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Best Home Warranty Companies in Washington (2024)

Author Image Written by Dana Getz + 1 other Reviewer Icon Reviewed by Jacquelyn Kfoury Updated 05/29/2024

A home warranty can help ease the anxiety of scheduling and paying for unexpected home repairs. These protection plans cover repair and replacement costs for home systems and appliances in your contract when they break down, as well as connect you with trusted technicians to resolve the problem quickly.

We want to make searching for a home protection plan in Washington simple, so we’ve reviewed the top providers in the Evergreen State and provided our recommendations. Our top recommendation is Liberty Home Guard, due to its excellent customer support service plan options. In this review, we’ll discuss the best home warranty companies in Washington and help you find the right protection plan for you and your home.

Key Takeaways

The best home warranty companies in Washington are American Home Shield and Liberty Home Guard, based on our extensive research of 57 home warranty providers.
A home warranty costs $44–$109 per month in Washington, depending on your provider and coverage.
Our survey revealed 92.7% of policyholders were satisfied with their current home warranty plan.
Did You Know?

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

Comparing the Best Home Warranty Companies in Washington

We considered coverage options, pricing, customer reviews, and other factors when selecting the best home warranty providers in Washington.

Company BBB Rating Monthly Cost in WA Service Fee Visit Site
NR $49–$59 $65–$125 VISIT SITE
B $49–$109 $100–$125 VISIT SITE
B $57–$97 $75–$125 VISIT SITE
B+ $44–$72 $100–$150 VISIT SITE
No results were found.
Best For Monthly Cost in WA Service Fee Response Time BBB Rating Link
Liberty Home Guard Liberty Home Guard Best Customer Ratings $49–$59 $65–$125 Up to 48 hours NR VISIT SITE
American Home Shield American Home Shield Best for Comprehensive Coverage $49–$109 $100–$125 Up to 48 hours B VISIT SITE
First American Home Warranty First American Home Warranty Best Appliance Coverage $57–$97 $75–$125 4-48 hours B VISIT SITE
Cinch Home Services Cinch Home Services Best Additional Perks $44–$72 $100–$150 2-24 hours B+ VISIT SITE
Liberty Home Guard
Logo Liberty Home Guard
Best For Best Customer Ratings
Monthly Cost in WA $49–$59
Service Fee $65–$125
Response Time Up to 48 hours
BBB Rating NR
American Home Shield
Logo American Home Shield
Best For Best for Comprehensive Coverage
Monthly Cost in WA $49–$109
Service Fee $100–$125
Response Time Up to 48 hours
BBB Rating B
First American Home Warranty
Logo First American Home Warranty
Best For Best Appliance Coverage
Monthly Cost in WA $57–$97
Service Fee $75–$125
Response Time 4-48 hours
BBB Rating B
Cinch Home Services
Logo Cinch Home Services
Best For Best Additional Perks
Monthly Cost in WA $44–$72
Service Fee $100–$150
Response Time 2-24 hours
BBB Rating B+

BBB ratings are accurate as of April 2024.

Note: We based the pricing information in this table and throughout the article on sample quotes we obtained for a 2,670-square-foot, single-family home in Seattle, Washington. Your pricing may vary depending on your home’s location, size, type, and plan selections.

Washington’s Top 4 Home Warranty Companies

The highest-rated home warranty companies in Washington include the following:

Liberty Home Guard: Best Customer Ratings
American Home Shield: Best for Comprehensive Coverage
First American Home Warranty: Best Appliance Coverage
Cinch Home Services: Best Additional Perks

Reviews of the Best Home Warranty Companies in Washington

Liberty Home Guard

Best Customer Ratings
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.

Liberty Home Guard (LHG) stands out for its excellent customer ratings across several third-party review sites including the BBB. Additional highlights include a live chat feature on its website and almost 40 add-on coverage options. 

Why We Chose Liberty Home Guard

Liberty Home Guard received a 4.5 out of 5 stars in our rating system. The company offers quick response times and excellent customer support. It also has three service plans and 38 add-on options, the most add-on coverage options in our review. LHG makes a great choice for homeowners seeking unique coverage options. 

