Link | ||
|---|---|---|---|---|---|---|
| Liberty Home Guard |  | $59–$69 | $65–$125 | Up to 48 hours | VISIT SITE | |
| American Home Shield |  | $49–$109 | $100–$125 | Up to 48 hours | VISIT SITE | |
| Select Home Warranty |  | $45–$50 | $60–$75 | 48-84 hours | VISIT SITE | |
| First American Home Warranty |  | $47–$87 | $100–$125 | 4-48 hours | VISIT SITE | |
| 2-10 Home Buyers Warranty |  | $22–$74 | $65–$100 | Up to 48 hours | VISIT SITE |
| Liberty Home Guard | |
|---|---|
| Logo |
 |
| Star Rating | |
| Monthly Cost in CA | $59–$69 |
| Service Fee | $65–$125 |
| Response Time | Up to 48 hours |
| American Home Shield | |
|---|---|
| Logo |
 |
| Star Rating | |
| Monthly Cost in CA | $49–$109 |
| Service Fee | $100–$125 |
| Response Time | Up to 48 hours |
| Select Home Warranty | |
|---|---|
| Logo |
|
| Star Rating | |
| Monthly Cost in CA | $45–$50 |
| Service Fee | $60–$75 |
| Response Time | 48-84 hours |
| First American Home Warranty | |
|---|---|
| Logo |
|
| Star Rating | |
| Monthly Cost in CA | $47–$87 |
| Service Fee | $100–$125 |
| Response Time | 4-48 hours |
| 2-10 Home Buyers Warranty | |
|---|---|
| Logo |
|
| Star Rating | |
| Monthly Cost in CA | $22–$74 |
| Service Fee | $65–$100 |
| Response Time | Up to 48 hours |
*We based the pricing information in this table and throughout the article on sample quotes we obtained for a 2,222-square-foot, single-family home in Santa Cruz, California. Your pricing may vary depending on your home’s location, size, type, and plan selections.
Our Home Warranty Research Process
Our selection process for the top California home warranty companies started with comprehensive research into homeowners’ pain points. We spoke with several industry experts, including real estate agents, home builders, and repair technicians. We contacted company representatives to discuss their plans, pulled sample quotes, and reviewed sample contract terms. We also conducted firsthand testing through secret shopping and tested the claim process of several home warranty companies.
We then scored each California provider against our detailed methodology in the following categories: coverage, cost, trustworthiness, plan transparency, customer support, and flexibility. During our evaluation, we considered California’s common appliance and system issues, checking for solid plumbing and roof-leak protection offered through base plans or add-ons. We compared premium costs against provided coverage, read third-party customer reviews, and considered claims processing times. We then awarded points for each category and converted scores to a final 5-star rating scale.
Our Home Warranty Experts
To gain key insights into the home warranty industry and what matters most to customers, we consulted over 15 professionals throughout our research process. We consulted the following two home warranty experts for insights on this article.
- Angel Conlin: Conlin serves as the Chief Insurance and Compliance Officer at Kin Insurance.
- Patrick Grayson: Grayson owns Stolco Designs, a construction company, and partners with Paramount Property Buyers, a real-estate business. Both businesses are based in Indianapolis, Indiana.
Reviews of the 5 Best California Home Warranty Companies
We’ve provided detailed reviews of our top California home warranty companies below.
American Home Shield
Best for Comprehensive Coverage
We recommend American Home Shield to California homeowners due to its comprehensive plumbing coverage at every plan level. The company offers add-on roof-leak coverage for its lowest plans but bundles it under its highest tier.
Monthly cost: $49–$109
Why We Chose American Home Shield
We scored American Home Shield 4.4 out of 5 stars in our review standards. Here’s how we rated it in key categories:
- Coverage (4.7 out of 5): American Home Shield scored high for including plumbing system coverage with every plan and roof-leak add-on protection.
- Value (4 out of 5): AHS lost points for its higher service fees and premium rates.
- Trustworthiness and Transparency (4.25 out of 5): We deducted points for the company’s lower third-party customer review scores.
