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5 Best Home Warranty Companies in New Jersey (2024)

Liberty Home Guard is our top-recommended company for New Jersey homeowners, but there are several providers to choose from. Compare your options in our review.

Author Image Written by Dana Getz + 1 other Reviewer Icon Reviewed by Michael Mansueto Updated 06/24/2024

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.

New Jersey is the 12th-wettest state in the U.S., with an average precipitation of 43–47 inches per year. Heavy and consistent rainfall can easily lead to roof leaks, gutter problems, and even foundation issues.
Did You Know?

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

Top 5 Home Warranty Companies in New Jersey

According to our research, the highest-rated home warranty companies in New Jersey include:

Best Customer Ratings: Liberty Home Guard
Best for Comprehensive Coverage: American Home Shield
Best for Flexible Coverage: Elite Home Warranty
Best for Customization: AFC Home Warranty

Compare Home Warranty Companies

Our team researched each provider’s 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:

Star Rating Monthly Cost in NJ Service Fee Response Time BBB Rating Link
Liberty Home Guard Liberty Home Guard
$49–$59 $65–$125 Up to 48 hours NR VISIT SITE
American Home Shield American Home Shield
$69–$129 $100–$125 Up to 48 hours B VISIT SITE
Elite Home Warranty Elite Home Warranty
$44–$58 $70 Up to 48 hours A+ VISIT SITE
Select Home Warranty Select Home Warranty
$44–$47 $60–$75 48-84 hours B- VISIT SITE
AFC Home Warranty AFC Home Warranty
$35–$59 $75–$125 24-48 hours B VISIT SITE
Liberty Home Guard
Logo Liberty Home Guard
Star Rating
Monthly Cost in NJ $49–$59
Service Fee $65–$125
Response Time Up to 48 hours
BBB Rating NR
American Home Shield
Logo American Home Shield
Star Rating
Monthly Cost in NJ $69–$129
Service Fee $100–$125
Response Time Up to 48 hours
BBB Rating B
Elite Home Warranty
Logo Elite Home Warranty
Star Rating
Monthly Cost in NJ $44–$58
Service Fee $70
Response Time Up to 48 hours
BBB Rating A+
Select Home Warranty
Logo Select Home Warranty
Star Rating
Monthly Cost in NJ $44–$47
Service Fee $60–$75
Response Time 48-84 hours
BBB Rating B-
AFC Home Warranty
Logo AFC Home Warranty
Star Rating
Monthly Cost in NJ $35–$59
Service Fee $75–$125
Response Time 24-48 hours
BBB Rating B
Company BBB Rating Monthly Cost in NJ Service Fee Visit Site
NR $49–$59 $65–$125 VISIT SITE
B $69–$129 $100–$125 VISIT SITE
A+ $44–$58 $70 VISIT SITE
B- $44–$47 $60–$75 VISIT SITE
B $35–$59 $75–$125 VISIT SITE
No results were found.

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 home’s 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 home’s 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 Jersey’s climate, with its extreme seasonal changes in temperature, can stress your home’s 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, you’ll 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 plan’s coverage, exclusions, and add-ons. Exclusions are items or parts of an item that your plan won’t cover. Exclusions such as for damages caused by severe weather are universal, but others are plan- or state-specific.

Understanding what’s 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 “a more expensive plan that covers more parts of the home may be a better choice for someone.”

Common Inclusions

Common Exclusions

Common Add-Ons

  • 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 don’t contribute to the item’s 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

Why Trust Us? Our review and rating process for the best home warranty companies
Companies Considered We carefully considered 13 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 5,700 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 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 we’ve done on the industry, and here’s what they had to say:

  • Is there anything I should know before buying a New Jersey home warranty?
    • Margagliano said, “Depending on the age of your home appliances, the cheapest plan may be good.”
  • 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 “check if the company is licensed and belongs to professional organizations or associations that uphold ethical standards.”
  • 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 “your coverage begins typically after 30 days of signing a contract.”

New Jersey Home Warranty Reviews

Below, we’ll break down the details for each of our top home warranty providers in New Jersey:

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.

Liberty Home Guard (LHG) maintains the highest BBB scores and customer reviews of our reviewed companies. Customers can choose from three plans with nearly 40 add-ons, allowing customers to customize their coverage.

Why We Chose Liberty Home Guard

Liberty Home Guard scored 4.5 out of 5 stars in our review, thanks to its excellent customer review scores and A rating* on BBB. Our team contacted LHG representatives on several occasions and had positive experiences. We reached a representative in under one minute and received thorough answers to our questions. 