Pros and Cons

Pros Includes discounts on appliances and second property policies Offers a 60-day workmanship guarantee Provides 38 add-on coverage options Cons Covers high-end appliances only with add-on purchase Doesn’t let you choose your own service provider Lacks transparency with service call fee pricing options

Plans and Pricing

Liberty Home Guard provides three plans, including systems-exclusive, appliance-exclusive, and comprehensive. Our sample quotes included a service call fee between $65 and $125.  When we spoke to an LHG representative about the fees, she said they’re based on your plan, add-ons, and location. The company includes a 60-day workmanship guarantee, which is double the industry standard. 

The company offers monthly and annual premium options. Expect to pay between $499 and $599 per year. LHG offers two additional coverage months if you choose an annual plan. 

Here’s an overview of LHG plans:

  • Appliance Guard ($49.99 per month): This plan offers appliance-only coverage and includes items such as built-in microwaves, garbage disposals, and refrigerators. 
  • Systems Guard ($54.99 per month): This plan includes built-in systems, such as electrical, ductwork, and heating.
  • Total Home Guard ($59.99 per month): The highest plan combines the Appliance Guard and Systems Guard coverage.
  • Optional add-ons: Choose from 38 add-on options, such as carpet cleaning, gutter cleaning, and rekeying services.


Monthly Cost

Service Fee

Coverage Cap

Appliance Guard




Systems Guard



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

Total Home Guard



Coverage caps remain the same

What To Expect

LHG provides sample quotes over the phone or on its website. During secret shopping, we contacted LHG customer support for a quote and reached a representative in under one minute. We entered our name, phone number, address, home type and size when testing the online tool. The online quote tool lets you switch between annual and monthly premiums and plan types. 

Although LHG uses its own service technicians, you can choose your own if there are no local technicians available. 

Based on online homeowner reviews, many customers appreciated the efficient and helpful customer support team and easy claims process. Negative reviews called attention to the low claims reimbursements.

American Home Shield

Best for Comprehensive Coverage
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.

American Home Shield (AHS) offers customers three comprehensive and affordable plan options. AHS has paid out $2 billion in home warranty claims in the last five years and has a network of 17,000 vetted local contractors.

Why We Chose American Home Shield

AHS earned a 4.4 out of 5 stars in our review standards. Homeowners can choose from  three comprehensive plans and two service fees to customize prices better. AHS is one of the few companies that protects appliances with unique conditions. Its plans cover rust, corrosion, and sediment damage. We recommend AHS for homeowners with older appliances and systems.

Pros and Cons

Pros Has over 45 years of home warranty experience Includes generous coverage caps on home systems and appliances Provides coverage for older items, no matter their age Cons Charges higher monthly premiums than other providers Offers just five add-on options Provides only monthly premium options

Plans and Pricing

American Home Shield’s ShieldSilver plan covers home systems. The ShieldGold adds appliance coverage to the ShieldSilver’s coverage, and the ShieldPlatinum increases coverage caps across all items. The ShieldPlatinum plan also provides roof leak coverage and a free HVAC tune-up during the warranty period. AHS offers options for either a $100 or $125 service fee. All plans include a 30-day workmanship guarantee. 

AHS only offers monthly options, unlike other companies with annual choices. 

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

  • ShieldSilver ($49.99–$59.99 per month): The lowest plan offers home system coverage, such as heating, cooling, and interior plumbing.
  • ShieldGold ($69.99–$79.99 per month): This plan adds appliance coverage and includes garbage disposals, clothes washers and dryers, and more. 
  • ShieldPlatinum ($99.99–$109.99 per month): The highest plan offers combined system and appliance coverage and includes more benefits, such as roof-leak coverage. 
  • Optional add-ons: Add-on options include electronics, pools/spas, guest units, septic pumps, and well pumps.


Monthly Cost

Service Fee

Coverage Cap








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




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

What To Expect

Our team got sample quotes through an AHS representative and using the online tool. We found the online tool simple to use and only required basic information, such as your home and email address. We easily toggled between service fees and plan options when receiving our customized quote. 

Similar to other home warranty companies, AHS uses its own repair technicians. Our team member has AHS for their home warranty provider and filed a claim for a leaky bathroom pipe. A technician arrived the next day to complete the work. He only paid a service call fee for the visit. 

While reading online customer reviews, we learned that homeowners liked the efficient claims process but were disappointed with their final reimbursement amount. This is a common complaint because when an older appliance is replaced, its value typically isn’t equal to the replacement value.

First American Home Warranty

Best Appliance Coverage
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.

