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.

Best For Monthly Cost Service Fee Response Time BBB Rating Link
American Home Shield American Home Shield Best for Comprehensive Coverage $64–$74 $100–$125 Up to 48 hours B VISIT SITE
Liberty Home Guard Liberty Home Guard Best Customer Ratings $49–$60 $65–$125 Up to 48 hours A VISIT SITE
Select Home Warranty Select Home Warranty Best Value $44–$48 $60–$75 48-84 hours B- VISIT SITE
First American Home Warranty First American Home Warranty Best Appliance Coverage $60–$76 $75–$125 4-48 hours B VISIT SITE
American Home Shield
Logo American Home Shield
Best For Best for Comprehensive Coverage
Monthly Cost $64–$74
Service Fee $100–$125
Response Time Up to 48 hours
BBB Rating B
Liberty Home Guard
Logo Liberty Home Guard
Best For Best Customer Ratings
Monthly Cost $49–$60
Service Fee $65–$125
Response Time Up to 48 hours
BBB Rating A
Select Home Warranty
Logo Select Home Warranty
Best For Best Value
Monthly Cost $44–$48
Service Fee $60–$75
Response Time 48-84 hours
BBB Rating B-
First American Home Warranty
Logo First American Home Warranty
Best For Best Appliance Coverage
Monthly Cost $60–$76
Service Fee $75–$125
Response Time 4-48 hours
BBB Rating B
Best For
BBB Rating
Monthly Cost
Service Fee
Response Time
Best for Comprehensive Coverage
Up to 48 hours
Best Customer Ratings
Up to 48 hours
Best Value
48-84 hours
Best Appliance Coverage
4-48 hours

Pennsylvania’s Top 4 Home Warranty Companies

The highest-rated home warranty companies include the following:

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.

American Home Shield

Best for Comprehensive Coverage

American Home Shield (AHS) offers comprehensive major systems and appliance coverage alongside service call fee flexibility. Additionally, AHS covers unique instances other providers typically don’t, such as rust, corrosion, or sediment damage.

Why We Chose American Home Shield

We rated AHS 4.4 out of 5 stars in our review standards. We consider AHS to be the best provider for comprehensive coverage due to its three coverage plans, multiple service call fees, and solid industry reputation. The company is our top pick because it covers several things other companies don’t, such as rust damage and improper installations.

We thoroughly read American Home Shield’s sample contract and found it applies a $2,000 limit per covered appliance in its ShieldGold plan. It doubles its coverage cap to $4,000 per covered item in the ShieldPlatinum plan.

AHS coverage plans provide extensive coverage; even its basic plan, ShieldSilver, covers your HVAC system. Its multiple service call fees allow you to customize your monthly premium to fit your budget.

Pros and Cons

Pros Offers a flexible service call fee model that allows customers to adjust monthly fees to fit their budget Sets generous coverage caps (up to $5,000 on built-in systems and $4,000 on appliances with its ShieldPlatinum plan) Provides coverage for unknown preexisting conditions, items damaged by rust and corrosion, and items that have been improperly installed or modified Cons Charges higher monthly premiums than other providers Offers less coverage flexibility than most providers with only a few add-on options

Plans and Pricing

American Home Shield offers three plans: ShieldSilver, ShieldGold, and ShieldPlatinum. We called an AHS representative to ask about the company’s plans. The representative noted that AHS imposes a $5,000 coverage cap per covered system in its systems-only plan, ShieldSilver. ShieldGold adds coverage for appliances, which have a $2,000 coverage limit. ShieldPlatinum also combines system and appliance coverage and increases its appliance limit to $4,000; plus, it adds roof-leak coverage, up to $1,000 in code upgrades, an HVAC tune-up, and air filter discounts.

AHS allows you to pull a quote by calling a representative or using its online tool. When we used AHS’s quote tool, it allowed us to choose a service call fee of $100 or $125. AHS states that a higher service call fee will result in a lower monthly premium and vice versa. All AHS plans come with a 30-day workmanship guarantee.

While pulling our quote, we discovered that AHS only offers monthly premium options. It doesn’t include an annual premium like other providers on this list.

