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6 Best Home Warranty Companies in Florida (2024)

After researching every major home warranty company in Florida, we chose Liberty Home Guard as the best option. Read our guide to discover which other companies made our list.

Author Image Written by Dana Getz + 1 other Reviewer Icon Reviewed by Mike Qiu Updated 06/07/2024

Recent data from the National Center for Environmental Information has shown Florida to be one of the hottest states in the U.S. With its blistering summers, homeowners need to ensure their AC systems are performing at maximum efficiency. A reliable home warranty plan is one of the best ways to financially protect yourself and get your essential home systems up and running in case of a breakdown.

We researched the top home warranty providers and chose Liberty Home Guard (LHG) as the best provider for Florida homeowners. LHG offers protection for multiple AC units and provides an extensive catalog of add-on selections. American Home Shield (AHS) is another top choice since the company includes HVAC protection on every plan level and offers generous coverage limits.

We evaluated nearly 60 home warranty companies using a combination of consumer research, industry expertise, and our secret shopping experiences to choose the best Florida companies. We then scored each company on 31 key factors and narrowed down our list to the top six options. We’ll reveal our complete list below and explain how to choose the best home warranty for your Florida home.

Key Takeaways

The best home warranty company in Florida is Liberty Home Guard, compared to the 57 home warranty providers we’ve reviewed.
A Florida home warranty costs $672 annually on average, or $46–$79 per month, depending on your provider and coverage.
Our survey of customers from the top home warranty companies revealed that 92.7% of customers were satisfied with their home warranty plan.
Did You Know?

In the last 30 days, more than 2,500 people bought home warranties from the above providers.

The 6 Best Home Warranty Companies in Florida

We evaluated 57 home warranty companies using a comprehensive scorecard. Here are the top six providers for Florida homes based on this analysis:

Liberty Home Guard: Best Customer Ratings
American Home Shield: Best for Comprehensive Coverage
Elite Home Warranty: Best for Flexible Coverage
First American Home Warranty: Best Appliance Coverage
Choice Home Warranty: Best Basic Plan

Compare Home Warranty Companies in Florida

We compared Florida home warranty providers across 31 key factors. Our table highlights some of our top-ranking factors, such as pricing, service fees, and response times.

Overall Score

4.6 / 5
4.8 / 5
4.5 / 5
4 / 5
4.5 / 5
4.6 / 5

BBB Rating


Monthly Cost


Service Fees


Customer Support Options

Email, Phone, Online Chat, Online Portal
Phone, Online Portal
Email, Phone, Online Portal
Email, Phone, Online Portal
Phone, Online Portal
Email, Phone, Online Portal

Response Time

Up to 48 hours
Up to 48 hours
Up to 48 hours
48-84 hours
4–48 hours
24–48 hours


  • Extensive add-on catalog
  • 60-day workmanship guarantee
  • Accessible customer support
  • High coverage caps
  • Preexisting coverage included
  • Bonus discounts on maintenance services
  • Higher coverage for high-end appliances
  • 90-day workmanship guarantee
  • Service call fee rolled into annual premium
  • Low-cost plan options
  • High HVAC coverage
  • Free roof leak protection
  • Unlimited system coverage
  • Solid add-on catalog
  • Optional upgrade for preexisting condition coverage
  • $3,000 coverage caps for most items
  • Bundled plan offerings priced under $60
  • Quick claims processing


  • Reviews mention low claim payouts
  • Low coverage caps for electrical and plumbing
  • Higher costs for comprehensive coverage
  • Smallest add-on catalog
  • Higher service fee for high-end appliance repairs
  • No workmanship guarantee on repairs by out-of-network technicians
  • Low coverage caps for other items
  • No service call fee flexibility
  • No AC coverage in the lowest plan
  • Excludes essential appliances from its lowest plan
  • Unresolved lawsuit with Arizona Attorney General's Office
  • One service fee more expensive than other providers


We recommend Liberty Home Guard for homeowners who need coverage for multiple HVAC systems and extensive add-on customizations.

We recommend American Home Shield for homeowners who need comprehensive coverage for older homes.

We recommend Elite Home Warranty for homeowners who want fully customizable plans and extensive add-on coverage options.

We recommend Select Home Warranty for homeowners who need affordable HVAC-only coverage.

We recommend First American Home Warranty for homeowners who need robust plan options for HVAC and high-end appliances. 

We recommend Choice Home Warranty for homeowners who want an affordable basic plan with generous coverage limits for most items.