LHG offers 38 add-on options, making it the best warranty company for homeowners with more diverse coverage needs. The company offers several options for indoor and outdoor items, including pest control, standalone freezers, plumbing fixtures, and carpet cleaning.

Pros and Cons

Pros Offers 38 optional add-ons Covers its services with a 60-day workmanship guarantee included Provides excellent customer service based on online reviews Cons Can take up to 48 hours to respond to a claim Choosing a higher service fee doesn't lower your monthly premium Doesn’t offer clear details on service call fee pricing

Plans and Pricing

Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. The company’s service fees vary from $65–$125. When speaking to a representative, we learned the fees change based on your add-ons, location, and coverage plan. LHG has a $2,000 coverage cap on most covered items. Electrical and plumbing systems are the exception, with a $500 cap for each system. LHG includes a 60-day workmanship guarantee, double the 30-day industry standard for coverage. 

You can choose from monthly and annual premium rates for your coverage. Expect to pay between $499 and $599 annually for LHG plans. However, we learned that LHG doesn’t offer additional discounts or bonus coverage for an annual plan. These perks are fairly common with other home warranty companies. 

Here’s a breakdown of LHG’s monthly plans and add-on coverage:

  • Appliance Guard: This plan offers appliance-only coverage for major appliances, including dishwashers, clothes washers, and refrigerators.
  • Systems Guard: Your plan includes coverage for built-in systems, such as heating, ductwork, and electrical. 
  • Total Home Guard: The highest plan includes covered items and systems from the Appliance Guard and Systems Guard plans.
  • Optional add-ons: LHG offers 38 add-on coverage options, such as pest control, lawn sprinkler systems, floor cleaning, and generators.

Here is a table comparing Liberty Home Guard’s plans and pricing:


Monthly Cost

Service Fee

Coverage Cap

Appliance Guard




Systems Guard



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

Total Home Guard



Coverage caps remain the same


What To Expect

Liberty Home Guard offers quotes over the phone and through its online tool. The LHG tool requires basic and home-specific information for its quote process. You must first enter your name, phone number, and email. Next, you’ll provide your home address, home type, and whether your home is smaller or larger than 5,000 square feet. Finally, you receive a personalized quote with the option to switch between monthly and annual premiums. 

LHG will assign a service contractor from its in-network options to complete any repair work. However, if there are no local options for servicing, you can select your own contractor instead. 

Our team analyzed reviews from LHG homeowners. We learned they appreciated its helpful customer support team and prompt resolution of issues. We also tested the live chat features and were pleased with the responsiveness and ease of use.

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.

American Home Shield (AHS) offers the most comprehensive home system and appliance coverage. The company also covers unique issues, including rust or sediment corrosion, offering better protection for older homes.

Why We Chose American Home Shield

We scored American Home Shield 4.4 out of 5 stars and chose the company as our top pick. Homeowners can choose from three comprehensive coverage plans and two service call fees, allowing for better plan customization. AHS also includes excellent system coverage on all plan levels, including protection for HVAC systems. 

AHS makes a great choice for homeowners with older appliances and systems with preexisting conditions. You also receive protection for improper maintenance and physical damage, including rust and corrosion. These protections aren’t typically part of a home warranty plan.

Pros and Cons

Pros Has coverage for preexisting conditions and improper installations Includes items with rust, sediment, or corrosion damage Offers three plans and two service call fees for improved customization Cons Costs more than other reviewed providers Doesn’t offer an appliance-only plan Only offers five add-on options

Plans and Pricing

American Home Shield offers three plans: ShieldSilver, ShieldGold, and ShieldPlatinum. ShieldSilver is its system-only plan and includes a $5,000 coverage cap per home system. With the ShieldGold plan, you add coverage for appliances with a $2,000 coverage limit. ShieldPlatinum is the highest option and has the same coverage as ShieldGold but with a $4,000 coverage cap. This plan also includes roof-leak coverage, an HVAC tune-up, air filter discounts, and up to $1,000 in code upgrades. 

AHS provides quotes over the phone or through its online tool. When we pulled a sample quote, we received three plan options with service fees of $100 or $125. When we chose the lower service fee, our monthly premium increased. Picking a higher fee decreased our monthly costs. Each plan included a 30-day workmanship guarantee. 

AHS does not offer annual premiums with its plans. Other providers offer monthly and annual options and typically include additional discounts and free months of service with the annual option. 

Here’s an overview of American Home Shield’s plans:

  • ShieldSilver: Its lowest plan includes home-system-only heating, cooling, and electrical coverage.
  • ShieldGold: The next tier covers major systems and appliances, including water heaters and plumbing lines. 
  • ShieldPlatinum: This plan includes the ShieldGold coverage plus additional perks, including up to $1,500 for roof-leak repairs.
  • Optional add-ons: Add-on options include electronics, guest units, pools/spas, septic pumps, and well pumps.