- Availability and Service (4.7 out of 5): AHS received higher scores for its convenient 24/7 claims line and online claims process.
Pros and Cons
Plans and Cost
American Home Shield offers three plan options: ShieldSilver, ShieldGold, and ShieldPlatinum. After reviewing the American Home Shield sample contract, we learned that California homeowners receive plumbing system coverage with every plan level. The company does offer a system-only option, ShieldSilver, but only offers appliance protection under comprehensive plans. In addition, ShieldSilver and ShieldGold require a roof-leak add-on for coverage. ShieldPlatinum includes roof-leak coverage in its standard coverage. All plans include an industry-standard, 30-day workmanship guarantee.
We’ll outline American Home Shield’s coverage plans below:
- ShieldSilver: This plan covers home systems, such as heating, cooling, and plumbing.
- ShieldGold: This next coverage tier includes major home systems and appliances.
- ShieldPlatinum: The highest plan includes systems and appliances, plus additional benefits, such as $1,000 for roof-leak repairs.
The company offers a $100 or $125 service fee to help customize your costs. When we selected the lower service fee, the monthly costs increased. AHS doesn’t offer an annual premium, unlike most other providers with monthly and yearly options.
Here’s an overview of American Home Shield’s premiums and service fees:
Plan | Monthly Cost | Service Fee | Coverage Cap |
ShieldSilver | $49.99–$59.99 | $100–$125 | $5,000 |
ShieldGold | $69.99–$79.99 | $100–$125 | Systems: $5,000 Appliances: $2,000 |
ShieldPlatinum | $99.99–$109.99 | $100–$125 | Systems: $5,000 Appliances: $4,000 |
American Home Shield offers six add-on coverage options, one of the lowest offerings of the reviewed companies. Most home warranty companies provide an average of eight or more options. Roof-leak coverage adds $10 per month to your premiums, while pool and spa coverage costs $18 per month.
Additional add-on options include the following options:
- Guest unit
- Septic pump
- Well pump
Our Experience With American Home Shield
One of our team members filed a claim with American Home Shield for a leaky bathroom pipe. He submitted an online claim using the company’s claim portal and received text and email confirmations immediately afterward. A service technician contacted him within the hour to schedule a next-day repair. The technician completed the repair in two hours and only changed the service call fee.
To file a claim with AHS, call its phone number at 800-858-1922 or log into the account portal. In the account portal, you’ll select which property you need to be serviced and the item or system that needs to be repaired, and then you’ll schedule an appointment time.
Liberty Home Guard
Best Customer Support
We recommend Liberty Home Guard for California homeowners with unique coverage needs since it offers over 40 add-ons, the largest catalog in this review. Add-on coverage includes roof leaks, additional plumbing protection, and several pool options.
Monthly cost: $59–$69
How We Scored Liberty Home Guard
We scored Liberty Home Guard 4.5 out of 5 stars in our review standards. Here’s how LHG rated in key categories:
- Coverage (4.7 out of 5): The company received points for its specialized plans and extensive add-on selection.
- Value (4.25 out of 5): We deducted points for the company’s unclear service fee policy and lack of flexible fee options.
- Trustworthiness and Transparency (4.8 out of 5): LHG scored well for having the highest customer ratings for any home warranty provider on our list, maintaining a 4.6 or higher on many third-party review sites.
- Availability and Service (4.3 out of 5): We deducted points for its limited service technician policy.
Pros and Cons
Plans and Cost
Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. After reading the Liberty Home Guard sample contract, we learned that California homeowners receive plumbing coverage under two of the three available plans. However, plumbing receives a $500 cap, one of the lowest limits in this review. The company includes additional plumbing add-ons and protection for high-end appliances, pools, and roof leaks. Repairs include a 60-day workmanship guarantee, twice the industry standard.
Here’s a detailed LHG plan coverage:
- Appliance Guard: This coverage plan includes appliances, such as dishwashers, clothes washers, and dryers.
- Systems Guard: The next plan covers built-in systems, such as plumbing and water heaters.
- Total Home Guard: The plan offers maximum coverage and includes items from the Appliance Guard and Systems Guard plans.
