When you sign up for a home warranty, you pay a set amount each month (or year) to protect your major home systems and appliances when they break down due to normal wear and tear. With a variety of home warranty companies available, it can be challenging to determine which is best for you and your home. To prevent you from going through the hassle of researching multiple companies, we compiled this review of the best home warranty companies in Pennsylvania.
Summary of the Best Home Warranty Companies in Pennsylvania
The table below offers a glance at the key attributes of some of our top providers. We obtained the cost data for each provider by requesting more than 120 quotes across multiple states.
Pennsylvania’s Top 4 Home Warranty Companies
The highest-rated home warranty companies include the following:
- American Home Shield: Best for Comprehensive Coverage
- Liberty Home Guard: Best Customer Ratings
- Select Home Warranty: Best Value
- First American Home Warranty: Best Add-On Coverage
To determine the best home warranty companies in Pennsylvania, we compared coverage, pricing, industry experience, and more. These are the four companies that stood out.
What Is the Cost of a Home Warranty in Pennsylvania?
In Pennsylvania, the average monthly cost of a home warranty plan is $61, based on the quotes we pulled for a 2,100-square-foot, single-family home in Philadelphia. However, prices can vary based on your chosen provider, your home’s size and type, your location within the state, and more. Remember that you must pay a service call fee each time you request service. Our research shows that the typical service call fee ranges from $75 to $125. For a full 12-month policy, expect to pay $732 annually.
Costs can vary widely between companies. The total number of covered systems and appliances, coverage caps, and the cost of in-network service providers can all affect the cost of a home warranty. For more information, we suggest asking a provider to break down its plan costs fully.
How Do Home Warranties Work?
Home warranties are service contracts that homeowners can purchase to cover the repair and replacement costs of home systems and appliances. Home warranties specifically cover normal wear-and-tear breakdowns. Breakdowns caused by preexisting conditions, lack of routine maintenance, or tampering usually aren’t covered.
To use a home warranty, submit a claim to your provider when a covered item breaks down. Once approved, your provider will send a licensed and vetted technician to repair or replace the item, at which time you will have to pay your service call fee.
Factors To Consider Before Buying a Pennsylvania Home Warranty
Before buying a home warranty, there are several factors to consider to ensure you choose the right provider the first time. Here are some things to keep an eye out for:
Coverage Exclusions
Each provider has a list of covered items and exclusions. Ensure the provider you’re researching doesn’t exclude the item or item condition you need covered. For example, if you own a tankless water heater, avoid a provider that only covers standard water heaters.
Customer Reviews
Consider how well a provider handles customer service requests. Look for reviews online from sites such as Google Reviews or Trustpilot. You can also ask your friends, family, or neighbors to share their experiences with a provider, if applicable. Customer reviews are usually a good indicator of the provider’s reputation.
Service Area
Confirm with your provider that it has in-network contractors where you live in Pennsylvania. This is especially important if you live in a rural county, such as Sullivan County. Some providers don’t service all areas, so ensure it allows you to use your own contractor if it doesn’t have an in-network provider near you.
Are Home Warranties Worth It in Pennsylvania?
The value of a home warranty largely depends on factors such as the age and condition of your home, including its systems and appliances. For example, older homes with aged items might face unexpected breakdowns more often. In addition, Pennsylvania’s cold winters can strain your heating system and lead to more frequent breakdowns. Providers design home warranty plans to reduce the out-of-pocket costs homeowners must pay to repair or replace these items.
The cost of using local service technicians also plays a role. If contractor services in your area are expensive, a home warranty can provide financial relief and peace of mind.
How To Choose the Best Pennsylvania Home Warranty Company
Since many home warranty companies seemingly offer the same thing, finding the best one for your home can be difficult. Here is a simple guide to help you make the correct choice:
- Budget: Review your total budget before signing up for a home warranty company. The cheapest option may not always be the best for your specific needs. A provider that charges slightly more usually offers better coverage limits per item and better service.