Here is a table comparing American Home Shield’s plans and pricing:


Monthly Cost

Service Fee

Coverage Cap








Systems: $5,000
Appliances: $2,000




Systems: $5,000
Appliances: $4,000

What To Expect

We found American Home Shield’s online quote tool simple to use. You’ll need your home address, ZIP code, and email address to get a personalized quote. Homeowners can choose plan and service fee options to find the best fit. The site instantly updates with your adjusted premium costs. 

AHS uses its own network of contractors for service requests. A team member has an AHS plan and tested the claim process firsthand to resolve a leaking bathroom pipe. The AHS representative found a local plumber within the hour and scheduled an appointment for the next day. Our team member’s pipe was fixed, and he only paid the service call fee. 

We read dozens of Better Business Bureau (BBB) customer reviews to gauge brand reputation and service. Overall, customers were pleased with American Home Shield and appreciated their prompt claims process. However, the company has mixed reviews for its customer support team. Some homeowners mentioned claim reimbursements that were lower than expected.

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 homeowners who want flexible premiums and coverage. The company offers three base plans with a standard $70 service call fee (a lower service call fee than many providers) and 27 add-on options.

How We Scored Elite Home Warranty

We rated Elite Home Warranty 4.6 out of 5 stars in our review standards. We awarded high scores for its coverage and add-on variety. We deducted points for only offering one service call fee and limited online options. Here’s how Elite rated in key categories:

  • Coverage (4.6 out of 5): Elite scored high for its three customizable coverage plans and extensive add-on catalog. 
  • Value (4.25 out of 5): We deducted points because the company only offers one service call fee and charges a higher fee for high-end appliances.  
  • Trustworthiness and transparency (4.8 out of 5): Elite scored well for its excellent customer review scores on the Better Business Bureau (BBB) and other third-party sites. 
  • Availability and service (4.5 out of 5): Elite lost points for its limited online services. Unlike other providers, it doesn’t offer an online quote tool.

Pros and Cons

Pros Includes a 90-day workmanship guarantee for completed repairs Offers higher coverage limits for high-end appliances Rolls your service call fee into your annual premium, avoiding a per-claim charge Cons Charges a higher service call fee for high-end appliance repairs Excludes workmanship guarantee on repairs done with an out-of-network technician Requires you to call for a quote

Plans and Pricing

When reading through the Elite Home Warranty sample contract, we learned that the company offers a $15,000 annual limit for all plans. This breaks down to a $7,000 claim limit for appliances and $8,000 for systems, which is a higher limit than many providers. However, claim limits vary among coverage items. For example, air conditioners receive up to $4,000 while electrical systems are capped at $2,000.

We recommend reading through the sample contract or getting a quote for full details on coverage caps. 

Below are the details of Elite’s coverage plans:

  • Elite Appliances: The appliance-only plan covers eight essential appliances, including cooktops, clothes washers, and dishwashers. Coverage caps vary by appliance but are subject to a $7,000 term limit. 
  • Elite Systems: This system-only plan covers eight home systems, such as air conditioning, heating, and electrical systems. This plan has an $8,000 annual limit, though coverage caps vary by system.  
  • Elite Complete: The highest plan tier combines the Elite Appliances and Elite Systems plans for comprehensive systems and appliance protection. 

Based on our sample quotes, Elite Home Warranty charges a monthly premium of about $44–$58. The company has a standard service call fee of $70. It charges $150 for high-end appliance repairs and service calls that occur after hours or on the weekend.

More details on Elite’s plans and pricing can be found in the table below:


Monthly Cost

Service Fee

Coverage Cap

Elite Appliances




Elite Systems




Elite Complete



Coverage caps remain the same

Elite offers 27 add-on options, one of the largest catalogs we’ve seen from a home warranty company. Based on our research, most providers offer eight to 15 add-ons. Elite’s add-on coverage limits vary by item. There is a $5,000 total limit per term. 

We’ve highlighted some of Elite’s most attractive add-on options below. View the full list on Elite’s website:

  • Annual maintenance
  • Drainage, sewer, and water service lines
  • Pool and spa equipment
  • Geothermal heating and cooling systems
  • Guest house
  • Septic system

What To Expect

One of our team members tested the Elite Home Warranty claim process to repair his broken high-end dishwasher. Here’s a summary of his experience:

  • He submitted his claim online and received an Elite claims specialist call within 30 minutes. 
  • He received a next-day appointment for his repair. 
  • The technician arrived on the assigned day but realized the repair would require out-of-stock parts. 
  • After an initial service visit on Tuesday evening, the technician returned with the required parts the following Monday morning.
  • The technician completed the repairs within an hour.