$200 Off + 2 Months Free + Roof Leak Protection
$150 off any plan
$150 off + 30-day free trial
Use code HOUSE25 for $150 off + 2 months free
$200 Off with code SPRING24
$50 off + 1 month free

Rating Categories


2.8 / 5
4.5 / 5
3.7 / 5
2.3 / 5
4.8 / 5
4.8 / 5


3.5 / 5
2.3 / 5
2.5 / 5
4 / 5
2.3 / 5
2.8 / 5


4.3 / 5
3.1 / 5
4.7 / 5
3.3 / 5
4 / 5
2.3 / 5

Plan Transparency

2.5 / 5
5 / 5
3 / 5
2.5 / 5
2 / 5
2.5 / 5

Customer Support

4.7 / 5
4.3 / 5
3.3 / 5
3.7 / 5
2.7 / 5
4.3 / 5


3.5 / 5
2.5 / 5
3 / 5
2.5 / 5
4 / 5
2 / 5
Company BBB Rating Monthly Cost in FL Service Fee in FL Visit Site
NR $49–$59 $65–$125 VISIT SITE
B $49–$109 $100–$125 VISIT SITE
A+ $44–$58 $70 VISIT SITE
B- $44–$47 $60–$75 VISIT SITE
B $47–$87 $75–$125 VISIT SITE
B $46–$55 $100 VISIT SITE
No results were found.

Note: We based the pricing information in this table and throughout the article on sample quotes we obtained for a 2,752-square-foot, single-family home in Ocala, Florida. Your pricing may vary depending on your home’s location, size, type, and plan selections. All prices are up-to-date as of June 2024.

The 6 Best Home Warranty Companies in Florida

We’ve provided in-depth reviews of the top Florida home warranty providers below.

Liberty Home Guard

Best Overall
4.6 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend Liberty Home Guard for Florida homeowners who need added protection for a second air conditioning unit. The company offers over 40 add-on options, including multiple pool options and limited roof-leak coverage. 

Monthly cost: $49–$59

Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. Reading the LHG sample contract told us that Florida homeowners receive coverage for two air conditioning units. Most companies limit AC coverage to one unit per service contract. Most appliances and systems receive a $2,000 cap. However, electrical and plumbing systems only receive $500, offering limited protection. 

Pros and Cons

Pros Includes a 60-day workmanship guarantee, twice the industry standard Offers 42 unique add-ons, three times more than most other home warranty providers Protects HVAC system under two of its three plans, which is typically delegated to being an add-on Cons Could take up to 48 hours for claims processing, which is the industry standard Lacks transparency with service call fee policy Offers some of the lowest plumbing caps in this review, unlike most other companies that offer more moderate coverage rates

Plans and Cost

We’ve detailed the Liberty Home Guard plan options below:

  • Appliance Guard: This plan covers your major appliances, including refrigerators and freezers. 
  • Systems Guard: This system-only plan covers major home systems such as air conditioning, plumbing, and other built-in systems.
  • Total Home Guard: This combines the Appliance Guard and Systems Guard and offers the same coverage caps. 

LHG offers midrange plan pricing but has lower coverage caps than other providers. The company offers monthly and annual premiums. Our sample quote included two free months of service with an annual option. We spoke with an LHG representative about the vague service fee policy. She explained that service fees varied based on your plan, location, and add-on coverage options. Other home warranty providers offer two or more options to give you more control over your premiums. 

Here’s an overview of LHG premiums and service fees:


Monthly Cost

Service Fee

Coverage Cap

Appliance Guard




Systems Guard



$2,000 (Plumbing & electrical: $500)

Total Home Guard



Coverage caps remain the same

Liberty Home Guard offers 42 add-on options—the most of any other company in this review. Pricing ranges from $3.00 to $35.99 per month, which is average.  The company offers protection for professional appliances, second refrigerators, and stand-alone freezers. You can add roof-leak coverage for $11.99 per month. It offers the following options for pool coverage:

  • Pool and spa
  • Additional spa 
  • Saltwater pool

Our Experience With Liberty Home Guard

We noticed many customers commented on LHG’s efficient customer support methods when examining customer reviews. We tested each contact method to determine the best options. We were connected with a representative in under one minute when we tested the customer support line. The live chat feature initially connects you to a chatbot, but you can ask for a representative instead. When we did, we were connected within 30 seconds. 

