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Best 6 Home Warranty Companies in Bellevue, WA

  • Written by
    Jessica Hurtault
  • Fact Checked
  • Updated

Washington has a variety of climates, and with a range of weather conditions it's important that your home's heating and cooling systems are reliable.

However, repairing these systems can be expensive. This is where a home warranty can help. We've compiled a list of the top home warranty providers in Bellevue, Washington, to help you make an informed decision.

Best Customer Ratings
Liberty Home Guard logo
4.5/5

Ratings are based on our detailed proprietary methodology and review standards.

  • Holds high ratings among customer service reviews
  • Covers repairs with a 60-day workmanship guarantee
  • Offers an extensive list of 30+ add-on coverages
  • Provides an easy claims process
Best for Comprehensive Coverage
American Home Shield logo
4.4/5

Ratings are based on our detailed proprietary methodology and review standards.

  • Offers generous coverage caps
  • Allows customers to build their own plans
  • Provides the option to choose the service fee you want to pay
  • Features broad coverage on up to 33 appliances and systems
Best Value
Select Home Warranty logo
4.3/5

Ratings are based on our detailed proprietary methodology and review standards.

  • Provides low service fees compared to other home warranty providers
  • Includes two extra months of coverage in annual signup
  • Has an appliance-only, systems-only, and combo plan option

6 Best Home Warranty Companies in Bellevue

Brands are algorithmically curated from a database of local service providers near you. We require a minimum number of Google reviews and average ratings for provider inclusion.

Featured Partner
American Home Shield Logo
Best for Comprehensive Coverage

American Home Shield

4.4/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Offers generous coverage caps
  • Allows customers to build their own plans
  • Provides the option to choose the service fee you want to pay
  • Features broad coverage on up to 33 appliances and systems

Cons

  • Doesn’t let customers choose their own technician
  • Offers limited add-on options

52 Years in Business

BBB Rating:B

Featured Partner
Liberty Home Guard Logo
Best Customer Ratings

Liberty Home Guard

4.5/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Holds high ratings among customer service reviews
  • Covers repairs with a 60-day workmanship guarantee
  • Offers an extensive list of 30+ add-on coverages
  • Provides an easy claims process

Cons

  • Lacks transparency on service call fee pricing
  • Excludes coverage for known or unknown pre-existing conditions

6 Years in Business

BBB Rating:A+

Featured Partner
AFC Home Warranty Logo
Best for Customization

AFC Home Warranty

4.6/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Provides an unlimited workmanship guarantee
  • Offers generous appliance coverage limits
  • Allows you to choose your own contractor

Cons

  • Limits coverage limits for older items based on depreciated value
  • Requires you to file a claim immediately after discovering an issue

14 Years in Business

BBB Rating:B

Featured Partner
First American Home Warranty Logo
Best Appliance Coverage

First American Home Warranty

4.6/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Allows you to choose your service call fee
  • Doesn’t have a coverage cap on heating, cooling, or ductwork
  • Accepts 24/7 service calls
  • Offers replacement of some covered items that are too damaged to repair

Cons

  • Doesn’t let customers choose their own contractor
  • Charges higher for coverage compared to other providers

39 Years in Business

BBB Rating:B

Featured Partner
Cinch Home Services Logo
Best Additional Perks

Cinch Home Services

4.6/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Offers home insurance deductible of $500
  • Extends a long 180-day workmanship guarantee
  • Provides generous $10,000 aggregate coverage limit

Cons

  • Charges high service fees of $75-$150
  • Doesn’t allow customers to choose their own technician
  • Isn’t available in Hawaii or Alaska

45 Years in Business

BBB Rating:B

Featured Partner
2-10 Home Buyers Warranty Logo
Cheapest Appliances Plan

2-10 Home Buyers Warranty

4.6/5

Ratings are based on our detailed proprietary methodology and review standards.