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

First American Home Warranty (FAHW) has protected customers’ appliances and systems since 1984. The company offers extensive coverage with three plan options and generous appliance coverage. 

Why We Chose First American Home Warranty

First American Home Warranty earned a 4.6 out of 5 stars in our review standards. First American offers some of the best appliance coverage with high coverage caps. The company includes a $3,500 limit for its lowest plans and $7,000 for its highest option. You can also add the First American Advantage to extend coverage to appliances that have been improperly maintained, modified, or installed. Homeowners with high-end appliances should consider First American for their home warranty provider.

Pros and Cons

Pros Covers up to $3,500 per kitchen appliance Includes working home systems and appliances regardless of age Provides coverage for improperly installed or maintained appliances and systems Cons Covers air conditioning only as an add-on in the Starter Plan Excludes roof-leak coverage Omits home system coverage from its basic plan

Plans and Pricing

First American Home Warranty provides three plan options: the Starter Plan, the Essential Plan, and the Premium Plan. You can choose a $75, $100, or $125 service call fee. The company offers a $3,500 appliance limit with the Starter and Essential plans, which is higher than other providers for low-tier plans. The Premiere Plan doubles the coverage limit to $7,000. Customers receive a 30-day workmanship guarantee with all repairs. 

First American Home Warranty includes annual and monthly premiums. You’ll pay between $660 and $1,140 for an annual plan. Most providers offer discounts or added months of service for choosing an annual plan. However, First American excludes those perks from its annual coverage options. 

We’ve outlined First American’s plan coverage below:

  • Starter Plan ($57–$72 per month): This plan includes built-in microwaves, dishwashers, ductwork, electrical systems, heating, plumbing systems, oven/cooktop, plumbing stoppages, refrigerators, and toilet tanks, bowls, and mechanisms. 
  • Essential Plan ($67–$82 per month): The next plan tier includes Starter Plan coverage and adds air conditioning, ceiling/attic/exhaust fans, clothes washers and dryers, garage door openers, trash compactors, and water heaters.
  • Premium Plan ($82–$97 per month): The most comprehensive plan includes Essential Plan coverage and adds full garage door systems, instant hot water dispensers, luxury appliances, shower heads and arms, and window air conditioning units.
  • Optional add-ons: You can add extra coverage for additional refrigeration, air conditioning, HVAC tune-up, limited roof-leak coverage, pool and spa equipment, septic tank systems and pumping, water softeners, and well pumps.


Monthly Cost

Service Fee

Coverage Cap

Starter Plan



Systems: Unlimited

Appliances: $3,500

Essential Plan



Systems: Unlimited (Water heaters: $1,000)

Appliances: $3,500

Premium Plan



Systems: Remain the same Appliances: $7,000

What To Expect

First American offers quotes through its representatives and website. The online tool requires basic information, including name, phone number, and home address. You must also include your home type and size. Once completed, the custom quote will refresh anytime you update the service call fees and premium options. 

First American uses in-network technicians for its servicing. The company lets you choose a technician if it has no options from its network. Our team member used First American and tested the claims process to repair his garage door opener. He filed a claim on a Friday and received a service appointment for the following Monday. Repairs took less than 30 minutes, and he was only billed for the service call fee. 

After analyzing customer reviews, we learned that homeowners appreciated the simple claims process but experienced repair appointment scheduling delays.

Cinch Home Services

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.

Cinch Home Services offers protection for nearly 30 home systems and appliances. All plans include a 180-day workmanship guarantee, six times longer than the industry standard. Homeowners also receive special added perks not offered by other companies, such as credit for air conditioning filters. 

Why We Chose Cinch Home Services

We awarded Cinch Home Services a 4.6 out of 5 stars in our review standards. Homeowners can choose from three comprehensive plans and several service fees to create their ideal coverage. Added perks included a $500 home insurance deductible reimbursement with its highest plan and air conditioning filter credits. Cinch makes a great choice for homeowners looking for free perks with their home warranty. 

Pros and Cons

Pros Covers up to $500 for home insurance deductible Offers unique add-ons such as outside gas/sewer line coverage Provides access to appliance discounts Cons Does not offer an annual premium option Does not offer roof-leak protection Excludes mobile home coverage

Plans and Pricing

Cinch Home Services offers three plan options: the Appliances Plan, Built-In Systems Plan, and Complete Home Plan. When we pulled a sample quote, we received service fees of $100, $125, and $150. Cinch also includes a $10,000 annual coverage limit. When you file a claim, item limits get subtracted from that annual total. Each plan includes a 180-day workmanship guarantee. 