Here are details on each of American Home Shield’s plans:

  • ShieldSilver ($29.99–$39.99 per month): Covers home systems, such as heating, cooling, and electrical
  • ShieldGold ($49.99–$59.99 per month): Covers major systems and appliances, such as air conditioning, roof leaks, and plumbing
  • ShieldPlatinum ($79.99–$89.99 per month): Covers systems and appliances and adds additional benefits, such as $1,500 for roof-leak repairs
  • Optional add-ons: Electronics, pools/spas, guest units, septic pumps, and well pumps. Based on the quote we pulled, we found that AHS offers competitively priced add-ons. For example, septic pump coverage costs an extra $5 per month.

What To Expect

We found it easy to pull a quote from American Home Shield’s quote tool. You must enter your ZIP code, home address, and email. Then it generates your personalized quote. It allows you to choose your service call fee option, which adjusts your premium based on the higher or lower service call fee.

AHS stands out from other providers for its rust, corrosion, and sediment damage coverage. It also covers improperly installed or maintained items, plus items with preexisting conditions. Most providers exclude items with these conditions from coverage. American Home Shield makes sense if you own older appliances and systems that have these conditions. 

Like most providers in this article, AHS requires you to use an in-network service provider when requesting service. One of our team members owns an AHS plan and tested its claims process. When he filed a claim for a leaking bathroom pipe, AHS found a local plumbing technician within an hour. He scheduled an appointment for the next day, and the plumber fixed his issue on that visit. He only paid his service call fee for the repair.

AHS holds solid customer reviews, despite mixed feelings about its customer service. Based on the dozens of Better Business Bureau (BBB) customer reviews we read, some reviewers experienced lower-than-expected claims reimbursement. Others had their claims processed quickly and satisfactorily.

Liberty Home Guard

Best Customer Ratings

Liberty Home Guard (LHG) offers three coverage plans, a 60-day workmanship guarantee, and more than 30 add-ons. LHG also provides accessible customer service via its live-chat feature on its website.

Why We Chose Liberty Home Guard

Liberty Home Guard earned 4.5 out of 5 stars in our rating system. It has the best customer ratings of any home warranty provider on this list, holding an A rating* with the BBB and 4.7 out of 5 stars on Google Reviews. We recommend LHG for homeowners with specific coverage needs, as it offers an extensive list of add-ons ranging from pool coverage to water softeners.

Our team spoke with multiple customer representatives to learn how LHG handles customer inquiries. Based on our experiences, it holds up to its stellar ratings, with each representative picking up the phone in under one minute and answering all of our questions thoroughly.

Pros and Cons

Pros Extends a 60-day workmanship guarantee Offers 38 unique optional add-ons, including pest control and gutter cleaning Provides a live-chat customer service feature Cons Doesn't allow plan price or service call fee customization Covers high-end appliances only with add-on purchase Lacks transparency about service call fees during the quote process

Plans and Pricing

Liberty Home Guard offers three service plan options: Appliance Guard, Systems Guard, and Total Home Guard. Unlike providers with flexible service call fees, LHG assigns a service call fee to your account based on your plan, add-on selections, and location. According to the representative we spoke with, service fees range from $65 to $125. All LHG’s covered items are subject to a $2,000 coverage cap, except for electrical and plumbing systems. LHG provides a lower $500 coverage limit for these systems. All covered repairs are subject to a 60-day workmanship guarantee, which is double the industry standard of 30 days.

Below are the monthly prices for LHG plans. Expect to pay between $600 and $720 annually. Per our research, LHG offers two additional months of coverage if you sign up for an annual plan. LHG allows you to pull a quote over the phone or online.

Here are details on LHG’s plans and optional add-on coverage:

  • Appliance Guard ($49.99 per month): Covers appliances, such as dishwashers, clothes washers, and dryers
  • Systems Guard ($54.99 per month): Covers built-in systems, such as air conditioning, heating, ductwork, and water heater
  • Total Home Guard ($59.99 per month): Covers all the items in the Appliance Guard and Systems Guard plans
  • Optional add-ons: Up to 38 options, including pest control, re-key service, gutter cleaning, floor cleaning, and generator coverage. When we pulled our quote, a representative informed us that pest control coverage costs an extra $15 monthly.