You can file a claim with LHG by using its mobile app, calling its phone number, or accessing its online customer portal. Once in the customer portal, you’ll select the damaged item, explain the problem, file a claim, and schedule an appointment with a technician. 

American Home Shield

Best for Comprehensive Coverage
4.8 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend American Home Shield for older Florida homes since it protects items with physical damage and preexisting conditions. Plans include comprehensive protection for appliances and systems, plus options for roof leaks and pool protection. 

Monthly cost: $49–$109

American Home Shield provides three plans: ShieldSilver, ShieldGold, and ShieldPlatinum. Examining an AHS sample contract told us that all plans offer air conditioning protection, but only two protect appliances. ShieldGold and ShieldPlatinum offer comprehensive appliance and system protection, keeping your entire Florida home secure. ShieldPlatinum includes roof-leak coverage in its standard plan, while ShieldSilver and ShieldGold require an add-on. 

Pros and Cons

Pros Bundles $1,500 of roof-leak protection with its highest plan, which most other companies only offer as an add-on Includes air conditioning coverage in every plan, whereas most companies don’t Provides coverage for preexisting conditions and damaged items, which is a rare benefit Cons Charges more for its bundled plans than other companies Offers monthly premiums only Provides fewer add-on options than other reviewed providers

Plans and Cost

Here are more details about American Home Shield’s coverage plans:

  • ShieldSilver: This system-only plan covers major home systems, such as air conditioning and plumbing.
  • ShieldGold: This combined system and appliance coverage plan includes major appliances, including refrigerators and water heaters.  
  • ShieldPlatinum: ShieldPlatinum extends the coverage of the ShieldGold plan by including roof-leak repairs and HVAC tune-ups. 

You can choose from a $100 or $125 service fee. Our monthly premium rate decreased when we adjusted our sample quote for the higher service fees. AHS is one of the few companies that doesn’t offer an annual premium. Its bundled plans are also priced higher than other reviewed providers. 

We’ve detailed the available AHS plans and service call fees below:


Monthly Cost

Service Fee

Coverage Cap








Systems: $5,000

Appliances: $2,000




Systems: $5,000

Appliances: $4,000

AHS only offers six add-on coverage options, compared to other providers that offer eight or more on average. You can add roof-leak coverage for $10 per month and pool protection for $18. 

The company also provides the following add-ons:

  • Electronics protection plan
  • Guest unit
  • Septic pump

Our Experience With American Home Shield

AHS provided a next-day repair for one of our team members. He contacted the company for a leaky bathroom pipe. He used the online claims portal to report his issue and received text and email confirmation after submission. The service technician contacted him five minutes later and scheduled the appointment. The technician repaired the pipe and only charged the call service fee.

You can file a report with AHS by calling 800-858-1922 or logging into the account portal. In the portal, you’ll select the property being serviced and the item that needs to be repaired, then schedule an appointment time. 

Elite Home Warranty

Best for Flexible Coverage
4.5 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend Elite Home Warranty for Florida homeowners who need more flexible premiums and custom coverage. The company provides three main coverage plans and 27 add-on options to customize your policy.

Monthly cost: $44–$58

Elite offers three standard protection plans: Elite Appliances, Elite Systems, and Elite Complete. Reading through the Elite sample contract informed us that the company includes a $15,000 annual limit for its plans. You receive a $7,000 claim limit for appliances and $8,000 for systems. However, the company varies coverage caps between each item. Air conditioners receive up to $3,000 per plan term. However, if it’s part of an HVAC system, you receive a $4,000 maximum. You must add roof-leak coverage as an add-on option for every plan. 

Pros and Cons

Pros Covers HVAC systems under two of its plans, unlike most companies which only offer HVAC coverage as an add-on Offers a 90-day workmanship guarantee, while most companies offer shorter 30-day guarantees Provides 27 add-on options, including HVAC annual maintenance , more than other companies Cons Charges higher service call fees for high-end appliances Doesn’t cover out-of-network contractors under its workmanship guarantee, which is a common industry practice Does not provide options for an online quote, while most companies do

Plans and Cost

Here’s a breakdown of Elite’s coverage plan options:

  • Elite Appliances: The appliance-only coverage includes eight appliances, including clothes washers and dishwashers. 
  • Elite Systems: The system-only plan covers eight systems, such as air conditioning, heating, and electrical systems. 
  • Elite Complete: The highest plan combines the Elite Appliances and Elite Systems plans for comprehensive protection. 

