Top 5 Home Warranty Companies for Rental Properties (2024)

BBB rating: Not rated

We recommend Liberty Home Guard to property management companies because of its wide coverage range and numerous add-ons. Liberty’s three plans and 42 add-on choices allow you to pick and choose specific coverage for your rental property.

Liberty Home Guard earned a score of 4.5 out of 5 stars against our review standards. Here’s a detailed breakdown of Liberty Home Guard’s key performance categories:

• Coverage (4.7 out of 5): Liberty earned nearly full points in this category due to its extensive add-on selection and three comprehensive plans.
• Value (4.25 out of 5): Liberty’s moderate price range awarded it points in this category. We docked its score due to a poorly defined service fee policy.
• Trustworthiness and transparency (4.8 out of 5): We awarded Liberty strong points in this category due to its overall positive customer review scores.
• Availability and service (4.3 out of 5): We lowered Liberty’s score in this category due to its restrictive contractor policy.

Liberty Home Guard has three service plans: Appliance Guard, System Guard, and Total Home Guard. All three possess the same system and appliance coverage cap of $2,000. The sole exceptions are electrical and plumbing systems which have a cap of $500. Liberty backs up its repairs with a 60-day workmanship warranty for all systems and appliances.

• Appliance Guard: This plan protects nine major home appliances such as clothes washers and dryers, stoves, dishwashers, garage doors, and refrigerators.
• System Guard: This plan includes six main home systems: air conditioning, heating, plumbing, ductwork, electrical, and water heaters.
• Total Home Guard: This is Liberty’s premium plan that combines the coverage of the previous two for complete coverage.

The monthly service fees from Liberty are higher than the industry standard. The following table summarizes Liberty Home Guard’s plans and prices.

Liberty Home Guard has over 40 optional add-ons that allow you to customize rental home coverage. These options include items such as the sump pump, gutter cleaning, and lawn sprinkler systems. Add-ons range in price from $3 to $40 per month.

We reached out to Liberty Home Guard and were impressed with its communication and promptness. Its website’s chat feature uses an automated bot but connected us to a representative when asked. The representative was polite, courteous, and very informative. The company agent told us that Liberty lets you select your own technician if there are none in your area from its approved list.

BBB rating: B

We recommend American Home Shield (AHS) for older rental properties or those that face higher-than-average use. AHS offers strong coverage for systems and appliances with preexisting conditions. This coverage leniency is uncommon in the home warranty industry since most providers have strict restrictions on preexisting damage.

We gave American Home Shield 4.4 out of 5 stars in our review standards. Here’s how it performed in categories most important to homeowners.

• Coverage (4.7 out of 5): AHS’s comprehensive coverage earned it plenty of points in this category.
• Value (4 out of 5): We removed some points due to AHS’s higher-than-average monthly costs and service fees.
• Trustworthiness and transparency (4.25 out of 5): AHS lost points because it possesses weak customer review scores across independent review sites.
• Availability and service (4.7 out of 5): We awarded AHS many points in this category due to its efficient claims process and 24/7 customer service.

AHS has three plans to choose from: ShieldSilver, ShieldGold, and ShieldPlatinum. Each plan’s system coverage cap is $5,000–more than double the industry standard. Furthermore, AHS’s ShieldPlatinum plan includes roof-leak coverage for free.

• ShieldSilver: This plan covers home systems such as heating and electrical.
• ShieldGold: This plan includes everything from ShieldSilver in addition to appliances such as garbage disposals, water heaters, and refrigerators.
• ShieldPlatinum: AHS’s premium plan includes everything from previous plans along with coverage for roof leaks, HVAC tuneups, and unlimited AC refrigerant.

The prices for AHS’s plans exceed the industry average but it has high coverage caps and medium-cost service fees. The following table provides details on AHS’s plans and prices:

AHS only provides its customers with six add-on options, including:

• Roof-leak repair
• Electronics
• Pool and built-in spa equipment
• Guest units
• Septic pumps
• Well pumps

We contacted AHS to get a better idea of how its claims and repair processes work. AHS’s representative and the repair technician were polite, prompt, and efficient. Our team member received a confirmation email within minutes of submitting an online claim through the AHS customer portal. A technician followed up by scheduling an appointment for the following day. The technician was polite and repaired the damage in about two hours after being paid the service call fee.

BBB rating: B

We recommend Select Home Warranty thanks to its low monthly rates and cheap service fees. Select offers some of the lowest-cost plans in the industry at $42 per month.

Select Home Warranty earned 4.3 out of 5 stars through our rating and review standards. Here’s how it scored in key categories.

• Coverage (3.7 out of 5): We docked Select points due to its below-industry-standard coverage caps.
• Value (5 out of 5): Select earned nearly full points for its low monthly premiums and service fees.
• Trustworthiness and transparency (4.5 out of 5): Select lost some points due to its mixed customer review scores.
• Availability and service (4.3 out of 5): Select lost points because of the long processing time on claims.

Select has three plans to choose from: Bronze Care, Gold Care, and Platinum Care. Each plan’s coverage cap for all appliances and home systems is only $500. Select’s HVAC coverage is the sole exception at $3,000.