Liberty offers monthly and annual premium plans. During our research, we learned that LHG includes two additional coverage months if you sign up for an annual plan. Unlike other providers that include flexible service call fees, LHG assigns a service fee based on your location, selected plan, and add-ons. When we spoke to an LHG representative, he explained that service call fees range from $65–$125.
Here’s an overview of LHG pricing:
Plan | Monthly Cost | Service Fee | Coverage Cap |
Appliance Guard | $59.99 | $65–$125 | $2,000 |
Systems Guard | $64.99 | $65–$125 | $2,000 (Plumbing & electrical: $500) |
Total Home Guard | $69.99 | $65–$125 | Coverage caps remain the same |
Liberty Home Guard includes 42 add-on options, more than the other reviewed providers. You can add roof-leak coverage for $11.99 per month and plumbing fixtures for $7.99. LHG highlighted the following options as popular for California homeowners:
- Pool and spa
- Lawn sprinkler system
- Pro-series refrigerator
- Pro-series oven
Our Experience With Liberty Home Guard
During secret shopping, we found the LHG customer support team very helpful and easy to reach. After calling LHG, we reached a representative in less than one minute. Each representative we spoke to was helpful and answered all of our questions. We also learned that the company limits service provider options to its network of technicians. You can select your own provider if the company can’t find an in-network technician near you.
You can file a claim with Liberty Home Guard by calling their phone number, using their mobile app, or accessing the online customer portal. Once in the customer portal, you’ll select your appliance or home system, explain the damage, and schedule a technician appointment.
First American Home Warranty
Best for High-End Items
2-10 Home Buyers Warranty
Best Workmanship Guarantee
Select Home Warranty
Best Budget Plan
How Much Does a Home Warranty Cost in California?
A California home warranty costs $61 per month on average, or $576-$948 per year, according to quotes we received from various companies. Select Home Warranty offers the best value in California, but lacks in coverage compared to other providers. Your final price will vary based on your plan, service call fees, location, and additional coverage options.
Below are some ways to get the most out of a home warranty within your budget:
- Choose an affordable service call fee: Some home warranty providers allow you to choose a higher or lower service fee to adjust your monthly premium. A higher service call fee will lower your monthly premium. A lower service call fee will help you save on technician visits. Note that a lower service fee raises your monthly premium.
- Limit add-on coverage: Add-ons can significantly raise your monthly premium if you’re not careful. Only purchase add-ons that give you the most value. However, some home warranty providers include roof-leak coverage for free, which can help you save on your monthly premium.
- Match coverage to your needs: Home warranty companies offer various coverage levels, with more comprehensive plans carrying the highest price tags. Patrick Grayson, owner of Stolco Designs, says when choosing a home warranty, compare coverage options across companies to find one that best fits your needs. If you only need appliance coverage, purchasing an appliance-only plan allows you to save on unnecessary item coverage. If you only need plumbing coverage, look for system-only coverage plans. Consider a comprehensive plan if you need extensive coverage for systems and appliances.
Is a Home Warranty Worth It in California?
For California homeowners, investing in home warranties can be worth it, as it provides added protection beyond your homeowners insurance and may help relieve the elevated cost of living. They fill in your home insurance gaps, covering necessary repairs and replacements after an appliance or home system breaks down from normal wear and tear.
Our research has shown that the vast majority of homeowners who purchase home warranties are happy with their decision. Our survey revealed that more than 92% of respondents were either satisfied or very satisfied with their home warranty plan.
To give you a sense of how unexpected repairs can impact your wallet and daily life, below are estimated costs for some of the most common system and appliance repairs in the state:
Gas Furnaces
A malfunctioning gas furnace can affect more than just your home’s temperature levels. A broken gas furnace could leak gas, releasing carbon dioxide into the air. These pollutants reduce air quality and pose a serious health risk for your loved ones. Basic repairs could cost $30–$150. However, if your gas furnace needs immediate replacement, your costs could range from $5,000–$13,000.