According to our sample quotes, Elite charges a monthly premium ranging from $44 to $58. It also has a standard service call fee of $70. Elite charges $150 for high-end appliance repairs and service calls that take place after hours or on the weekend.

We’ve detailed Elite’s pricing and service fees below:


Monthly Cost

Service Fee

Coverage Cap

Elite Appliances




Elite Systems




Elite Complete



Coverage caps remain the same

*Coverage caps vary by item

Elite provides an extensive selection of 27 add-on options. The coverage limits for Elite’s add-ons differ for each item. For example, you receive $1,500 per term for pool and spa equipment but only $1,000 for roof-leak coverage.  However, there is a total limit of $5,000 per term for all the add-ons combined.

We’ve listed some of Elite’s add-on options below.

  • Freestanding freezer
  • Geothermal heating and cooling systems
  • Septic system

Our Experience with Elite Home Warranty

A member of our team recently tested Elite’s claims process to repair his broken high-end dishwasher. He submitted his claim online and received a call from an Elite claims specialist within 30 minutes. The technician was scheduled for a next-day appointment for the repair.

The technician arrived on the assigned day, but he realized that the repair would require parts that were out-of-stock. The technician returned the following Monday morning with the required parts, and completed the repairs in an hour. 

It’s worth noting that Elite sends technicians who are in-network to complete repairs and backs its coverage with a 90-day workmanship guarantee. You won’t receive any workmanship coverage if you choose your own technician.

Select Home Warranty

Best Value
4 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend Select Home Warranty for its multiple AC unit coverage and free roof-leak protection. Select offers three plans with premiums under $50, making them perfect for Florida homeowners on tight budgets. 

Monthly cost: $44–$47

Select offers three plan options: Bronze Care, Gold Care, and Platinum Care. Reviewing the Select sample contract showed us that Select offers considerably lower coverage caps for most items. You receive $3,000 for HVAC coverage, but other items only receive $500. The industry standard is closer to $2,000 per covered item. We recommend Select for Florida homeowners who need low-cost HVAC system coverage. 

Pros and Cons

Pros Covers additional refrigeration, stand-alone freezers, and AC units, which most other companies only offer as add-ons Offers coverage plans with monthly premiums under $50, which is much lower than the industry average Provides $400 of roof-leak coverage with every plan, while most plans offer roof-leak coverage only as an add-on Cons Doesn’t cover items with unknown preexisting conditions, which is common in the industry Lacks service fee flexibility, as do most other home service companies Provides lower coverage caps than other reviewed providers

Plans and Cost

Here are more details about Select Home Warranty plans:

  • Bronze Care: The appliance-only plan covers major systems, such as refrigerators and freezers.
  • Gold Care: This system-only plan covers built-in home systems, such as HVAC and plumbing. 
  • Platinum Care: This plan offers comprehensive coverage for systems and appliances and adds luxury appliances. 

Select offers monthly and annual options to fit most budgets. Our quote for an annual plan included two free months of service and $150 off. However, we couldn’t select our preferred service fee since the company assigns fees based on your location, plan choice, and add-on options. However, its service call fees, which typically cost $60–$75 per claim, are cheaper than most providers. 

Here’s an overview of Select’s premium pricing and service fee costs:


Monthly Cost

Service Fee

Coverage Cap

Bronze Care




Gold Care



$500 (HVAC: $3,000)

Platinum Care



Coverage caps remain the same

You can choose from nine add-on options to customize your plan, with pricing under $9. However, the company doesn’t have options for additional refrigerators or cooling systems. The company charges $8.33 monthly for pool coverage, one of this review’s lowest rates. 

Some examples of add-ons are listed below: 

  • Septic system
  • Spa
  • Well pump

Our Experience With Select Home Warranty

Our secret shopping process showed us that Select has a restrictive service technician policy. Select uses its own network of preapproved technicians, which is similar to other providers in this review. You can choose your own if the company can’t provide a technician in your area. However, Select must approve your technician before they start the repair process.

First American Home Warranty

Best Appliance Coverage
4.5 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend First American Home Warranty for Florida residents who own high-end refrigerators and freezers. The company offers some of the highest appliance caps in this review, providing up to $7,000 of coverage on its highest plan. 

