5 Best Home Warranty Companies in New Jersey (2024)
A home warranty offers peace of mind to New Jersey homeowners and ensures that systems or appliances are covered if they break down from regular use. A home warranty can also save you the hassle of finding a trusted technician to complete necessary repairs.
Our team reviewed the highest rated home warranty providers across the U.S. and recommends Liberty Home Guard for New Jersey homeowners. The company has generous coverage limits, strong ratings from customers, and plenty of options for plan customization.
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.
Top 5 Home Warranty Companies in New Jersey
According to our research, the highest-rated home warranty companies in New Jersey include:
Compare Home Warranty Companies
Our team researched each providerโs coverage plans, customer service, sample contracts, and transparency to find the top New Jersey home warranties. The table below compares these companies based on several factors:
Company | BBB Rating | Monthly Cost in NJ | Service Fee | Visit Site |
---|---|---|---|---|
NR | $49โ$59 | $65โ$125 | VISIT SITE | |
B | $69โ$129 | $100โ$125 | VISIT SITE | |
A+ | $44โ$58 | $70 | VISIT SITE | |
B- | $44โ$47 | $60โ$75 | VISIT SITE | |
B | $35โ$59 | $75โ$125 | VISIT SITE |
Note: We based pricing information throughout this article on sample quotes we obtained for a 2,200-square-foot, single-family home in Newark City, New Jersey. Your monthly premium may differ based on your homeโs size and type, your location, and the selected plan and add-ons.
Home Warranty Costs in New Jersey
Our research found that New Jersey homeowners pay an average of $63 per month for a home warranty on average, or $546-$1,188 annually. We gathered pricing information from each home warranty provider by conducting secret shopping.
Costs may vary based on your homeโs size and type, where in New Jersey you live, and which coverage plan and add-ons you choose. Prices also change based on your specific provider.
Is a Home Warranty Worth It in New Jersey?
A home warranty can be worth it for homeowners concerned about expensive home appliance and system repairs. New Jerseyโs climate, with its extreme seasonal changes in temperature, can stress your homeโs built-in systems and appliances. A reputable home warranty provider could lower the repair or replacement costs for issues that arise as a result.
For example, if your air conditioning system repair costs roughly $500 and your provider covers up to $2,000 per repair, youโll pay a service fee instead of the full repair cost. Home warranties are also a solid option for first-time homeowners who want extra protection.
What Does a New Jersey Home Warranty Cover?
Carefully read through home warranty sample contracts before deciding on a certain plan. Sample contracts provide essential information about a planโs coverage, exclusions, and add-ons. Exclusions are items or parts of an item that your plan wonโt cover. Exclusions such as for damages caused by severe weather are universal, but others are plan- or state-specific.
Understanding whatโs covered by each plan will help you find out which is best for your home. Pricier plans usually have more robust coverage and fewer exclusions. You may need to select add-ons to cover items that aren't typically included in plans. World Impact Real Estate realtor Danny Margagliano said that โa more expensive plan that covers more parts of the home may be a better choice for someone.โ
- Air conditioning systems
- Heating systems
- Ductwork
- Plumbing
- Electrical
- Water heaters
- Refrigerators
- Cooktops
- Clothes washers and dryers
- Dishwashers
- Garage door openers
- Acts of nature
- Commercial-grade equipment
- Luxury items
- Items in inaccessible locations
- Cosmetic damages
- Parts that donโt contribute to the itemโs primary function
- Damage caused by misuse, abuse, or improper installation
- Known or unknown preexisting conditions
- Flues, vents, chimneys, and other exhaust lines
- Filters
- Electronic devices such as smart-home systems
- Gas, smoke, or leak detection systems
- General maintenance and upkeep
- Sump pump
- Plumbing fixtures
- Roof leak
- Water softener
- Swamp cooler
- Trash compactor
- Lighting fixtures
- Lawn sprinkler system
- Septic system
- Pools and built-in spas
- Guest units
Our Home Warranty Research Process
We used our ratings and review standards to determine the best home warranty companies for New Jersey homeowners. This system rates each company based on key criteria such as coverage, trustworthiness, plans, availability, transparency, and service.
We combed through around 5,700 customer responses on independent review sites such as the Better Business Bureau (BBB), Consumer Affairs, and Trustpilot. Our team looked for common pain points, restrictive policies, low coverage caps, and customer dissatisfaction. We backed up this information with firsthand data and experience from secret shopping, surveys, and focus group responses.
Our Home Warranty Experts
Our team reached out to home warranty experts to answer common questions that homeowners have. Their answers supplement the in-depth research weโve done on the industry, and hereโs what they had to say:
- Is there anything I should know before buying a New Jersey home warranty?
- Margagliano said, โDepending on the age of your home appliances, the cheapest plan may be good.โ
- How do I know if I can trust a New Jersey home warranty?
- Gary Parker, a licensed realtor and the owner of Gary Buys Houses, suggested that you โcheck if the company is licensed and belongs to professional organizations or associations that uphold ethical standards.โ
- When does my home warranty coverage begin?