Ovens
A broken oven can impact your meal preparation routine and disrupt your daily life. While you may have alternative cooking options, such as microwaves or air fryers, you lose an essential appliance for substantial cooking and baking. While minor oven repairs could cost as little as $100, more significant issues could cost as much as $430. However, if you cannot repair your oven, you’ll invest between $400 and $3,000 for a replacement.
Plumbing Leaks
Plumbing leaks begin small but could escalate into major concerns. Leaking pipes waste your water supply, leading to higher water bills. Depending on the location, the leaking water could create mold or mildew growth, causing additional health concerns. Untreated leaks could cause extensive damage to your ceiling, floorboards, cabinetry, and other structural damage that could require further repairs. Leak repairs cost between $150 and $450, but major replacements could require up to $5,000 in unexpected costs.
Refrigerators
Refrigerator issues can interrupt your family’s life in several ways. Without reliable cold storage, food safety becomes a major concern. Food could become contaminated, leading to major health concerns. In addition, you could lose hundreds in perishable food and create unnecessary food waste. Without a home warranty, repairs could cost around $40–$350, while a new fridge could carry up to a $4,000 price tag.
Roof Leaks
Roof leaks plague many California homeowners due to varying conditions throughout the state. California receives 258 sunny days yearly, exceeding the 205-day national average. Constant sun exposure can cause shingles to wear down and warp, leading to more leak exposure. Additional regional conditions, such as high winds, saltwater damage, and vegetation growth, will take their toll on your roof. Repairs could range between $150 and $2,000 based on the damage. Partial to complete roof replacement costs fall between $3,800 and $10,000.
System and Add-On Coverage Costs by Provider
When considering home warranty plans in California, homeowners should evaluate their specific needs and regional challenges to determine which add-on coverages are most valuable for their situation.
Did You Know?
- Home warranties and home insurance cover different parts of your home for distinct circumstances. While home insurance typically covers damage to your home due to theft or natural disasters, home warranties cover major home systems and appliances from damage caused by wear and tear.
HVAC and AC coverage protects against breakdowns due to heat or corrosion, while plumbing and water heater coverage safeguards against hard water and mineral buildup issues. Electrical systems and garage door opener coverage offer peace of mind in areas prone to salt-air corrosion, wildfires, or earthquakes. Pool owners may benefit from coverage that helps manage costly repairs and maintenance, especially in regions with corrosive salt air.
Search the table below to find specific coverage options and costs for systems and add-on features.
| System | Liberty Home Guard | American Home Shield | Select Home Warranty | First American Home Warranty | 2-10 Home Buyers Warranty |
|---|---|---|---|---|---|
| AC Unit | Included: Systems ($65), Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Gold ($46), Platinum ($50) | Add-on $10/month | Add-on $10/month |
| Electrical | Included: Systems ($65), Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Gold ($46), Platinum ($50) | Included: Basic ($42), Premier ($52) | Included: Complete ($50), Pinnacle ($60) |
| Garage Opener | Included: Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Platinum ($50) | Included: Basic ($42), Premier ($52) | Add-on $3/month |
| HVAC | Included: Systems ($65), Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Gold ($46), Platinum ($50) | Add-on $10/month | Add-on $10/month |
| Plumbing | Included: Systems ($65), Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Gold ($46), Platinum ($50) | Included: Basic ($42), Premier ($52) | Included: Complete ($50), Pinnacle ($60) |
| Pool | Add-on $15/month | Add-on $15/month | Add-on $8.33/month | Add-on $15/month | Add-on $18/m freshwater $30/m saltwater |
| Water Heater | Included: Systems ($65), Total Home ($70) | Included: Gold ($70), Platinum ($100) | Included: Gold ($46), Platinum ($50) | Included: Basic ($42), Premier ($52) | Included: Complete ($50), Pinnacle ($60) |
*Cost estimates are based on average monthly coverage for a 2,000-square-foot home in Los Angeles, CA.
What Does a California Home Warranty Cover?
Home warranties in California protect essential appliances and systems in your home that suffer normal wear and tear. Typically, these plans cover essential components repair or a full item replacement.
- According to our survey data, over 95% of claims were approved in 1-2 days, providing peace of mind that your home is protected.