Monthly cost: $47–$87

First American Home Warranty offers three plans: the Starter Plan, the Essential Plan, and the Premium Plan. Reviewing First American’s sample contract told us that the company’s basic plan lacks AC coverage and only offers protection with an add-on. However, most systems, including heating and cooling, receive unlimited coverage. The highest plan, the Premium Plan, includes coverage for window AC units. The First American Advantage upgrade allows you to extend protection to include items impacted by improper installations, modifications, and maintenance.

Pros and Cons

Pros Covers home systems and appliances regardless of age, while most companies don’t cover older systems or charge higher rates for them Doesn’t set a coverage cap for HVAC and ductwork, while most companies do Includes a $7,000 appliance coverage cap for its highest plan, which is higher than the industry average of $500 to $2,000 Cons Doesn’t include roof-leak coverage, much like other home warranty companies Lacks home system coverage in its basic plan, whereas most other companies offer some form of a basic system plan Offers air-conditioning coverage as an add-on for its lowest plan

Plans and Cost

Here’s an overview of First American Home Warranty’s plans and coverage caps:

  • Starter Plan: This plan includes some systems, such as plumbing, but offers mostly appliance-only coverage. Appliances receive a $3,500 cap, and built-in systems have no coverage cap. 
  • Essential Plan: This plan extends the Starter Plan protection by adding major appliances plus air conditioners. Coverage limits remain the same. 
  • Premium Plan: This plan offers full appliance and system coverage plus protections for window air conditioning units and luxury appliances. Appliance coverage limits increase to $7,000 per item. 

Our sample quote showed us that First American Home Warranty doesn’t offer any bonuses for selecting an annual plan. You can choose a $75, $100, or $125 service call fee to help customize your costs. We recommend choosing a higher service fee for a lower monthly premium.

Here’s a breakdown of First American’s premium costs:


Monthly Cost

Service Fee

Coverage Cap

Starter Plan



Systems: Unlimited

Appliances: $3,500

Essential Plan



Systems: Unlimited (Water heaters: $1,000)

Appliances: $3,500

Premium Plan



Systems: Remain the same Appliances: $7,000

First American Home Warranty has 12 add-ons, such as HVAC tune-ups and coverage for up to three additional refrigerators. Add-on coverage for central AC adds an additional $8.33 to your Starter Plan costs. You can also add two pool coverage plans for $20.83 per item. Limited roof-leak coverage costs $8.33 per month. 

Additional add-ons include the following coverage:

  • Septic tank pumping/system 
  • Water softener
  • Well pump

Our Experience With First American Home Warranty

Our team member tested the First American Home Warranty claims process to resolve a broken garage door opener. He submitted his claim online and received a text confirmation with the technician’s information. A technician contacted him within 30 minutes and set an appointment for the repairs. The claim was filed on a Friday, and the appointment was set for the following Monday. The repairs took less than 30 minutes to complete, and he only paid for the service call fee.

Choice Home Warranty

Best Basic Plan
4.7 We grade all home warranty companies on the most important factors to homeowners such as coverage, value, trust, transparency, availability, and service. We account for 15 specific data points such as coverage caps, systems and appliances covered, monthly costs, service fees, sample contract availability, response time, claims process, and workmanship guarantee length to then calculate a score, created fully by our Editorial team.

We recommend Choice Home Warranty for Florida homeowners seeking budget-friendly comprehensive protections. The company offers appliance and system protection under its two plans while keeping its premiums under $60 per month.

Monthly cost: $46–$55

Choice Home Warranty provides two coverage plans: Basic Plan and Total Plan. Our other reviewed providers offer at least three options. We read Choice Home Warranty’s sample contract and learned that certain essential items are excluded from the Basic Plan. These items include air conditioners, refrigerators, and clothes washers and dryers. Most providers include these particular items within their standard coverage. You must choose the Total Plan to receive protection for these items. However, Choice does offer a $3,000 cap for its covered items, which exceeds the average industry standard of $2,000.

Pros and Cons

Pros Offers $3,000 caps for most items, such as air conditioning and plumbing Provides comprehensive coverage for under $60 Starts its service request process within four hours of claim filing, which is much prompter than most other companies Cons Excludes coverage for air conditioners under its Basic Plan, unlike most other companies, which include air conditioning in low-tier plans Has ongoing legal action in Arizona regarding alleged customer fraud Offers one service fee, which is slightly higher than other providers

Plans and Cost

We’ll review Choice’s coverage plans below:

  • Basic Plan: This comprehensive plan covers 14 systems and appliances, such as heating, stoves, and plumbing. 
  • Total Plan: The highest plan includes 18 appliances and systems, adding coverage for air conditioning, clothes washers, clothes dryers, and refrigerators.