- Home warranty coverage begins after the brief initial waiting period ends. Ryan Hawker, co-founder of H3 Homebuyers, said that โyour coverage begins typically after 30 days of signing a contract.โ
New Jersey Home Warranty Reviews
Below, weโll break down the details for each of our top home warranty providers in New Jersey:
Which Home Warranty Companies Missed the List?
We evaluated every major home warranty provider in New Jersey and some didn't make the list. Our team excluded certain companies due to poor performance and a history of defrauding customers. Other home warranty providers may still be effective in the right circumstances even if theyโre not the best overall choice.
First American Home Warranty
We excluded First American since it provides less value to customers than some other brands. First Americanโs steeper monthly premiums and service fees make it a less appealing option for homeowners. Its high coverage caps and protection for preexisting conditions in certain plans could make it attractive for homeowners with older or expensive items, though.
Cinch Home Services
Cinch Home Services is a decent company but came up short compared to others on this list. The biggest deciding factor was Cinchโs lack of roof-leak coverage, which is important in a rainy state like New Jersey. Cinch does provide coverage for rust and corrosion and is a decent option for homeowners with metal roofs, steel gutters, or other metal exterior fixtures.
ARW Home Warranty
ARW Home Warranty was left out due to limited coverage across all plans. Its two basic options cover eight and seven items, respectively. ARWโs premium plan includes the contents of the other two but still has less than the industry standard. We recommend ARW to homeowners with older items or systems, though, since it doesn't impose item age limits across any plans.
How To Choose a Home Warranty in New Jersey
New Jersey experiences all seasons, from cold and snowy winters to hot and humid summers. Choosing a home warranty can be complicated due to the high number of available companies. Below are some tips on selecting the right home warranty company for your needs.
How Are Home Warranties Regulated in New Jersey?
New Jersey regulates home warranties through its Division of Consumer Affairs (DCA). According to Statute 56:12-87โ95, companies that sell service contracts must follow transparency protocols outlined by the state. Since the DCA doesnโt consider service contracts as insurance, providers canโt sell coverage plans or market them as โinsurance.โ In addition, the statute outlines good faith practices that home warranty companies must adhere to. Otherwise, the DCA will revoke the companyโs license to sell service contracts.
According to Timothy Meenan, the managing shareholder at Meenan Regulatory and Legislative Attorneys, state regulatory bodies check that companies write sample contracts clearly to protect consumers.
Several industry associations also oversee home warranty regulation. For example, the Service Contract Industry Council (SCIC) works with state legislators to develop laws favoring both customers and home warranty companies.
Home Warranty Cost Calculator
Our team created a calculator to break down the estimated annual cost of owning a home warranty. Enter your monthly premium, service call fee, and estimated number of claims to see your projected annual cost. Itโs best to request a quote directly from one of our recommended providers since annual costs and service fees vary between them.
To calculate your projected annual cost, use the following steps:
- Enter your monthly premium
- Enter your service call fee
- Enter your estimated number of claims
Use the table below to compare your calculated cost to repair and replacement costs for common appliances.
Item/System | Average Cost to Repair | Average Cost to Replace |
---|---|---|
Exhaust Fans |
$16โ$300 |
$250โ$950 |
Refrigerator |
$40โ$350 |
$200โ$5,000 |
Dehumidifier |
$50โ$200 |
$1,300โ$2,800 |
Microwave |
$50โ$400 |
$60โ$2,000 |
Washer |
$50โ$450 |
$60โ$2,000 |
Dishwasher |
$50โ$500 |
$400โ$3,000 |
Freezer |
$90โ$500 |
$160โ$2,900 |
Dryer |
$100โ$400 |
$450โ$2,300 |
Oven |
$100โ$430 |
$400โ$3,000 |
Electric Range |
$100โ$500 |
$230โ$3,000 |
Note: The annual cost figure generated by our home warranty calculator isnโt an indication of a companyโs actual plan cost, as annual costs and service fees vary based on your plan selections and your homeโs size, type, and location.
Life span and repair cost data sourced from the International Association of Certified Home Inspectors (InterNACHI) and Home Depot.
Other Resources for Residents in New Jersey
FAQ About Home Warranties in New Jersey
How much is a home warranty in New Jersey?
The average cost for a home warranty in New Jersey is $60 per month.
Is a home warranty required in New Jersey?
No, home warranties are optional contracts that provide homeowners with coverage for their home appliances and systems.
Who regulates home warranty companies in New Jersey?
New Jerseyโs Division of Consumer Affairs (DCA) oversees and enforces home warranty regulations in the state.
What does a basic home warranty plan cover in New Jersey?
A basic home warranty plan covers essential appliances, systems, or a combination of both. Most entry-level home warranty plans cover clothes washers and dryers, dishwashers, refrigerators, cooktops, garage door openers, heating, air conditioning systems, ductwork, plumbing, and electrical systems.
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