Liberty Home Guard’s service contract provides additional coverage information for each plan.

What To Expect

Pulling a quote from Liberty Home Guard is straightforward. First, you fill out basic personal information such as your name, phone number, and email. Then, you input your home’s address, type, and whether it is larger or smaller than 5,000 square feet. LHG will then display your home’s customized monthly premium. 

Liberty Home Guard offers solid coverage for the price. Its $2,000 coverage cap applies to all covered items except electrical and plumbing systems. In addition, it offers the most add-on coverage options compared to other providers. This makes LHG a great choice if you have unique items that need coverage. 

Note that LHG doesn’t allow you to choose your service provider since it works with its network of technicians. However, if LHG can’t source a technician from its network near you, it allows you to source your own. 

In reading customer reviews, we found that consumers’ experiences aligned with ours when contacting LHG’s customer service. Many reviewers noted the helpfulness of representatives and how quickly they resolved issues. We experienced this responsiveness each time we called or used its live-chat feature.

Select Home Warranty

Best Value

Select Home Warranty provides affordable coverage plans for those who need basic coverage. It offers appliance-only, systems-only, and combination plans. In addition, Select offers a service call fee under $80 per claim.

Why We Chose Select Home Warranty

Select Home Warranty scored 4.3 out of 5 stars in our review standards. It’s an affordable home warranty with all plans costing less than $50 per month. Select stands out by offering roof-leak repair coverage in each protection plan. Home warranty companies don’t typically offer roof-leak coverage without an additional fee.

Pros and Cons

Pros Offers annual premium discounts on multiyear coverage plans Includes a generous $3,000 coverage limit for HVAC systems Covers additional refrigeration and stand-alone freezers Cons Excludes coverage for tankless water heaters Offers lower coverage caps than many competitors Charges multiple service fees if there are multiple claims at the same time

Plans and Pricing

Select Home Warranty offers three plan options: Bronze Care, Gold Care, and Platinum Care. Select charges a $60–$75 service call fee per claim. Our team discovered via secret-shopping that Select offers its lower service call fee as an over-the-phone deal only. 

After reviewing Select’s sample contract, we found it provides a $3,000 cap for HVAC systems. However, Select limits other covered systems, such as plumbing and electrical, plus appliances, to a $500 coverage cap. Select’s plans include a 30-day workmanship guarantee.

Select Home Warranty offers monthly and annual premium options. Expect to pay between $533 and $573 annually. According to the quote we pulled, Select offers up to $150 off and two additional months of coverage if you choose an annual premium. It lets you pull a quote by calling or using its online tool.

Here are more details about Select Home Warranty’s plans:

  • Bronze Care ($44.42 per month): Covers appliances, such as clothes washers and dryers, garbage disposals, refrigerators, and cooktops
  • Gold Care ($44.42 per month): Covers systems, such as air conditioning, heating, plumbing, electrical systems, water heaters, and ductwork
  • Platinum Care ($47.75 per month): Covers all the appliances and built-in systems in the Bronze and Gold Care plans, plus garage door openers and ceiling fans
  • Optional add-ons: Central vacuums, lawn sprinkler systems, pools, septic systems, spas, stand-alone freezers, sump pumps, and well pumps. Select Home Warranty also offers low prices for its add-ons. For example, it charges less than $4 monthly for central vacuum coverage.

What To Expect

Select’s quote tool works similarly to other providers in this article. It first asks for your ZIP code. Then, it asks for your name, phone number, and email. It doesn’t, however, ask for your property’s address. This helps streamline the quote process.

Select is worth considering for homeowners who need basic home protection. Its coverage caps for essential systems and appliances are much lower than other providers, making it difficult to recommend from a coverage standpoint. However, it offers some of the most affordable fees, and it lets you choose your service provider as long as you obtain Select’s approval first. 

We also discovered that Select prefers to communicate strictly over the phone for claims and plan issues. Several customers on third-party consumer review sites, such as the BBB and Trustpilot, note that Select’s customer service department is difficult to get ahold of. Therefore, we recommend carefully considering your needs and budget before signing up for Select Home Warranty.