Choice Home Warranty provides annual and monthly plan premiums. However, our sample quote included a $2.50 monthly fee for selecting a monthly option. In addition, the company offers only a $100 service call fee with every plan. Most providers offer two or more options for better pricing flexibility.

Here’s an overview of Choice Home Warranty’s pricing and coverage caps:


Monthly Cost

Service Fee

Coverage Cap

Basic Plan



Systems: $3,000
Appliances: $3,000

Total Plan



Coverage caps remain the same

Choice Home Warranty provides 11 plan add-ons, which is the typical average for most providers. Pricing ranges from $3.33–$15, which is less expensive than other reviewed providers. Some of its more affordable add-ons include roof-leak for $5.83 per month and second refrigerators for $3.33.

Additional add-on options include the following items: 

  • Central vacuum
  • Stand-alone freezer
  • Septic tank systems

Our Experience With Choice Home Warranty

Based on our research, Choice Home Warranty has received mixed reviews from homeowners. While the company currently holds a B rating with the Better Business Bureau, some customers have reported issues with long wait times for repairs and difficulty reaching customer service.

In 2019, the Arizona Attorney General filed a consumer fraud lawsuit against Choice. This ongoing case alleges that the company used contractual fine print to avoid covering repair costs.

Homeowners should carefully evaluate if Choice Home Warranty is a suitable provider for their needs.

*All BBB ratings are accurate as of June 2024.

Is a Home Warranty Worth It in Florida?

A home warranty provides critical protection against unexpected repairs and breakdowns for Florida homeowners. Having a reliable cooling system is crucial because temperatures can reach up to 95°F and higher throughout the summer. An AC failure can make a Florida home unlivable during the hot months. A home warranty cushions the blow of these costly system replacements and helps get your system up and running sooner. 

In addition to humid conditions, Florida also gets heavy rainfall annually, particularly during its rainy season from May to October. According to the National Oceanic and Atmospheric Administration, nearly 70% of the state’s precipitation falls in these months.

Letting even a minor roof leak go unattended can lead to larger issues, such as mold or mildew, that require pricey repairs. AC breakdowns and roof leaks are just two of the many homeowner headaches in Florida. Below are five of the most common appliance and home repairs Florida residents deal with regularly.

Unexpected air conditioning failure could leave your home in very uncomfortable conditions. Not only will you need to find a reputable technician in a hurry, but your AC repairs could cost between $100 and $650. Your costs may increase to $2,500–$15,000 if the cooling system completely fails.
Losing your reliable cold storage appliance could cost you hundreds in spoiled food. You could face food safety issues and contamination even if you salvage your defrosted food. According to Fixr, simple repairs could cost $90–$500, while a freezer replacement could cost up to $2,900. 
Plumbing leaks often start small but can quickly become major issues. Leaking pipes waste water, driving up bills. The water can also cause mold or mildew, posing health risks. Untreated leaks may damage ceilings, floors, cabinets, and other structures requiring costly repairs. While minor leak fixes run $150–$450, major plumbing replacements can cost up to $5,000 out of pocket.
Refrigerator problems pose serious food safety risks, as items may become contaminated and cause illness. Hundreds of dollars in perishables could also spoil, creating food waste. Refrigerator repairs typically run $40–$350 without a home warranty, while a new fridge may cost up to $4,000 out of pocket.
A roof leak can escalate to major roofing damage if left untreated. Leaks cause mold and bacteria growth and slowly deteriorate your roof’s integrity. These problems could worsen if left untreated during Florida’s rainy season. Investing in roof repairs could cost $150–$2,000, depending on the extent of the damage. You could require partial or complete roof replacement for severe damage and cost ranging from $3,800–$10,000. 

How Much Does a Home Warranty Cost in Florida?

A home warranty in Florida costs an average about $56 per month or $546-$948 annually. Service call fees typically range between $75 and $125 per claim, depending on the provider. Final home warranty costs depend on your coverage, add-ons, and service fees.

Here are some additional factors that can impact your costs:

  • Coverage length: Most companies offer one-year plans. However, some offer free months of service and discounted rates for multiyear plans. We recommend comparing the savings of choosing a monthly or annual plan before committing to a provider. 
  • Home type and size: Coverage of larger homes will cost more. Typically, prices increase for homes over 4,000 square feet. Your home type could also impact costs. Costs and plan options vary for single-family homes, condos, or townhouses.  
  • Location: Home warranty costs vary between companies, cities, and regions in Florida. For example, premiums may be higher in Miami than in Tampa. Complete multiple quotes to find the best rates in your area.
According to our survey data, 92.7% of policyholders were satisfied with their current home warranty plan, and 92.5% were satisfied with the outcome of their most recent claim.