- Service fees: Ensure to add the total estimated number of claims you’ll make per year to have a clearer picture of how much a plan will cost you. We have a handy home warranty cost calculator to quickly show you an estimated yearly price.
When Can I Purchase a Home Warranty in Pennsylvania?
As a homeowner, you can purchase a warranty at any time, whether that’s immediately after buying a home or after years of ownership. As a real estate agent or home seller, you may want to purchase a plan while the house is on the market and include it in the sale—if a potential buyer sees that your home comes with protection while others don’t, they may be more inclined to purchase yours.
How Are Home Warranties Regulated in Pennsylvania?
The state of Pennsylvania doesn’t consider home warranties to be insurance. Therefore, the Pennsylvania Insurance Department doesn’t regulate home warranties. The state’s Bureau of Consumer Protection (BCP), however, provides consumers with general protections, such as taking legal action against negligent companies. You can file a complaint with the BCP if your company ignores its contractual obligations.
Although the state doesn’t establish a clear governmental body that oversees home warranties, industry associations do. For instance, the Service Contract Industry Council (SCIC) is a trade association that works closely with state lawmakers to create fair regulations. The SCIC also provides a member directory that lists reputable companies.
How To Read Home Warranty Service Contracts
We highly suggest reading home warranty companies’ sample contracts to ensure you purchase the correct plan. Here are a few tips to help you understand a home warranty sample contract:
- Find what’s covered: All companies list the items they cover within the coverage section of their sample contracts. Find out which components a company covers or excludes to help you avoid a claim denial.
- Understand exclusions: Be aware of what a company excludes from coverage. Most home warranty companies won’t cover routine maintenance or appliance or system breakdowns caused by improper use.
- Ask questions: We highly recommend contacting your home warranty company if you have questions about a section in the sample contract. The representative can clarify a clause or assist you further.
Expert Takes on Home Warranties
We asked experts across various industries to answer common questions about home warranties. Here is what they had to say:
- Are Pennsylvania home warranties worth it for older homes? Dave Bringer, owner of Bringer Appliance Repair, says, “Older homes need home warranties because their appliances and systems have most likely used their manufacturer’s warranty coverage.”
- Why can’t I use my Pennsylvania home warranty right away? According to Chuck Vander Stelt, a Realtor for Quadwalls, home warranties have a waiting period to prevent payouts on covered items with preexisting conditions. “If you already own the home you’re getting a home warranty for, there is typically a 30- to 90-day blackout period where you can’t make claims.”
- What do I need to know before purchasing a Pennsylvania home warranty? Danny Margagliano, a Realtor working for World Impact Real Estate, suggests verifying whether or not a home warranty company provides several plans. He says the following: “Depending on the age of your home appliances, the cheapest plan may be good. A more expensive plan that covers more parts of the home may be a better choice for someone else.”
Our Conclusion
American Home Shield, Liberty Home Guard, Select Home Warranty, and First American Home Warranty are Pennsylvania’s best home warranty companies. We recommend getting quotes from each of them so that you can compare pricing and narrow down your options.
American Home Shield offers homeowners a strong brand reputation and comprehensive coverage. Liberty Home Guard is another great choice if you prioritize customer service experience, as it offers the rare benefit of a live chat customer support tool. Select Home Warranty includes roof-leak protection with all its plans, so it’s a great option for homes with older roofs.
Other Resources for Residents in Pennsylvania
- Best Homeowners Insurance in Pennsylvania
- Best Solar Companies in Pennsylvania
- Best Moving Companies in Pennsylvania
Frequently Asked Questions
How Do I Find the Best Home Warranty Company in My Area?
Find in-depth reviews on the best home warranty companies for each state and major U.S. city below.
Our Rating Methodology
The This Old House Reviews Team backs up our home warranty ratings and recommendations with a detailed rating methodology to objectively score each provider. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts from each company, and conducting focus groups and consumer surveys. We then score each provider against our review standards for coverage, value, trustworthiness and transparency, availability, and customer service to arrive at a final score out of 100.
To share feedback or ask a question about this article, send a note to our Reviews Team at reviews@thisoldhousereviews.com.