New Jersey is the 12th wettest U.S. state, with precipitation ranging from 40–51 inches per year. Heavy rainfall like this can cause roof leaks, plumbing issues, and strain on your HVAC system. However, a reliable home warranty company can make fixing these issues easier, helping to cover costs and giving you access to a network of trusted technicians to make repairs.
To pick the best home warranty companies in New Jersey, we reviewed 13 of the most popular providers available in the state. Of these brands, we think American Home Shield (AHS) and Choice Home Warranty are the best options for New Jersey residents. AHS offers HVAC coverage of up to $5,000 per year, which is valuable during New Jersey’s hot summers when your AC is more likely to break down. If you want a more affordable plan, Choice offers reliable, well-rounded coverage at a highly competitive price.
Top Home Warranty Companies in New Jersey
After reviewing 13 of the top home warranty companies, these are our picks for New Jersey homeowners:
- American Home Shield: Best Comprehensive Coverage
- Choice Home Warranty: Best Basic Plan Coverage
- First American Home Warranty: Best for High-End Items
- Elite Home Warranty: Best for Flexible Coverage
- Liberty Home Guard: Best Customer Support
Comparing Top Providers
We gathered quotes from each company featured in this article for a 2,166-square-foot home in Trenton, New Jersey. The following table compares these costs as well as other key factors:
| Company | Star Rating | BBB Rating | Monthly Cost | Service Fee |
|---|---|---|---|---|
B | $36–$100 | $100–$125 | ||
B | $60–$68 | $100 | ||
B | $45–$60 | $70 ($150 for after hours and weekends) | ||
B | $77–$130 | $100–$125 | ||
A+ | $57–$68 | $65–$125 |
*Pricing may vary depending on your home’s location, size, type, and plan choices.
**BBB ratings are accurate as of October 2024.
***NR, or “No Rating,” means that the BBB has not issued a rating due to an ongoing review or update to a company’s profile.
Our Reviews of Top Providers in the Garden State
When evaluating providers in New Jersey, we recommend choosing coverage that fits your home’s specific needs. For example, while American Home Shield scored highest in our rigorous rating system, Choice Home Warranty might be a better option if you’re looking for a budget-friendly provider.
Below, we dive deep into each of our top picks in New Jersey.
American Home Shield
Workmanship Guarantee : 30 days
Coverage Overview
- Covers $5,000 in HVAC repairs, which is especially helpful for hot NJ summers
- Includes roof-leak coverage in its top plan, a great addition for rainy states like NJ
- Offers discounts for heating and cooling tune-ups and air filters
Keep in Mind
- Has the highest prices of any company on this list
- Has fewer add-ons than other providers, limiting how much you can customize your plan
Our Review
American Home Shield (AHS) is our top choice for New Jersey homeowners. One of its biggest benefits is that it covers preexisting conditions, meaning any damage or wear present before you start your policy. This is a great investment if you have older or damaged home systems or appliances, as most other companies don’t cover this.
We also think AHS is a good pick for New Jersey because of its high HVAC coverage cap of $5,000. A coverage cap is the maximum amount your provider will pay for repairs on a single system or appliance during your plan year. Most major systems, such as HVAC, have coverage caps of $2,500. AHS’s generous cap reduces the chances you’ll have to pay out of pocket if your HVAC system breaks down. Another plus for rainy states like New Jersey is AHS’s roof-leak coverage, which it includes in its highest plan. This helps you save on repairs for patching a roof leak and protects your home from water damage.
We do have a few issues with AHS. For one, it only offers combination plans, which cover a selection of essential systems and appliances. If you want complete appliance coverage, you’ll need to buy a higher-tier plan and potentially pay for items you don’t need. If you only want coverage for your appliances, you’d be better off choosing a company like Liberty Home Guard.
We also don’t like that American Home Shield has high plan prices, as well as the highest service call fees on this list at $100–$125. A service call fee is the amount you pay each time a repair person visits your home.
Choice Home Warranty
Workmanship Guarantee : 90 days
Coverage Overview
- Offers good value with basic coverage at a reasonable price
- Will schedule free follow-up repairs if your issue reoccurs within 90 days
- Has coverage caps of $3,000, which is $500 more than the industry standard
Keep in Mind
- Doesn’t cover essential items like air conditioning and washing machines in its base plan
- Is involved in a lawsuit with the Arizona Attorney General’s Office
Our Review
The biggest reason we like Choice Home Warranty is the value it provides for the cost. At only $55 per month, Choice’s most expensive plan is significantly less than other providers, which charge an average of $75 per month. For this cost, Choice offers coverage caps of $3,000 for most items, which is $500 more than most other companies. Essentially, Choice offers slightly better coverage caps at a cheaper monthly rate.
Choice adds more value to its plans with an impressive 90-day workmanship guarantee, which is three times as long as the 30-day industry standard. Workmanship guarantees assure you that the repairs made by technicians will fix the problem, or you’ll get follow-up repairs at no extra charge. For example, if your HVAC system is repaired and breaks down again two weeks later, the home warranty company will send a technician back and you won’t have to pay your service call fee.