What Does a Florida Home Warranty Cover?

Florida home warranties cover gradual failures from normal wear and tear, not issues caused by external factors. They typically exclude coverage for systems or appliances that have been tampered with or have had previous repairs. So, breakdowns due to preexisting conditions, lack of maintenance, or a weather event such as a hurricane wouldn't be covered.

We’ve compiled the guide below covering typical coverage, exclusions, and additional options to consider when shopping for a Florida home warranty.

Standard home warranty coverage in Florida often includes these 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

Home warranties in Florida generally only cover failures due to normal wear and tear. They usually exclude breakdowns caused by the following common situations:

  • Cosmetic issues that don't affect appliance or system functionality 
  • Damage from improper installation or maintenance
  • Damage resulting from weather events such as hurricanes
  • Failures that occur during the home warranty waiting period, which is at least 30 days
  • Physical damage like rust or corrosion
  • Preexisting item conditions

Many providers offer supplementary coverage for additional items, such as pools, septic systems, and annual maintenance. Some typical add-on coverage includes these items:

  • Electronics protection
  • HVAC maintenance
  • Pools
  • Professional and high-end appliances
  • Roof leaks
  • Secondary appliances
  • Septic tank and pumping
  • Spas
  • Well pumps

Our Home Warranty Research Process

Why Trust Us? Our review and rating process for the best home warranty companies
Companies Considered We carefully considered 57 companies to find the best home warranty providers available.
Homeowners Surveyed We surveyed 2,000 home owners to see what they care about most for home protection.
Reviews Analyzed We went through 57,000 customer reviews of home warranty companies to see what people had to say about each provider.
Coverages Compared We compared 31 policies to find the best home warranty offerings on the market.

We began with in-depth research into homeowners’ key concerns to select the top home warranty providers in Florida. We spoke with industry experts, including real estate agents, home builders, and repair companies. We contacted company representatives to discuss their plans, pulled sample quotes, and reviewed contract terms to find the top options. 

We then scored each provider against our review standards in four categories: coverage, value, trust and transparency, and availability and service. We ensured each company offered solid HVAC and roof-leak coverage through its base plans or add-on alternatives. We compared premium costs to the coverage value, including comprehensive and low-cost options. We researched each company’s brand reputation and read third-party customer reviews. Finally, we reviewed claims processing times, customer support availability, and each provider’s claims process.

Our Home Warranty Experts

We’ve spoken to more than 15 home warranty professionals throughout our research process to better understand the industry and common customer concerns. We consulted the following two home warranty experts for insights on this article:
David Tully: Tully is the founder and owner of LPT Realty.
Peter Evering: Evering is a Business Development Manager for Utopia Property Management.

Which Home Warranty Companies Didn’t Make the List?

During our review of top Florida home warranty companies, we eliminated some companies due to their limited plan selection, coverage and availability, and reputation. Although they didn’t make our list, these reputable companies may suit Florida homeowners with specific coverage needs.

AFC Home Warranty

AFC Home Warranty offers an unlimited coverage cap for HVAC systems and a plan-length workmanship guarantee with every plan. Appliances receive a $3,000 cap but could receive less based on age. We learned that AFC Home Warranty reduces your coverage cap for five years or older items. This means Florida homeowners with older items would receive reduced payouts. You should consider AFC Home Warranty if you want system-only coverage with unlimited workmanship coverage. 

American Residential Warranty (ARW Home)

ARW Home offers three coverage plans, with two including HVAC protection. They underwrite through various national companies such as Asurian and The Home Depot. However, this results in coverage limits varying by location and underwriter. ARW Home doesn't provide roof leak coverage and has only four add-on options, one of the smallest catalogs we’ve seen. The company may be a fit if you want inexpensive system-only coverage backed by a well-known brand.

Cinch Home Services

Cinch offers HVAC coverage under two of its plans, but it limits coverage to a maximum of $1,500. The company also has a maximum term limit of $10,000 for all its plans. Unfortunately, Cinch doesn’t include roof-leak coverage in any of its plans, nor does it offer it as an add-on option. However, the company does provide three add-ons for pool coverage. Cinch may be a suitable provider if you’re a Florida resident who requires basic HVAC coverage but not roof leak protection.