However, this protection doesn't start right away. Angel Conlin, Chief Insurance and Compliance Officer at Kin Insurance, advises that most companies have at least a 30-day waiting period before you can submit a claim, so you should invest in home warranty coverage prior to having an appliance or system issue.
We've put together an overview of typical coverage, exclusions, and additional options to consider as you shop for a California home warranty:
Common Inclusions
A home warranty typically covers the following home appliances and systems:
- Air conditioning
- Built-in microwaves
- Clothes dryers
- Clothes washers
- Cooktops
- Dishwashers
- Ductwork
- Electrical systems
- Garbage disposals
- Heating systems
- Ovens
- Plumbing systems
- Ranges
- Refrigerators
- Stoves
- Water heaters
Common Exclusions
Although exclusions vary between home warranty plans, providers typically exclude the following items and conditions from their coverage:
- Cosmetic issues that don’t impact the item’s functionality
- Issues that occur during your home warranty’s waiting period
- Preexisting conditions present before the home warranty coverage began
- Problems or damage caused by improper installation or maintenance
- Physical damage, such as rust or corrosion (covered by some providers)
Common Add-ons
California home warranty providers also provide supplementary coverage options for an additional cost, including the following items:
- Electronics protection
- HVAC maintenance
- Pest control services
- Pool and spa equipment
- Professional and high-end appliances
- Roof leaks
- Secondary appliances
- Septic tank and pumping
- Sump pump
- Well pumps
Most companies provide a sample service contract detailing its coverage plan, exclusions, and caps. We recommend reading through each service contract before signing up for a plan.
- California has over 1.3 million pool installations, the second-highest number nationwide. While pools and spas are usually excluded from standard home warranty coverage, many providers offer pool coverage as an add-on.
Which Home Warranty Companies Didn’t Make the List?
In determining the top California home warranty and home appliance insurance providers, we excluded some companies due to their restricted plan options and limited coverage. While the companies below didn't rank as top providers for California, they are still legitimate options to consider if their coverage aligns with your specific needs.
ARW Home
ARW Home provides three coverage plans, two of which include plumbing protections. The company underwrites with several companies, including Asurian, ADT, and Home Depot. Unfortunately, this means its coverage limits vary by area and company. The company doesn’t offer roof leak coverage and offers only four add-on options. The company does offer affordable service fees, ranging between $55 and $100. ARW Home might suit your needs if you need a low-cost, system-only plan and prefer plan backing from a national brand.
- Read more: Expert Review of ARW Home
Cinch Home Services
Although Cinch does offer protection for rust and corrosion damage, it offers only $1,000 for plumbing systems and no options for roof leak coverage. Several coverage caps, including air conditioning, fall below the $2,000 industry standard. The company only offers monthly premiums with service fees as high as $150. However, it does provide a $500 home insurance deductible reimbursement with its highest plan and three add-ons for pool coverage. California residents who don't require roof-leak protection but want basic plumbing coverage could consider Cinch as a viable option.
- Read more: Expert Review of Cinch Home Services
The Home Service Club (HSC)
The Home Service Club provides only two coverage plans, with coverage caps starting at $500 and assigned service call fees. However, coverage caps vary by location. The company holds a C rating with Better Business Bureau and offers limited hours for its claims line. Home Service Club may be an option if you need inexpensive premiums under $65 that offer decent appliance and system coverage.
- Read more: Expert Review of Home Service Club
How To Choose a Home Warranty in California
Due to California’s varied geographical and climatic conditions, you may need coverage that residents of other states don’t. According to the Western Regional Climate Center, California’s topography can significantly change the ambient temperature of an area. This means California homeowners who live in the San Francisco Bay Area may not need certain major systems, such as air conditioners, due to the cooler climate. Here are some tips to consider when choosing the best home warranty:
- Determine the type of plan you need: Consider the home systems and appliances you use most and purchase coverage for them. Limit your coverage to essential items to minimize costs.
- Set your budget: Consider how much you can spend on monthly or annual premiums and any necessary add-ons. Service fees are paid for each service call, so choose a reasonable fee based on your needs.