Elite sends in-network technicians to complete its repairs. It backs its coverage with a 90-day workmanship guarantee. If you choose your own repair technician, Elite will pay them for labor at an hourly rate not to exceed the standard hourly rate in your area. You won’t receive any workmanship coverage from Elite if you choose your own technician. However, the local technician should provide their own workmanship guarantee, likely around 30 days.

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.

Select Home Warranty offers some of the most affordable coverage plans on our list. The company provides appliance-only, system-only, and combined coverage plans, plus service call fees as low as $80. 

Why We Chose Select Home Warranty

Select Home Warranty received a 4.3 out of 5 in our review. The company offers low-cost plans starting under $50 per month. In addition, Select includes roof-leak repair coverage with each plan, which typically requires an additional fee with other companies. 

Homeowners looking for basic home protections should consider Select Home Warranty. We should note that Select offers lower coverage caps than other competitors. Although the lower premiums make it a more affordable choice, its lower coverage caps could impact your claims process. We’d recommend choosing Select if lower costs and baseline coverage options are your primary concerns.

Pros and Cons

Pros Cost less than $50 per month for premiums Includes free roof-leak coverage with every plan Offers additional discounts for its annual premiums Cons Charges multiple service fees even if claims are filed together Lacks tankless water heater coverage Offers coverage caps than other reviewed providers

Plans and Pricing

Select Home Warranty offers three plan options: Bronze Care, Gold Care, and Platinum Care. Our team conducted secret shopping to learn more about the company’s plans. We learned that Select provides its lowest service fee exclusively through an over-the-phone deal. We also learned that homeowners receive up to $3,000 for HVAC systems but only a $500 coverage cap for other covered systems. All plans include a 30-day workmanship guarantee. 

You can choose from annual or monthly premium options. Expect to pay between $479 and $524 annually. Our sample annual quote included up to $150 off premium costs and two additional months of coverage for 14 months total. 

Here’s an overview of Select Home Warranty’s plans:

  • Bronze Care ($44.42 per month): Its appliance-only plan includes major appliances, such as dishwashers, garbage disposals, and clothes washers and dryers.
  • Gold Care ($44.42 per month): The system-only plan includes major home systems, such as heating, plumbing, electrical systems, and air conditioning.
  • Platinum Care ($47.75 per month): The highest plan combines the Bronze and Gold Care coverage, plus additional items, such as garage door openers and luxury appliance coverage.
  • Optional add-ons: Add-ons include central vacuums, lawn sprinkler systems, pools, septic systems, stand-alone freezers, sump pumps, and well pumps.

Here is a table comparing Select Home Warranty’s plans and pricing:


Monthly Cost

Service Fee

Coverage Cap

Bronze Care




Gold Care



$500 (HVAC: $3,000)

Platinum Care



Coverage caps remain the same

What To Expect

Our team pulled quotes for Select Home Warranty via phone and using the online tool. With the tool, you must enter your ZIP code and then provide your name, phone number, and email before receiving the personalized quote. We did not need to enter a home address. Our team also learned that Select prefers solving customer issues and processing claims over the phone. 

Select will choose a service technician for your repairs in most cases. If the company cannot find someone in your area, you can select your own contractor. Select must approve your technician before having them complete the repairs. 

Based on customer reviews, we learned that homeowners appreciated the low-cost options but had issues reaching the customer service department.

AFC Home Warranty

Best for Customization
4.4 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.

America’s First Choice Home Warranty (AFC Home Warranty) offers the best customization options, including four plans and add-on coverage. The company offers flexible service call fees and additional discounts for annual premiums. 

Why We Chose AFC Home Warranty

AFC Home Warranty received a 4.6 out of 5 in our review standards. The company’s plan variety and service fee options make it ideal for homeowners looking for personalized warranty options. AFC Home Warranty includes additional membership benefits, such as free credit monitoring and identity fraud protection. 

The company also stands out for its workmanship guarantee. Many companies offer the industry standard of 30 days, with a few exceptions providing 60-day coverage. AFC Home Warranty includes an unlimited workmanship guarantee that protects your system for as long as you keep the plan.