First American Home Warranty

Best Appliance Coverage

*(excluding AlaskaConnecticutDelawareHawaiiIllinois, Louisiana, MaineMassachusettsMinnesotaNew HampshireNew YorkNorth DakotaRhode IslandVermont, and Wisconsin)

First American Home Warranty offers comprehensive coverage for both appliances and systems. The company also offers a suite of add-ons plus a plan upgrade that covers miscellaneous fees home warranties typically don’t cover.

Why We Chose First American Home Warranty

We rated First American Home Warranty 4.6 out of 5 stars in our review standards. If you own high-end appliances, First American is a solid choice due to its high appliance coverage caps. After reading its sample contract, we found First American pairs each appliance with a $3,500 limit in the Starter and Essential plans, which is higher than other providers. Its Essential and Premium plans offer the First American Advantage upgrade, which protects systems and improperly maintained, modified, or installed appliances—a rarity in the home warranty business.

Pros and Cons

Pros Provides unlimited coverage caps on heating, cooling, and ductwork Covers up to $1,000 in limited roof-leak repair Offers customers access to appliance discounts Cons Covers air conditioning only as an add-on in the Starter Plan Limits service to 33 states, which is considerably fewer than many other providers

Plans and Pricing

First American Home Warranty offers three plans: the Starter Plan, the Essential Plan, and the Premium Plan. It offers customers the choice of a $75, $100, or $125 service call fee. The provider sets the coverage limit for appliances at $3,500 per item in its Starter and Essential plans and increases coverage limits to $7,000 per covered appliance in its Premium Plan. Upon speaking with a representative, we discovered the company doesn’t outline hard limits for built-in systems coverage except for water heaters. First American covers all repairs for 30 days.

First American Home Warranty also offers an annual premium. Annual plan costs range from $540 to $1,040. Unlike other providers that offer annual premiums, First American doesn’t include extra months of coverage or a discount if you choose an annual premium. First American provides an online quote tool or a sales phone line to pull a free quote.

Here are more details about First American’s plan coverage:

  • Starter Plan ($47–$62 per month): Covers built-in microwaves, dishwashers, ductwork, electrical system, heating, plumbing systems, oven/cooktop, plumbing stoppages, refrigerators, and toilet tanks, bowls, and mechanisms
  • Essential Plan ($57–$72 per month): Includes everything in the Starter Plan plus air conditioning, ceiling/attic/exhaust fans, clothes washers, clothes dryers, First American Advantage upgrade, garage door openers, trash compactors, and water heaters
  • Premium Plan ($72–$87 per month): Covers all items in the Essential Plan plus full garage door systems, instant hot water dispensers, luxury appliances, shower heads and arms, and window air conditioning units
  • Optional add-ons: Additional refrigeration, air conditioning for Starter Plan, HVAC tune-up, limited roof-leak coverage, pool and spa equipment, septic tank systems and pumping, water softeners, and well pumps. First American offers limited roof-leak coverage for less than $9 per month.

What To Expect

First American’s online quote tool requires you to enter personal information, such as your name, phone number, email, and home address. You must also enter your home’s type and the estimated square footage. Once you do, it generates your monthly quote. Although there is extra information you must fill out, we found it simple to adjust our premium based on our chosen service call fee. It also conveniently displays each plan’s coverage options below the price figures.

First American’s sizable coverage limits make it a great choice for those who want total home protection. However, it excludes air conditioning coverage from its entry-level Starter plan. You must pay extra to obtain air conditioning coverage. Other providers include it within their basic plans. We would rank First American Home Warranty higher if it covered more states. The company covers the lowest number of states of all the companies in this article.

First American handles claims by sending in-network service contractors to fix your issues. It allows you to use your own if an in-network provider isn’t available near you. One of our team members purchased a plan to test the claims process. He filed a claim for his garage door opener on a Friday and reported First American sent a service technician the following Monday. The technician arrived at his home on Monday and fixed his issue in less than 30 minutes. All he paid was his service call fee.

Our team read dozens of customer reviews. Similar to other home warranty providers, First American holds mixed reviews. A positive theme was how simple it is to file claims. A negative theme involved delays in fulfilling service requests.

An Infographic describing why you should trust the This Old House Reviews team for the home warranty companies listed on the page based on their comprehensive research in Pennsylvania.

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.

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.