- Gather quotes: Avoid purchasing a home warranty from the first provider you encounter—request quotes from at least three different companies to compare costs and coverage options.
- Analyze sample contracts: Read through each sample contract and verify inclusions, exclusions, available add-ons, and your waiting period. Verify service availability and technician policies, including local contractor availability.
- Review coverage caps: Ensure your home warranty provider offers enough coverage for your items. For example, consider a company with high appliance caps if you own and need protection for high-end appliances.
- Check customer reviews and reputation: Read customer reviews from third-party review sites and check good and bad responses. Look for any mentions of denied claims, poor customer service, low payouts, and deceptive business practices. Contact each company’s sales team for assistance if you have any lingering questions.
How Are Home Warranties Regulated in California?
The Department of Insurance (DOI) regulates home warranty companies in California. The regulatory body grants state licenses, handles consumer complaints, and enforces regulatory action. For example, Insurance Code §§ 12750-12752 states that providers must complete a 20-step checklist before obtaining a license to sell service contracts in the state.
You can turn to the state’s Attorney General’s Office if your provider neglects its contractual obligations. You can also file a complaint with the DOI.
The nonprofit California Home Service Contract Association also provides information and guidelines to protect consumer interests.
Other Resources for Residents in California
FAQs About Home Warranties in California
Can I purchase a home warranty in California at any time?
Yes, you can purchase a home warranty in California at any time. However, we recommend purchasing one if you own older appliances or recently bought a home. It can protect you from paying out of pocket for unexpected system and appliance breakdowns.
Do California home warranties cover HVAC systems?
Yes, most reputable California home warranty providers offer HVAC system coverage. HVAC system coverage typically includes heating and cooling, ventilation, and ductwork. Some home warranty providers offer HVAC coverage under system-only plans, while others offer protection under comprehensive plans. We recommend checking sample contracts to verify coverage terms and exclusions.
How soon should I file a claim with my California home warranty company?
You should file a claim with your California home warranty company immediately after you notice a system or appliance breakdown. Many companies have clauses in their sample contracts requiring prompt reporting of a malfunction. Failure to file a claim once you notice a breakdown can result in a claim denial.
Can you cancel a California home warranty?
You can cancel your California home warranty plan at any time. However, even the best home warranty providers will charge a fee if the cancellation occurs after the first 30 days of sign-up. If you wish to cancel, we recommend doing so within the first 30 days, as most providers will give you a full refund.
Our Rating Methodology
We use a detailed rating methodology to objectively score each home warranty company we review. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts, and running focus groups and homeowner surveys.
We use this information to score each provider in six comparison categories that we think are most important when choosing a home warranty. We rate each provider across 23 factors within those categories. Each factor is assigned a point value based on its importance to a homeowner, totaling 100 points. We convert the final scores to a 5-star rating.
Here’s a breakdown of our weighted factors:
- Coverage (35%): This category looked at how comprehensive each provider’s coverage was, including whether they covered unique items. Companies that covered the most items and had higher annual limits received the highest scores. We docked points from providers that impose long waiting periods or had depreciation policies that decrease your payouts for aging items.
- Cost (20%): We looked at average monthly prices and service call fees. We gave the most points to companies that offer pricing at or below the industry average and don’t impose any surcharges or extra fees.
- Trustworthiness (15%): To gauge reputation and reliability, we reviewed customer ratings across sites like the Better Business Bureau and Trustpilot as well as companies’ responses to complaints. We also checked for National Home Serice Contract Assocation (NHSCA) membership. Providers with the highest ratings and longest workmanship guarantees received higher scores. We deduced points for any ongoing legal issues.
- Plan transparency (10%): We read terms, policies, and disclosures in provided contracts and on each company’s website. Providers with transparent contract details and policies received more points.
- Customer support (10%): Companies with multiple claims filing options, fast response times, and accessible customer support scored well in this category.
- Flexibility (10%): We awarded more points for providers offering more plan options, larger add-on catalogs, the ability to choose your own technician, and customer-friendly cancellation policies.
To share feedback or ask a question about this article, send a note to our Reviews Team at reviews@thisoldhousereviews.com.