One area where Choice could stand to improve is its basic plan coverage. Its lowest-level plan doesn’t cover essential items such as air conditioning, laundry appliances, and refrigerators. Choice also doesn’t cover these items as add-ons, so you’ll have to buy the higher-tier plan if you want them covered, which comes out to $9 more per month.
Another issue is that Choice is facing a lawsuit from the Arizona Attorney General’s Office. The lawsuit claims that Choice has provided lower-than-expected claim payouts and has denied claims its contract should cover. We contacted Choice about the lawsuit, and a representative said that while they couldn’t comment on pending litigation, the company “is committed to providing best-in-class service to every customer.”
First American Home Warranty
Workmanship Guarantee : 30 days
Coverage Overview
- Includes a $7,000 appliance coverage cap in its highest-tier plan, more than double the industry standard
- Has unlimited coverage for HVAC systems, which is a big benefit for humid NJ summers
- Offers a free add-on that covers damaged or improperly installed items, which most providers don’t do
Keep in Mind
- Lacks an appliance- or system-only plan
- Doesn’t include roof-leak coverage in its basic plan
Our Review
We recommend First American Home Warranty (FAHW) for New Jersey homeowners who want to protect major appliances or expensive systems. FAHW has a $7,000 coverage cap for appliances and unlimited coverage for most systems. This means you’re less likely to have to pay out-of-pocket for repairs to your expensive items, such as HVAC or electrical systems.
We also like the company’s First American Advantage upgrade. This free add-on covers items that are already damaged from poor upkeep or faulty installation, which is a rarity in the industry.
The main downside of First American Home Warranty is that it only offers combination plans. So, if you primarily want system or appliance coverage, you’d be unnecessarily paying for a plan that covers both. If you’re looking for system- or appliance-only coverage, we recommend another provider like Liberty Home Guard. FAHW also doesn’t offer any form of roof leak coverage, which is particularly important for rainy states like New Jersey.
Elite Home Warranty
Workmanship Guarantee : 90 days
Coverage Overview
- Offers fully customizable plans, letting you choose which coverage you want
- Includes a 90-day workmanship guarantee, three times the industry average
- Allows you to customize your plan with 27 add-on options
Keep in Mind
- Doesn’t cover technicians outside of its network in its workmanship guarantee
- Only covers $15,000 in repairs per year
Our Review
We recommend Elite Home Warranty for New Jersey homeowners who want specific items covered in their plan. Most home service providers let you choose from a few pre-built plans, while Elite allows you to build your own from a base selection of appliances and systems. This ensures you won’t pay for items you don’t want covered. Elite also has 27 add-ons you can tack on to your base plan to cover specialty items such as built-in microwaves, garbage disposals, and ceiling fans.
While we like Elite’s workmanship guarantee, we don’t like how it only extends to technicians within Elite’s approved network. This means that if you want to use a contractor you like but they aren’t in Elite’s network, you won’t be protected in the event of a faulty repair. Another policy that we’re not fans of is Elite’s $15,000 annual claim limit. This policy limits the amount of money Elite will pay per year. If you have multiple high-end repairs and hit this cap, you’ll have to pay out of pocket for the rest of the year. Because of this, we don’t recommend Elite if you own expensive items that may require repairs exceeding this limit.
Liberty Home Guard
Workmanship Guarantee : 60 days
Coverage Overview
- Has a 24/7 live chat for any-time customer service
- Offers a 60-day workmanship guarantee, double the industry average
- Includes an add-on catalog of over 40 items, the largest on this list
Keep in Mind
- Doesn’t reveal its service call fee rates until after signup
- Has low plumbing and electrical coverage caps of $500
Our Review
We recommend Liberty Home Guard (LHG) for New Jersey homeowners who want a diverse plan with lots of customization options. At 42 items, LHG has the largest add-on catalog of the companies on this list. This includes coverage for nonstandard items such as plumbing and gutter cleaning. Gutter cleaning is especially helpful considering New Jersey’s heavy rainfall, as rain and clogged gutters can cause expensive problems like foundation shifting.
We’re also fans of LHG’s 24/7 live chat. This can come in handy if you have an emergency repair, need to follow up with a technician, or have a last-minute question about your coverage.
Our biggest issue with LHG is its service call fee policy. Specifically, we don’t like that LHG doesn’t disclose its service call fee until after you buy a plan. This can feel like a “gotcha” for some homeowners since they won’t know what they’re paying until they’ve signed up. Plus, the policy limits your ability to control plan rates and monthly costs. Other providers let you choose from several service call fees during signup, which gives you more flexibility with your monthly premium. Choosing a higher service call fee lowers your premium and vice versa. Because LHG doesn’t do this, it pigeonholes customers into a single rate.
Our Experience Signing Up for a Home Warranty
To fully understand the experience of using a home warranty, our team members signed up for plans and tested the claims process directly. One of the companies we tested was Choice Home Warranty.
One of our team members used Choice’s online portal to sign up for a home warranty plan. They found the process to be quick, easy, and efficient.