Cinch Home Services only offers monthly premium options.  

Below are the Cinch Home Services plans:

  • Appliances Plan ($44.99–$54.99 per month): This plan includes appliances, such as built-in microwaves, freestanding ice makers, and refrigerators. 
  • Built-In Systems ($49.99–$61.99 per month): The system-only coverage includes built-in trash compactors, smoke detectors, and sump pumps. 
  • Complete Home ($60.99–$72.99 per month): The highest plan includes system and appliance coverage, plus up to $500 per term for a homeowners insurance deductible reimbursement. 
  • Optional Add-ons: Add-on coverage includes pools, pools with spas (heater included), septic tanks, spas, and well pumps.


Monthly Cost

Service Fee

Coverage Cap

Appliances Plan




Built-In Systems



Varies from $500–$3,000

Complete Home



Same coverage caps apply

What To Expect

Homeowners can get quotes by speaking with a Cinch representative or using the online tool. To use the online tool, visit the Cinch website and enter your ZIP code and email to begin. Your custom quote includes simple options to switch between service fees and monthly premiums. 

Cinch maintains its own service technician network. However, you can use your own technician when the company doesn’t have options in your area. Cinch must approve the technician first. 

Customers appreciate Cinch’s knowledgeable staff and fast service times. However, some customers expressed frustration over the service technician quality and slow claims response times. 

How Are Home Warranties Regulated in Washington?

Washington’s Department of Revenue (DOR) oversees service contracts and home warranty regulation. Service contract companies must obtain a license from the state’s insurance commissioner. Washington statute §§ 48.110.010 to 48.110.901 highlights the jurisdiction the DOR and insurance commissioner have over service contract providers. Additionally, providers must follow the requirements included in the statute or risk losing their license.

The Office of the Insurance Commissioner provides an online complaint form that home warranty owners can submit if their provider ignores its contractual obligations.

In addition to government oversight, industry associations regulate home warranty companies. The Service Contract Industry Council (SCIC) is an industry-related organization that helps state legislators develop laws and regulations related to service contracts. According to Timothy Meenan, the managing shareholder at Meenan Regulatory and Legislative Attorneys Law Firm, the SCIC passes legislation that increases consumer protection.

How Much Does a Home Warranty Cost in Washington?

Based on the pricing data we pulled for this article, the average monthly premium for a Washington home warranty is $53. If you choose an annual premium, expect to pay an average of $636. Home warranty costs vary significantly from company to company due to the coverage plans they offer, the cost of local service technicians, and the square footage of your home. For example, if you own a home with numerous high-end appliances, you will typically pay more for a home warranty than someone who only needs standard appliance coverage. 

There are ways you can save on a home warranty. One way is to pay an annual rather than a monthly premium, as many home warranty companies offer discounted annual rates. Another method involves choosing a company that offers flexible service call fees. Those providers offer a lower monthly premium when you choose a higher service call fee.

Factors To Consider Before Buying a Washington Home Warranty

Purchasing a home warranty shouldn’t be taken lightly. Due to the complexity of home warranties, it can be challenging to choose the right company. Here are several factors to consider:

  • Additional benefits: Some companies offer membership benefits or unique coverage, such as rust damage coverage. Usually, these providers charge more for their coverage plans, so consider how much value you’ll get by purchasing from them.
  • Company reputation: Do your due diligence and verify the company from which you wish to purchase a home warranty. A great place to check a company’s trustworthiness is its Better Business Bureau (BBB) page. Avoid companies that hold a C- rating or lower on the BBB and companies involved in class action lawsuits or other litigation due to breach of contract terms and conditions.
  • Coverage needs: Companies design home warranties to minimize the financial burden of appliance and system repair costs. However, a home warranty may not help if you own appliances with extended warranties.

Annual Home Warranty Cost Calculator

We 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, as annual costs and service fees vary between them.

ApplianceAverage Repair CostAverage Replacement Cost










Exhaust Fans



Electric Range



Gas Range


















Note: The annual cost figure generated by our home warranty calculator is not 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.