Pros and Cons

Pros Allows you to choose your own contractor for service repairs Guaranteed workmanship for your plan’s entire length Offers four plan options for better coverage options Cons Includes a depreciation value clause, which could reduce your cap Excludes coverage for unknown preexisting conditions Requires an add-on for roof-leak coverage

Plans and Pricing

AFC Home Warranty includes four plan options: Platinum Plan, Gold Plan, Silver Plan, and Systems Plan. You can choose from a $75, $100, or $125 service call fee. Choosing a higher fee results in a lower premium. 

While getting a sample quote, we learned that HVAC systems have an unlimited coverage gap. The only exception was thermostats, which received a $80 limit. Appliances receive up to $3,000 per item but could receive a lower cap due to age. We discovered that AFC Home Warranty pays the depreciated value of an item older than five years old. All replacements and repairs include a workmanship guarantee with unlimited coverage. 

You may choose between an annual or monthly plan premium. Expect to pay between $347 and $629 annually for AFC Home Warranty plans. The company does offer added savings for choosing an annual option. Selecting a one-year plan includes a $100 discount, while a three-year commitment includes a $250 discount. 

Here are details for each plan offered by AFC Home Warranty:

  • Silver Plan: The first coverage tier protects appliances only and includes refrigerators, clothes washers, and dryers.
  • Systems Plan: The next plan focuses on home systems only, including air conditioning, heating, and plumbing.
  • Gold Plan: You receive coverage for appliances and systems, such as ductwork, oven, range, and garage door opener.
  • Platinum Plan: The highest tier includes coverage under the Gold Plan and includes protection for your built-in microwave and ice maker.
  • Optional add-ons: Add-ons include central vacuum, double oven, electronic coverage, hot water dispenser,  pool, roof-leak repair, septic system, spa, stand-alone freezer, and sump pump.

Here is a table comparing AFC Home Warranty’s plans and pricing:


Monthly Cost

Service Fee

Coverage Cap

Silver Plan




Systems Plan



Appliances: $3,000
Systems: Unlimited

Gold Plan



Coverage caps remain the same

Platinum Plan



Coverage caps remain the same

What To Expect

Homeowners can receive AFC Home Warranty quotes through a representative or online. When we tested the online tool, we found it simple to use but ran into issues trying to compare plans. Unlike other companies that offer all plan details on one page, AFC requires you to select a plan first, then takes you to a separate page with details. You must switch back and forth between two screens for comparison shopping. These extra steps make the quote process less efficient than other providers. 

You can choose your own contractor for service calls, a rare option with home warranty companies. Although this is a welcomed feature, the company offers mixed coverage limits for home systems, lowering its plans’ overall value compared to other companies. 

Based on our online review analysis, we learned that AFC Home Warranty received mixed reviews from homeowners. Customers appreciate the prompt claims process but were disappointed with the depreciation value policy included with the plans.

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 they’re 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 American’s 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 Cinch’s 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. ARW’s 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.

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.

Compare quotes: Plan costs vary significantly between providers. We suggest requesting quotes from at least three companies to compare prices.
Ask about promotions: If you’re a new customer signing up for a home warranty, ask a provider about its new sign-up promotions. Many companies attempt to earn your business by offering discounted rates or additional months of coverage for free.
Negotiate: If you’re buying a new home, ask the seller if they can include a home warranty as part of the purchase. You can also negotiate directly with home warranty companies by mentioning that you’re shopping around.
Check the fine print: Carefully review a provider’s service contract to understand its coverage terms, exclusions, and limitations. You can avoid a denied claim by being familiar with the coverage you’re purchasing.
Choose add-ons wisely: Some home warranties allow you to customize coverage with add-ons. A basic coverage plan paired with a necessary add-on can work well if you own unique appliances or systems such as water softeners.
Research company reputation: Avoid signing up with the first home warranty company you find. Look up the provider’s name to make sure that it’s properly licensed.

How Are Home Warranties Regulated in New Jersey?

New Jersey regulates home warranties through its Division of Consumer Affairs (DCA). According to Statute 56:12-87–95, companies that sell service contracts must follow transparency protocols outlined by the state. Since the DCA doesn’t consider service contracts as insurance, providers can’t sell coverage plans or market them as “insurance.” In addition, the statute outlines good faith practices that home warranty companies must adhere to. Otherwise, the DCA will revoke the company’s 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. It’s 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:

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

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

Item/SystemAverage Cost to RepairAverage Cost to Replace

Exhaust Fans



























Electric Range



Note: The annual cost figure generated by our home warranty calculator isn’t an indication of a company’s actual plan cost, as annual costs and service fees vary based on your plan selections and your home’s size, type, and location.

Life span and repair cost data sourced from the International Association of Certified Home Inspectors (InterNACHI) and Home Depot.

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 Jersey’s 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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