After entering their information, they chose the Total Plan along with the pool/spa, limited roof leak, and septic system add-ons. On the checkout screen, they confirmed their information and were given an itemized quote totaling $89.61 per month, or $1,043.33 annually. This represents a 3% discount when choosing the annual plan, which our team member noted was automatically applied on the checkout screen. They entered their payment information, chose the monthly option, and submitted their payment. They then received an email confirmation.
Home Warranty Costs in New Jersey
The average cost of a New Jersey home warranty plan is $600–$996 per year, or $50–$83 monthly. This price is higher than the national average home warranty cost of $516–$864. However, your plan’s cost will vary based on your location, coverage choice, and add-ons.
| Average Home Warranty Cost in New Jersey* | National Average for Home Warranty Costs | |
|---|---|---|
| Monthly | $50–$83 | $43–$72 |
| Annual | $600–$996 | $516–$864 |
*We compiled the pricing information in this table using sample quotes from each home warranty company on this list using the same 2,166-square-foot home in Trenton, New Jersey. National pricing is based on sample quotes we pulled for each state in the United States for a single-family home of less than 3,000 square feet.
Advice From a Homeowner
Keeping your HVAC system running is essential, especially in states like New Jersey that have humid summers. We spoke to a homeowner named Allison R., who experienced an HVAC breakdown due to a clogged filter—a common culprit for HVAC problems.
Allison emphasized the importance of keeping up with regular HVAC maintenance, such as tune-ups and air filter changes. “As a new homeowner, I wasn’t aware of many of the routine maintenance tasks and upkeep that would’ve saved me from repairs down the road,” she said.
Allison shared that being proactive about asking for advice and setting reminders can protect your home from future breakdowns. “I recommend asking neighbors, friends, and family who own homes for their advice on what you need to know. Then, set calendar reminders or make a note in your phone so you don’t forget,” she said. “For example, set a quarterly reminder to change your HVAC filter. Change the batteries in your fire alarms when you set the clocks forward and back. Small tasks like those will help you down the road.”
Many home warranty companies require you to perform routine maintenance on your systems and appliances, or repairs won’t be covered. We recommend familiarizing yourself with the upkeep needed on your systems to keep them working well and prevent denied claims in the event of a needed repair.
FAQ About Home Warranties in New Jersey
Is a NJ home warranty worth it?
Yes, a home warranty can be worth it in New Jersey as long as the policy fits your needs and falls within your budget. A good home warranty plan should protect the major items in your home, be reasonably priced, and offer prompt, effective service.
Do I need a home warranty in New Jersey?
No, there is no legal requirement to get a home warranty in New Jersey. However, a home warranty can be helpful and save you money on repair bills.
What are the cons of a home warranty in NJ?
The biggest con of a home warranty in New Jersey is denied coverage. It can be extremely frustrating to file a claim, wait for the technician to arrive, and pay a service fee only to have your claim denied. The best way to avoid this is to thoroughly read your service contract and have a strong understanding of what your policy does and doesn’t cover.
What does a home warranty cover in NJ?
Typically, home warranties in New Jersey cover the following items:
- Plumbing stoppages
- Water heaters
- Clothes washers and dryers
- Garbage disposal systems
- Garage door openers
- HVAC systems
- Ductwork
- Septic system
- Well pump
- Central vacuum
- Sump pump
- Common kitchen appliances
- Refrigerators
- Built-in microwaves
- Dishwashers
- Cooktops
- Ovens
However, your specific policy will vary depending on your plan, add-ons, and location.
How We Evaluated Home Warranty Providers
Below is an outline of our rating system and scoring criteria that we used to choose New Jersey’s top home warranty providers.
Our Rating System
When researching the top home warranty companies in New Jersey, we consulted industry experts, analyzed service contracts, and secret-shopped providers. We also talked to real homeowners about their experiences and surveyed thousands of customers.
Using this research, our team developed a detailed methodology to score each company on six categories: coverage (35%), cost (20%), trustworthiness (15%), plan transparency (10%), customer support (10%), and flexibility (10%).
When assessing home warranty plans for New Jersey homeowners, we considered these key factors:
- Essential coverage for the region: New Jersey has moderately heavy rainfall combined with humid summers. These conditions present unique challenges to homeowners. For example, heavy rainfall can damage roofs, gutters, and plumbing systems. When choosing home warranty providers for New Jersey, we prioritized those that offered coverage for systems affected by the state’s climate.
- Price and trustworthiness: Home warranties are a big investment, so two of the most important rating criteria we use are cost and reliability. If a company’s price is higher than the state’s average cost and doesn’t offer comprehensive coverage in return, or if it fails to pay out claims reliably, we won’t recommend it.
- Firsthand experience submitting claims: Our team submitted home warranty claims with several providers, such as AFC Home Club. This experience helped us learn more about the claim process and provide valuable contextual information to homeowners.
- Opinions from real homeowners: To research home warranty providers, our team spoke with homeowners directly about how they felt about their home warranty and what kinds of experiences they had. We also surveyed thousands of customers to get a larger-scale understanding of the home warranty user experience.