Expert Takes on Home Warranties

We sourced experts across several industries associated with home warranties to answer homeowners’ common questions. Here is what they had to say:

  • Do home warranties provide cash payouts to fix my issue? According to Kurt Walker, who is associated with Mill City Home Buyers, many home warranty companies offer a cash payout if you request it. “However, you must be aware that the cash payout might not cover the cost of replacement.”
  • Should I buy a home warranty if I own home insurance? Marcus Fernandez, attorney and co-owner of Kinney, Fernandez, and Boire Law, recommends owning a home warranty and a homeowners insurance plan for full home protection. “[Home warranties] go beyond what your homeowners insurance covers by catering to the inevitable wear and tear of home systems and appliances, which typically isn’t covered by insurance,” he says.
  • What should I ask before buying a home warranty? Daniel Cabrera, founder of Sell Your House Fast, says you should ask the following: “ What are the limits and exclusions when buying a home warranty?” He adds, “Homeowners should understand what specific items, parts, or situations the company excludes from the warranty.”

Do I Need a Home Warranty in Washington?

Technically, you don’t need a home warranty; unlike home insurance, it is not a requirement for mortgage lenders.

Washington’s wet and rainy climate can cause water-related issues like pipe leaks and water damage. Most home warranties cover plumbing repairs, offering peace of mind and financial protection against Washington’s damp climate.

However, home warranties can be worthwhile for Washington homeowners, real estate agents, home sellers, and home buyers who want to protect major systems and appliances in their homes and avoid paying unexpected repair or replacement costs.

Our Conclusion

We recommend Liberty Home Guard as the top choice for Washington. The company has the best customer reputation and offers excellent add-on coverage variety. American Home Shield offers comprehensive coverage and unique system and appliance coverage. With First American Home Warranty, you’ll receive generous coverage for your high-end appliances.

Before selecting a provider and buying a home warranty, we suggest getting quotes from at least three companies to help determine which home warranty company fits your budget and home protection needs.

Other Resources for Residents in Washington

FAQ About Home Warranties in Washington

What is the best home warranty in Washington?

We believe Liberty Home Guard is the best overall home warranty in Washington. The company offers the best add-on coverage catalog, providing more options to customize your plan. Its specialized plans let you choose the best fit for your home without overspending for unneeded coverage. The company also backs its repairs with a 60-day workmanship guarantee, double the industry standard of 30 days. 

How much does a home warranty cost in Washington?

A home warranty in Washington depends on the provider and plan you select. On average, a home warranty costs between $300 and $600 a year, with an additional $75 to $125 for each service call. All companies recommended in this article offer plans within this price range.

How long does a home warranty last?

A home warranty typically lasts for a year. However, some companies offer multi year options for two or three years. 

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 US city below.

Our Rating Methodology

We back up our home warranty ratings and recommendations with a detailed rating methodology to score each provider objectively. We conduct research by speaking with company representatives, requesting quotes, analyzing sample contracts, and conducting focus groups and consumer surveys. 

We score each provider against our review standards, which include four comparison categories: coverage, value, trust and transparency, and availability and service. We rate each provider across 31 factors within these categories. Each factor is assigned a point value based on its importance to a homeowner, totaling 100 points. We then convert the final scores to a 5-star rating. 

Here’s a breakdown of our weighted factors:

  • Coverage (40%): We scored coverage based on included home systems and appliances, add-on options, and unique benefits. We also compared coverage caps and policy exclusions.
    • Additional coverage items
    • Annual coverage cap
    • Home systems coverage
    • Major appliances coverage
    • Obstructed wall coverage cap
  • Value (30%): We compared the coverage level received to monthly pricing to determine plan value. We considered premium pricing, service fees, and flexibility in customizing plan costs. 
    • Average monthly cost
    • Cost flexibility
    • Lowest service fee
  • Trust and Transparency (16%): We evaluated each company’s reputation using the Better Business Bureau ratings and customer reviews on third-party review sites. We read through plan change policies, workmanship protections, and sample contract availability. 
    • Brand reputation
    • Policy change flexibility
    • Sample contract availability
    • Workmanship guarantee length
  • Availability and Service (14%): We award higher scores for faster claim processing and response times. We also considered service technician policies, including options to choose your technician. 
    • Claims process
    • Guaranteed response time
    • Service flexibility

To share feedback or ask a question about this article, send a note to our Reviews Team at reviews@thisoldhousereviews.com.