• Bronze Care: This plan covers appliances such as cooktops, refrigerators, clothes washers, and clothes dryers.
• Gold Care: This plan covers six home systems: heating, air conditioning, plumbing, electrical, ductwork, and water heaters.
• Platinum Care: This plan includes everything from both previous plans alongside garage door openers, ceiling fans, and plumbing stoppages.

Select has some of the industry’s least expensive premiums and service fees. The flip side of these low rates is its low coverage caps and restrictive service call fee policy. Here’s a more detailed breakdown of Select’s plans and prices:

Select has nine add-ons to choose from with prices at low as $9 per month. Select’s add-ons include the following:

• Central vacuum
• Lawn sprinkler system
• Pool
• Roof leak
• Septic system
• Spa
• Stand-alone freezer
• Sump pump
• Well pump

Our team spoke with a customer service representative and learned that Select allows you to choose your own technician if none of its own are available in your area. The representative informed us that Select must approve contractors before sending them out on repairs.

BBB rating: B

We recommend First American Home Warranty for newly built rentals or those with high-end appliances. First American’s high appliance coverage caps ensure that you won’t spend out-of-pocket funds during repairs.

We awarded First American Home Warranty 4.6 out of 5 stars in our extensive review standards. Here’s how it fared across major categories.

• Coverage (4.7 out of 5): We awarded First American points in this category thanks to its high appliance and system coverage caps.
• Value (4 out of 5): First American lost points here from its high service call fees.
• Trustworthiness and transparency (4.8 out of 5): First American earned high points by having a strong reputation and above-average customer reviews.
• Availability and service (4.3 out of 5): We docked points from First American because of its restrictive service technician policy.

First American Home Warranty has three plans to choose from: Starter, Eagle Premier, and Max. First American’s plans cover a mix of systems and appliances. Each subsequent plan provides more coverage than the last but at a higher cost. These options have medium-range prices, high coverage caps, and a decent number of add-ons.

• Starter: This is First American’s baseline plan. It covers essential appliances and systems such as dishwashers and ductwork.
• Eagle Premier: This is a direct upgrade from the Starter plan. It includes everything from the Starter plan and other items such as AC, water heaters, and clothes washers.
• Max: This is First American’s most extensive plan. It includes everything from the previous two plus luxury items such as garbage disposal, faucets, and roof leaks.

First American has higher-than-average premiums compared to the industry standard. Its service fees are also pricier but have generous coverage caps.

First American has 12 add-ons to choose from, including:

• Additional refrigeration
• Central AC
• HVAC tuneup
• Limited roof-leak
• Pool and spa equipment 
• Septic tank pumping and system
• Water softener
• Well pump

A member of our team needed garage door repair and reached out to First American. They contacted First American through an online form and received confirmation within 30 minutes. Next, they spoke with the technician and scheduled an appointment for repair work. The technician arrived and made the appropriate repairs after three days. The work took three hours in total and didn’t exceed the coverage cap.

BBB rating: B

We recommend AFC Home Warranty for rentals with unique appliances or systems that require a customizable coverage plan. AFC has more plan options and add-ons than most home warranty providers. The company’s system allows you to create a custom coverage plan that protects nearly everything in your rental property.

We gave AFC Home Warranty a score of 4.6 out of 5 stars when scoring it against our review standards. Here’s how it measured up in each category.

• Coverage (4.3 out of 5): We docked AFC points in this category because it reduces coverage caps for older items through its depreciating value policy.
• Value (4.5 out of 5): AFC earned high points in this category thanks to its diverse plan variety and wide selection of add-ons.
• Trustworthiness and transparency (4.8 out of 5): We awarded AFC many points in this category due to its workmanship guarantee and above-average customer scores.
• Availability and service (5 out of 5): AFC earned all points in this category thanks to its generous service provider policy.

AFC has four protection options: Silver Plan, Gold Plan, Platinum Plan, and Diamond Plan. The company’s biggest downside is that it only pays up to an item’s depreciated value. One bonus of AFC is its unlimited workmanship guarantee for all plans.

• Silver Plan: This plan covers nine major appliances including dishwashers, clothes washers and dryers, and refrigerators.
• Gold Plan: This plan covers 15 essential home systems and appliances such as AC, plumbing, clothes washer and dryer, heating, and ductwork.
• Platinum Plan: This plan includes everything in the previous two alongside refrigerator ice makers, plumbing stoppages, and built-in microwaves.
• Diamond Plan: This is AFC’s premium plan. It includes everything from all other plans plus coverage for various electronics, exterior water lines, and sewer lines.

The following table breaks down AFC’s plans, fees, and coverage caps.

AFC has 13 add-ons to choose from that range in price from $25 to $150. AFC’s add-ons include:

• Built-in microwave
• Electronic coverage
• In-ground pool
• Roof leak
• Septic system
• Tankless water heater

We asked for a quote on a 2,000 square-foot home using AFC’s online customer portal. We needed a home address, email account, name, and phone number to receive the quote. The portal was easy to use, quick, efficient, and user-friendly. We received up-to-date prices and plans about 30 seconds after we entered our information.