Pros

  • Offers a $25,000 annual coverage cap
  • Pairs plans with a plan-length workmanship guarantee
  • Offers unique perks such as color matching appliance replacements

Cons

  • Charges a monthly processing fee if you choose monthly premiums
  • Excludes washer and dryer coverage from most plans

39 Years in Business

BBB Rating:A-

BBB ratings are accurate as of August 2023. Cost figures are based on information available on provider websites and are accurate as of August 2023. Request a quote from each company to see prices in your area.

Facts about Bellevue

  • Average Max Temperature:
    54°F
  • Average Min Temperature:
    41°F
  • Average Annual Snowfall:
    4.2”
  • Homeownership Rate:
    57%
  • Median Home Size:
    2,040 sqft
  • Median Home Price:
    $1,312,832

Are Home Warranties Worth It for Bellevue Residents?

Yes, home warranties are worth it for Bellevue residents. Bellevue generally has mild temperatures, but you may still use your air conditioner frequently during the warmer months. Your air conditioning system can malfunction over time due to breakdowns from regular wear and tear.

Winters in Bellevue are very cold, meaning you rely on your heating system often. HVAC system replacement can cost anywhere from $2,500–$8,000, compared to a home warranty costing roughly $644–$737 annually based on 120 quotes we requested from home warranty companies nationwide.

The frequent rain in Bellevue can damage your home's roof. The cost of repairs will be lower if you have a home warranty with roof-leak coverage.

Finally, your home warranty will connect you with service providers you can trust. A reputable home warranty is a good investment because companies vet their technicians. If you're focused on work or other priorities, your home warranty provider can give you peace of mind that someone reliable will handle your problem.

What To Consider Before Choosing a Home Warranty Company

Think about these important factors when choosing the right home warranty plan for you.

Cost

We pulled 120 quotes for a 2,000-square-foot, single-family home and determined that home warranties cost an average of $53–$62 per month. There are also service call fees that apply each time you file a claim. These fees range from $65–$125 per claim. Comprehensive home warranty plans generally cost more than basic ones. Appliance plans usually cost less than home systems coverage plans. Consider your specific needs before choosing a plan, as add-on coverage options will increase your monthly price.

Coverage

You can look for a home warranty plan that covers specific appliances and systems. Decide whether you need coverage for major systems (like heating), specific appliances, or both. Then ask your provider what its options are for customized coverage. The following is a list of common systems coverage:

  • Air conditioner
  • Central vacuum
  • Ductwork
  • Electrical
  • Heating
  • Plumbing
  • Water heater
Commonly covered appliances include the following:
  • Built-in microwaves
  • Clothes washers and dryers
  • Dishwashers
  • Garbage disposals
  • Ovens
  • Refrigerators
  • Stovetops
Providers' coverage limits are also important. Our research shows that providers with higher coverage limits usually charge higher premiums. These providers may still be the best choice for homes with older appliances or systems.

Exclusions

Home warranties typically only cover damage from normal wear and tear. This doesn't include preexisting conditions or improper installation. Most policies also won't cover appliance components or cosmetic issues, routine maintenance, defects, or theft. Your provider will outline its exclusions and limitations in its service contract. Thoroughly read your contract to fully understand the terms and conditions of your plan.

Provider Reputation

You should also consider a provider's reputation. You can also read customer reviews on sites like Google Reviews, Best Company, and Trustpilot. Reviews and ratings can show you how providers handle customer service and claims. Check with the Washington Consumer Protection Division to verify the status of a provider's state license.

Contractor Network

Take into account a home warranty company's network of service providers. Make sure you ask your company how and where it sources technicians. All reputable companies should use licensed and registered contractors to fulfill service requests. Choose a provider that mentions service contractors you're familiar with. Residents of rural areas might consider choosing a home warranty that lets them pick their technicians. You'll want the option to source your own providers if no in-network ones are available in your area.

Frequently Asked Questions about Home Warranty in Bellevue

More Home Warranty Resources

Sources

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

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