How To Choose a Home Warranty in Florida

There is no one-size-fits-all home warranty for Floridians because of its varied landscapes and climatic conditions. Here are some factors to consider before buying a plan: 

  1. Consider your coverage needs: Consider the home appliances and systems you use most, and select a provider that covers them. Ensure the provider also covers your items’ full repair and replacement values. Be aware that most companies only offer pool and roof-leak coverage as add-ons.
  2. Determine your budget: Review your total budget before signing up for a home warranty. The monthly or annual fee isn’t the only cost to consider. Consider your service fees and add-on items in your budget. We suggest generating quotes with all add-ons included and the highest service fee you can reasonably afford. Then, compare at least three plans before making a final decision. 
  3. Review multiple quotes: We recommend requesting quotes from at least three companies before signing up for coverage. Check for any online specials, discounts, or promotions for additional savings. 
  4. Read sample contracts: Examine sample contracts to understand coverage caps, exclusions, add-on limits, and specific coverage details. Tully also recommends understanding the provider’s claims process, including how fast it responds to and completes repairs or replacements.
  5. Check customer reviews: You should learn more about a company’s business practices and how it treats its customers. Evering says, “Reading customer reviews and ratings can provide insights into the experiences of other homeowners and help you gauge the level of customer satisfaction.” You should also consult friends, family, and neighbors about their home warranty providers and which they recommend.

How Are Home Warranties Regulated in Florida?

Florida’s Department of Financial Services (DFS), under the state’s Office of Insurance Regulation, oversees home warranty companies. Florida requires companies to follow a set of requirements before selling service contracts. 

For example, a home warranty provider must issue its service contract to the customer within 45 days of purchase. A provider must also clearly label exclusions and limitations within its contract. Failure to do so means the DFS will revoke a provider’s license to sell service contracts within the state.
In addition, Florida’s Department of Consumer Affairs (DCA) handles complaints. You may file a complaint directly with the DCA if your home warranty company neglects its contractual obligations.

Home Warranty Cost Calculator

We created a calculator to break down the estimated annual cost of owning a home warranty. 

Use the following steps to calculate your projected annual cost:

  1. Enter your monthly premium
  2. Enter your service call fee
  3. Enter your estimated number of claims 

It’s best to request a quote directly from one of our recommended providers, as annual costs and service fees vary between them.

Use the table below to compare your calculated cost to repair and replacement costs for common appliances.

ApplianceAverage Repair CostAverage Replacement Cost










Exhaust Fans



Electric Range



Gas Range


















Life span and repair cost data sourced from InterNACHI and The Home Depot.

Other Resources for Residents in Florida

FAQ About Home Warranties in Florida

Who needs a Florida home warranty?

Homeowners in Florida may need a home warranty if they’re not financially prepared for the repairs and replacements of their home’s essential systems and appliances. These plans prevent you from paying expensive, out-of-pocket costs by reducing or eliminating them. Home warranties also offer peace of mind if you have an older home or appliances and systems with expired manufacturer or extended warranty coverage. 

Who pays for a home warranty in Florida?

Homeowners pay for home warranties in Florida. You can negotiate an added home warranty when you’re purchasing a home, or you can add a home warranty as an incentive to prospective buyers when you’re selling a home. Generally, you can’t purchase a home warranty for a home you don’t own. 

Are home warranties worth it for older homes in Florida?

Yes, home warranties are worth it for older homes with built-in systems and appliances. For example, an air conditioning system older than 10 years is near the end of its life expectancy, and a home warranty will greatly reduce the amount you’ll pay for its repair. Additionally, a home warranty saves you from having to find a service technician. 

Do I need a home inspection if I get a home warranty in Florida?

No, you don’t need a home inspection before purchasing a home warranty in Florida. However, some providers will ask for your appliance and system maintenance records before they approve a repair.

Do any home warranties start immediately?

No, home warranties don’t start immediately.  Most companies include a 30-day waiting period before you can file a claim. If you purchase a home warranty as part of a real estate transaction, coverage usually begins on closing day. Some companies may allow you to skip the initial waiting period if you provide proof of continuous coverage from a different provider.

How Do I Find the Best Home Warranty Company in My Area?

To share feedback or ask a question about this article, send a note to our Reviews Team at reviews@thisoldhousereviews.com.